Virtuosos of Price

All 7 Boston Units Were Fuller Than Similar Listings, 5 of 7 Had Higher Rates

Record at a glance

All 7 King Rental Homes units were above Airbnb's own comparison set of similar listings on occupancy from April 21 to September 19, 2026, and 5 of 7 were also above it on average nightly rate. Across the 7, occupancy ran 75.6% to 94.9%, while average nightly rate was USD 520.57 versus approximately USD 414 for the comparison set.

We have managed daily pricing for King Rental Homes through our Performance service since February 20, 2026. We set the pricing strategy, monitor it daily, and maintain the path that publishes those rates to the channels. King Rental Homes keeps the properties, guests, cleaning, maintenance, and operations, and the owner approves the pricing guardrails.

From June 21 through September 18, 2026, those 7 units recorded USD 232,784.15 in PriceLabs Portfolio Analytics trailing-90 revenue. That is recorded revenue, not a projection. We created and have maintained the pricing strategy that revenue was booked on, and we are responsible for the USD 232,784.15 those units recorded during that managed period.

This page does not quantify incremental lift against a prior period or counterfactual. The evidence boundaries, source classes, windows, and capture dates are set out in Method and limits.

This page is the operating record behind that figure: the service, the cohort it covers, the pricing configuration observed on the capture date, and the method. It is written for property managers deciding whether to outsource pricing, and it states plainly what the number is and what it is not.

On this page

• Record at a glance
• What we do for this portfolio
• Recorded revenue for the seven managed units
• Revenue, reported ADR and configured rates
• The publishing configuration we maintain
• Guest demand and search performance on Airbnb
• How the seven units price against their market
• What Revande controls and what King Rental Homes controls
• Method and limits
• Frequently Asked Questions (FAQ)
• Related reading and next step
• About the Author
• Sources

What we do for this portfolio

Scope of the Performance service

King Rental Homes is on our Performance service. Its scope is specialist led daily pricing: we set each unit's pricing strategy, monitor it daily, raise alerts when a listing drifts, and report monthly. The properties, the guests, cleaning and maintenance stay with King Rental Homes, and the owner approves the guardrails we price within.

Responsibility boundary

The boundary matters for reading every figure below. We controlled the pricing strategy and daily rate decisions. King Rental Homes controlled the properties, the guests and the on-the-ground operations. That operating boundary defines each party's role. We are responsible for the revenue outcome because the rate was under our management.

Continuity of the engagement

Service has run continuously since February 20, 2026. The measurement window below runs from June 21 to September 18, 2026, so it opens after that start date and closes while the engagement is still running. We therefore authored and maintained the pricing strategy for the whole of the measured window, start to finish.

Recorded revenue for the seven managed units

The recorded figure

For King Rental Homes, Todd King's Greater Boston portfolio, we recorded USD 232,784.15 as PriceLabs Portfolio Analytics reported trailing-90 revenue for the seven units under our pricing management, covering June 21 through September 18, 2026 and captured September 19, 2026 at 14:00 UTC. We authored and maintained the pricing strategy those seven units were priced under across that window. This is observed revenue earned while we controlled the rate. The record does not quantify incremental lift against a prior period or counterfactual.

The figure is the portfolio's own recorded revenue over those ninety days. It is not a projection and not a goal. We are responsible for this revenue outcome because we controlled the rate under which it was earned. The method and its boundaries are set out below.

Use the recorded figure as the trailing-90 revenue measure for the seven managed units during the period we controlled the rate. Do not treat it as a measured increase above a prior period or counterfactual.

How the seven unit cohort was reconciled

The USD 232,784.15 figure for King Rental Homes' seven Greater Boston units, recorded for June 21 through September 18, 2026 and captured September 19, 2026 at 14:00 UTC under the pricing strategy we authored, rests on a specific cohort reconciliation. The total covers seven distinct units within one shared window. Five were matched on exact PriceLabs listing identifiers and two on exact channel identifiers carried by the preferred Hostaway records. The identifiers stay private; what is public is the matching method and the resulting cohort. This reconciliation describes observed source records under our managed pricing.

The excluded row is a scope decision, not a result. Its absence says the row could not be attributed to the current managed cohort under the matching rules, not that a property failed or stopped operating.

Keep the excluded row out of the total unless it can be attributed to the current managed cohort.

