Airbnb Price Match

By default, Haven keeps each listing's direct-site price 4% under its Airbnb price for the same dates. When a stay would cost more on your site, the guest gets an Airbnb price match discount that brings the total to 4% under Airbnb. The discount comes out of your payout. You can turn it off for any listing if you want your site to be able to cost more than Airbnb.

Turn it on or off

Calendar → Price → Airbnb price match, per listing. Use the copy button on that row to set it for all your listings, or change it in the Listing settings table.

With it off, guests may pay more on your site than on Airbnb, and the weekly email leaves that listing out.

Where Airbnb's price comes from

Haven can only match a price it knows:

High confidence: the Airbnb calendar itself, when the listing syncs through Hospitable Connect or Hostex, or you linked the Airbnb listing on Calendar → Price → OTA savings on booking bar.
Medium confidence: your PMS rate plus the Airbnb channel markup it sends, on Hospitable, Guesty and Hostaway.

On top of the nightly rate Haven counts Airbnb's cleaning fee and pet fee, your weekly or monthly discount, the guest service fee Airbnb charged on your recent Airbnb bookings (usually 0%), Airbnb promotions when most of your recent Airbnb bookings carried one, and taxes when your site shows prices with taxes.

Listings on OwnerRez, Lodgify, Hostfully, Track, Uplisting, Smoobu or Beds24, and listings with no PMS, have no Airbnb price until you link the Airbnb listing. With a low-confidence price Haven takes nothing off and tells you instead.

How much it takes off

Enough to bring the guest's final total, card fee and taxes included, to 4% under Airbnb. The 4% covers Airbnb's own hidden discounts (last-minute, early-bird), which no connection shows. It applies only when your site would cost more than Airbnb; at or under Airbnb, nothing is taken off. The guest sees the saving on the booking bar's "Saving … by booking direct" badge and as an Airbnb price match line in the price breakdown.

Why your site can cost more, and what to change

Synced listings carry the same nightly rate on both channels. The difference is almost always a fee added on Haven only. For each one you have several choices:

Card processing fee passed to the guest. Stop passing it on (Payouts → Payouts → Who pays the card processing fee?), or add a direct-booking discount that covers it.
Host service fee. Lower or remove it (Calendar → Price → Fees). To keep the income, raise the nightly rate in your PMS so Airbnb carries it too.
Screen & Protect or ID check charged to the guest. Make it host-paid (Trust → Damage protection, Trust → Guest verification).
Management, linen, resort, community or extra-guest fee. Lower it on Calendar → Price → Fees. If Airbnb charges the same fee, reply to the weekly email and we will count it on both sides.
Cleaning fee higher than Airbnb's. Set it to Airbnb's.
Direct-booking markup in your PMS. Lower it in the PMS.
Airbnb promotion on most of your Airbnb bookings. Give the same discount on your site, or end the promotion.
Holiday price bump on dates your PMS already priced. Remove the bump, or set the seasonal price in the PMS.

You can also change nothing and let the match keep covering the difference, or turn the match off.

How you hear about it

Every Monday Haven prices every bookable stay on your site and on Airbnb. If the match had to apply on a listing, or a listing costs more because Airbnb's price was low confidence, you get:

a card on your dashboard Home for each listing, with Review pricing opening its Airbnb price match row;
one email a week, Action recommended: your direct site appears priced higher than Airbnb. For each listing it works through a typical stay (Airbnb's price, each line that adds to yours, the match, what the guest pays), how often the match applied and what it costs per stay, and every option above that fits, with links.

The card clears itself the week the listing no longer needs the match. Listings with the match turned off get neither.

What it does not do

It never changes your nightly rate and never writes to your PMS or Airbnb. On a two-way connection a rate change would push back to Airbnb, so the match is always a separate discount line.
It never applies on a guess: with no Airbnb price, or a low-confidence one, nothing is taken off.
A confirmed booking keeps the amount frozen on it; a later setting change never alters that booking.
Haven's team sees each decision, with its reasoning, in the admin AI ledger.