The Base Rate Tool helps you choose your listing's base rate by showing you what similar nearby listings charge. You can see where your rate sits compared to them, change your price tier if Adapt placed you in the wrong one, and update your rates, all in one place.
Nothing changes until you click Update rates. Even then, your new rates only reach your channel once price sync is on. See How Rate Syncing Works.
What a base rate is
Your base rate is your listing's typical nightly rate. Adapt prices every night up or down from it based on lead time, demand, seasonality, events, and your pricing rules.
If you've used Airbnb's base price, note that this works differently. Airbnb treats base price as a floor. In Adapt, your floor is your minimum rate, which you set separately.
Every rate in Adapt is the nightly rate on its own. Cleaning fees, extra guest fees, taxes, and channel commissions are not included, and they're removed from the comp rates you see in the tool too, so you're comparing like with like.
Opening the tool
Click Help me choose a base rate in either of these places:
The Base Rate step when you set up a listing.
A listing's Settings tab, under Base Rate.
The tool opens full screen for that listing. Your settings are on the left, and the nearby listings you're being compared against are on the right.
What you'll see
Your base rate and price tier
Set base rate: the field where you enter your rate. Next to it you'll see Adapt's Recommended rate. If your rate is different, this becomes a Reset recommended link that puts the recommendation back.
Apply dynamic base rate: a switch that lets Adapt keep setting your base rate from your market, listing attributes, and competitive context, updating it regularly as your market shifts. Turn it off and your base rate stays where you set it until you change it.
Price tier: the tier your listing is in, with an Edit Price Tier button. See Choosing your price tier below.
Nearby listings
Rate chart: each bar counts the listings charging a given nightly rate. A marker shows your base rate. You can drag the marker to change your rate, or click a bar to filter the list to the listings at that rate.
Range message: a note above the chart tells you whether your base rate sits in line with what your comps typically charge, or outside it.
Map: the nearby listings plotted around yours. Use the radius control to narrow how far out the tool looks. The chart counts, the range message, and the list below all follow it.
Listings table: the listings behind the chart, with their base rate, revenue, occupancy, bedrooms, bathrooms, guests, days available, revenue potential, and reviews. Click a listing to open its details without leaving the tool.
The tool shows nearby listings in your price tier with the same number of bedrooms as yours.
Some columns are locked at first. Revenue, occupancy, and the other performance columns unlock once you start a trial or sync a listing. The chart and the rate ranges are always available.
Choosing your price tier
Your price tier decides which listings Adapt treats as your competition, and your recommended base rate follows from them. Adapt places each listing in a tier, from Budget to Luxury (Budget, Economy, Midscale, Upscale, Luxury), based on your listing's own price history. A listing without much history can land in the wrong tier.
To change it:
Click Edit Price Tier.
Review each tier. Every row shows what listings in that tier typically charge, or the base rate Adapt would recommend for you in that tier.
Select a tier and click Use this tier.
The chart, map, listings, and your recommended base rate all update to the tier you picked. Change your tier only if your listing is clearly a different class of property, because it has a high impact on your pricing recommendations.
If a tier says Training model, Adapt is still building the pricing model for it. This takes a few minutes. Once it's ready, the tier can be selected. If you see Training failed, click Try again.
Want to know more about how tiers work? See Average Daily Rate by Price Tier.
Setting your base rate
You can set your base rate three ways:
Type a rate into the Set base rate field, or use the arrows to step it up and down.
Drag the marker on the rate chart.
Turn on Apply dynamic base rate and let Adapt set it for you.
Changing the rate by hand turns off dynamic base rate. Turn it back on any time to return to Adapt's recommendation.
Saving your changes
Click Update rates to save your base rate and, if you changed it, your price tier. Adapt then recalculates the rates you see on your calendar. Click Back to leave without saving, and browsing the tier options on their own never changes anything.
Updating your rates doesn't send anything to your channel on its own. Rates are pushed when price sync is on. See How Rate Syncing Works.
Explain with AI
If Ask AI is available on your account, click Explain with AI at the bottom of the tool and Adapt will walk you through your price tier and base rate, including why the recommendation looks the way it does.
Common questions
Where does the recommended rate come from?
Adapt builds a group of similar listings near you, based on bedrooms, bathrooms, amenities, guest rating, and price tier, then looks at what they charge and what they earn.
What if the recommended rate looks wrong?
There are two usual causes. Your price tier may be off, so check it first. Or the listings in your tier may include some that aren't really like yours. In either case you can set your own base rate, and Adapt will calculate your nightly rates from there.
What if my base rate is outside the typical range?
That's fine if it's on purpose. The range message is a guide, not a limit. You can still save it.
How does this relate to my minimum and maximum rates?
Your base rate is where pricing starts. Your minimum and maximum rates are hard limits that no night is priced outside of. If your base rate sits outside them, many nights will bunch against the limit. See Set Up Your Pricing.