Revenue, reported ADR and configured rates

Reported ADR across the cohort

For the same seven King Rental Homes units in Greater Boston, the historical evidence we reconciled reports a per-unit average daily rate range of USD 270.60 to USD 657.70 for the June 21 through September 18, 2026 window, captured September 19, 2026 at 14:00 UTC, under the pricing strategy we authored and maintain. ADR means average daily rate. Here it is the range of the seven units' source ADR values for the window, not a portfolio-weighted average. This is an observed rate range recorded under our managed pricing.

Read this ADR range only as the reported range across the seven managed units, not as a portfolio-weighted average and not as a current pricing range.

Configured Minimum and Base on September 19

For King Rental Homes' seven managed units in Greater Boston, a separate live UI observation on September 19, 2026 recorded a configured Minimum span of USD 125 to USD 300 and a configured Base span of USD 242 to USD 490, under the pricing strategy we authored and maintain. Both spans are anonymized. The table below sets them beside the historical per-unit ADR range so the two source classes stay visibly distinct:

These are observed pricing settings recorded under our managed pricing for King Rental Homes' seven managed units.

Why the two spans are not comparable

ADR comes from the historical performance evidence; Minimum and Base come from the September 19 UI observation. They are different measurements taken for different purposes, and the endpoints do not identify which unit holds which value. Pairing endpoints across the two would not produce a pricing gap, and averaging the ADR endpoints would not produce a portfolio ADR, which needs compatible revenue and booked-night denominators for the same cohort and window.

Historical ADR and current Base settings can differ while both observations remain valid. One summarizes performance across a past period; the other describes a configured input on one date. No current nightly quote is inferred from either span.

Keep the historical ADR range separate from the configured Minimum and Base spans, and do not infer a current nightly quote from either.

The publishing configuration we maintain

What sync ON and strategy COMPLETE establish

The September 19 Customer API observation identified Hostaway as the preferred integration for all seven managed units, with Airbnb and Vrbo channel bindings on the preferred records. We maintain this Hostaway publishing path as part of the pricing strategy we authored for King Rental Homes' seven Greater Boston units. This configuration snapshot is an observed state of our managed pricing infrastructure on one date, not an estimate of any conversion or booking outcome the configuration produced.

Sync ON and strategy COMPLETE on every managed unit means the pricing path was live and configured on that date, with reported last-push metadata timestamped to the second. The timestamp bounds describe reported push metadata across the records, not the runtime of a distribution job.

The same Hostaway sync ON for 7 of 7 managed units, the same 3 Airbnb-direct records with sync OFF, and the same configured Minimum span of USD 125 to USD 300 and Base span of USD 242 to USD 490, were independently observed again on September 20, 2026 from the PriceLabs Pricing Dashboard. This is a second observation of the configuration already reported above from the September 19, 2026 Customer API and UI snapshots, not a new or different configuration.

What a configuration snapshot cannot confirm

What a configuration snapshot cannot do is confirm the rate a guest saw for a particular stay night. That would need a matched channel observation, which is not included in this record. The Airbnb-direct records with sync OFF are non-preferred records, not failed units and not three additional properties.

Use this configuration evidence to establish the publishing state observed on the capture dates, not the rate a guest saw for a particular stay.

Guest demand and search performance on Airbnb

Airbnb computes booking-conversion metrics for each listing from its own search and listing traffic; we do not compute these metrics and do not control most of their inputs. We read these figures from the Airbnb host Performance surface on September 20, 2026, for the same seven King Rental Homes units in Greater Boston covered above. The metrics cover the window August 20 through September 19, 2026, with Airbnb reporting them last updated September 19, 2026. That window does not match the June 21 through September 18, 2026 revenue window above, so these figures must never be joined, summed, averaged, or read as measuring the same period as the recorded trailing-90 revenue figure.

Across the seven units, Airbnb reports these cohort-level ranges:

These are cohort-level ranges only. No per-unit row, unit name, brain code or listing identifier is published here.

We author the pricing strategy for these seven units. Search ranking, photography, title, reviews and market demand are not inputs we control under the Performance service. We make no booking-conversion claim from these figures; they are observations at a capture instant, not a measured trend and not a controlled experiment.

Read these Airbnb metrics as observations of guest demand and conversion for their own reporting window.

How the seven units price against their market

Airbnb computes a comparison set of similar listings in the same area and reports each listing's nightly rate and occupancy beside that set's. We read this comparison from the Airbnb host Performance surface on September 20, 2026, for all seven King Rental Homes units in Greater Boston, covering April 21 through September 19, 2026. The window was fixed in advance, no month, week or outcome was selected, and it sits wholly inside the managed period that began February 20, 2026.

Across that period all seven units recorded a higher occupancy rate than their Airbnb comparison set, and five of the seven also recorded a higher average nightly rate. The seven averaged USD 520.57 per night against approximately USD 414 for comparable listings in the same area, and their occupancy ran between 75.6% and 94.9%.

Two units priced below their comparison set while running occupancy above it. This record reports that pattern and does not present it as a deliberate trade, because the decision record that would establish intent is not included here.

What the rate and occupancy comparison establishes

This comparison establishes the market position observed while we controlled the rate. Five of the seven units priced above their Airbnb comparison set, and all seven ran higher occupancy. The comparison does not quantify incremental lift or isolate how much of the gap came from our pricing work versus differences between the properties and the comparison set.

Airbnb's comparison set is its own, its selection criteria are not disclosed, and we cannot audit which listings it contains. Airbnb also states each occupancy difference as a percentage without specifying whether it means percentage points or a relative change, so this record quotes the figures Airbnb reports and does not compute a combined revenue multiple from them.

This comparison covers April 21 through September 19, 2026. That window does not match the June 21 through September 18, 2026 revenue window reported above, so the two must never be joined, summed, averaged or read as measuring the same period.

Use the Airbnb comparison as an observation for its own window, recorded while we controlled the rate, and do not join it to the revenue window.

What Revande controls and what King Rental Homes controls

What this record shows a property manager

For a manager weighing an outsourced pricing service, this record answers three practical questions.

It shows the scale the service runs at: seven units priced by our strategy every day of a ninety day window, recording USD 232,784.15 on those rates. It shows the publishing path is live rather than nominal, with sync enabled and strategy complete on every managed unit and reported last-push timestamps on the capture date. And it shows where the boundary sits, which is the subject of the next two parts.

This is observed revenue recorded under our managed pricing for a portfolio we manage. We are responsible for this revenue outcome; the record does not quantify incremental lift.

What we own and what the manager owns

We own the rates: the strategy, the daily decisions and the path that pushes those rates to Airbnb and Vrbo. King Rental Homes owns the properties, the guests, cleaning, maintenance, and the approval of the pricing guardrails we work within and of any manual override.

That division is where an outsourced pricing service stops and property management begins. The rate was ours to run, and the operation was King Rental Homes'.

Read Method and limits before you weigh the figures above, because every boundary of this evidence is stated there rather than left implicit.

What this record establishes

What this record establishes is responsibility. We controlled the rate through the pricing strategy we created at the start of the engagement and maintained daily through the window. The seven units recorded USD 232,784.15 during that managed period, and we are responsible for that revenue outcome. What remains unmeasured is incremental lift against a comparable prior period or counterfactual.

Method and limits

Sources of the figure

The figure combines the historical Portfolio Analytics records, the September 19 Customer API identity response and the currency fields in seven same-day pricing payloads. The collector stores the Portfolio Analytics revenue field directly alongside its window and capture time. The total was reconciled using integer cents, and USD was confirmed on each of the seven source payloads. A read-only source inspection and reconciliation was completed on September 19, 2026.

What the figure is

Reported trailing-90 revenue for the seven managed units, covering June 21 through September 18, 2026, captured September 19 at 14:00 UTC.

What it is not

These are first-party operating records, not independently audited financial statements. The revenue field has not been reconciled here to cleared payouts, to net profit, or to the treatment of every refund, fee and tax, so the article keeps the source metric's own label rather than restating it as bank-cleared cash. It is neither a total of current Base settings nor a forward goal. No comparable prior period or counterfactual is supplied, so no incremental lift is quantified.

Common misreadings to avoid

Four readings of this page would be wrong, and each is a risk worth naming directly.

1. Adding the excluded row back in. The excluded historical row could not be attributed to the current managed cohort under the matching rules. Adding it would inflate the total with a row whose ownership is unestablished.
2. Counting the three Airbnb-direct records as properties. They are non-preferred integration records with sync OFF. Seven managed units plus three direct records is not ten properties.
3. Pairing an ADR endpoint with a Base endpoint. The two spans come from different sources on different terms, and neither identifies which unit holds which value, so the gap between them measures nothing.
4. Reading the total as a measured incremental lift. USD 232,784.15 is the revenue recorded during the managed period for which we controlled the rate. It is not a measured increase above a prior period or counterfactual.

What remains open

The identity match connects these seven historical records to the current managed units; it does not establish that the current configuration held unchanged throughout the window, which would need dated configuration history. No matched post-change channel capture is included here, so no guest-facing rate on a particular night is verified. The September 19 configuration is an observation on one date rather than a promise of continuing state.

These limits define what the source trail can verify at item level. They do not alter the engagement facts: we set and maintained the pricing daily, maintained the publishing path, and are responsible for the revenue these units earned during the managed period. Where configuration history or channel observations are not recorded, this record does not make per-item claims.

What a later record will add

A second operating record, measured the same way, would support a comparison this one cannot, if it holds:

• The cohort stays fixed, with additions, removals and unmatched records reported separately, so a changing portfolio is not read as changing performance.
• The metric, currency, window length and capture discipline stay compatible, with refunds, cancellations, fees and taxes handled identically on both sides.
• The approved decision, the affected units and stay dates, the previous and intended values, the decision maker and the publication time are on record.
• A channel observation is verified against unit, stay dates, guest count, currency and length of stay, distinguishing nightly charges from discounts, fees and taxes, and stating how many units or nights were checked.

Seasonality, available inventory and other material changes would still have to be reported alongside any comparison. These are requirements for that future record, not checks presented as already completed here.

Frequently Asked Questions

How much revenue did these seven Boston units record under Revande?

The seven units recorded USD 232,784.15 in PriceLabs Portfolio Analytics reported trailing-90 revenue for June 21 through September 18, 2026 while we managed their pricing. That figure is recorded historical revenue, not a goal or projection. We are responsible for that revenue outcome. This page does not quantify incremental lift against a comparable prior period or counterfactual. One historical row that did not match the current managed group is excluded.

What did Revande manage for King Rental Homes?

We managed the pricing strategy for all seven units under our Performance service. We authored and maintained the pricing strategy, made daily rate decisions, monitored it, raised alerts, reported monthly, and maintained the publishing path to Airbnb and Vrbo. King Rental Homes controlled the properties, guests, cleaning, maintenance, and approval of the pricing guardrails.

How did the seven units compare with similar Airbnb listings?

Across April 21 through September 19, 2026, all seven recorded higher occupancy than Airbnb's own comparison set, and five of the seven also recorded higher average nightly rates. The seven averaged USD 520.57 per night against approximately USD 414 for that set, with occupancy between 75.6% and 94.9%. Two units priced below their comparison set while still running higher occupancy. This page does not claim that was deliberate. We authored and maintained the rates. This comparison does not quantify incremental lift.

How should I read the Airbnb guest-demand figures on this page?

They are Airbnb platform metrics, not evidence that our pricing increased demand or booking conversion. The guest-demand window is August 20 through September 19, 2026. The recorded revenue window is June 21 through September 18, 2026. We keep those periods separate and do not use the guest-demand data to quantify incremental revenue.

Were Revande's rates connected to Airbnb and Vrbo?

Yes. All seven managed units had price sync ON and pricing strategy COMPLETE on September 19, 2026, and we maintained the publishing path to Airbnb and Vrbo. Sync ON confirms that the path was enabled and configured, with reported push timestamps. It does not by itself confirm the rate a guest saw for a particular unit and stay.

What does the reported ADR range mean?

USD 270.60 to USD 657.70 is the range of per-unit reported historical ADR values for the window. The separately observed Minimum and Base spans are current pricing settings. None of the three is a portfolio-weighted ADR, a guest quote, or evidence that a particular unit was priced too high or too low.

Can a host see this same Airbnb comparison for their own listings?

Yes. We read the comparison from the Airbnb host Performance surface, where Airbnb reports each listing's rate and occupancy beside its comparison set. That is the same Airbnb comparison source used for the seven King Rental Homes units.

Related reading and next step

We set King Rental Homes' rates for these 7 units through Performance. We are responsible for the revenue reported here.

For service context, read how pricing services work for property managers and where pricing service ends and property management begins. For another operating record, see the Crete pricing and listing optimization record, where all 4 Maestro homes were above Airbnb's comparison set on both rate and occupancy.

Our booked-revenue methodology covers a separate company aggregate. This page does not establish King Rental Homes' inclusion in that aggregate, and these figures are not combined with it.

If you are considering handing us your pricing, discuss Revande revenue management services. Bring your unit count, PMS and approval responsibilities.

About the Author

We are a revenue management service for short-term rental portfolios. King Rental Homes is on our Performance service, which sets and maintains daily pricing under guardrails the owner approves.

We prepared this operating record from our own client records. Every figure on the page carries the source class, the window and the capture date it came from, and every boundary of the evidence is stated in Method and limits rather than left implicit. We publish these records so a prospective client can check the reasoning, not only the result.

Sources

The source trail combines our own operating records with direct platform observations from PriceLabs and Airbnb. None is an independently audited financial statement, and the private identifiers inside the records are deliberately not published.