This is a real audit of a 9-listing Chicago portfolio from public data, with the host and listing names removed. Every host we write to gets a page like this about their own listings.

Prepared for a Chicago host (anonymized) on public data, September 2026 snapshot

9 Chicago listings, audited.

If prices weren't raised for the 15.5% host fee

$2,089a month

Across about 2,040 booked nights a year, the host keeps 84.5% of each night instead of 97%. That's roughly $11 a night, before the same fee on cleaning and extra-guest charges.

Pricing rules and listing settings

$1,003-$2,507/mo

Estimated range, capped at 6-15% of modeled revenue.

Permit numbers

9 of 9 listings show none

Where the city requires one, platforms remove listings without it.

Price check: June 2026 vs September 2026

Scraped 2026-07-03 and 2026-09-20, 8 of 9 listings in both

Prices moved with the season

Your nightly prices moved about -47% between the June 2026 and September 2026 snapshots, in line with the season, so public data can't tell whether the fee is built into your base price. Your statements can.

For scale: 12% of all Chicago listings showed the same nightly price in both snapshots, and 3% of hosts with 3 or more listings.

Already raised prices? Then check the factor. Coming from a 3% fee, multiplying by 1.148 keeps take-home flat. The common "divide by 0.845" rule overprices by about 3%, which quietly costs bookings. Vrbo's flat 12% started October 29: about x1.045 from 8%.

Listing by listing

Each listing is compared with the 30 nearest listings of the same type and size run by other hosts.

Listing 2

Nightly price: $114; comps $201
Booked nights a year: 255; comps 159
Rating: 4.55
Price, June to Sep: $212 to $114; -46%

High
Overall rating 4.55 is below the Guest Favourite band
Below ~4.7 the listing loses the badge and search visibility. Review the last 10 reviews for the pattern.
Medium
Priced below 80% of comparables while fuller than they are
$114/night is at the 0th percentile (comps median $201) with 255 booked nights vs comps' 159. Test a +23% step first.
$186-$558/mo
Medium
Minimum stay 32 nights vs comparables' 2
Long flat minimums block short weekday and gap bookings. Use dynamic minimums (shorter near-term and for gaps).
$0-$136/mo
Medium
Weakest review area: cleanliness (4.40 vs comps 4.92)
Guest Favourite status and ranking weigh sub-scores. Fix the cause; add a pre-arrival message covering it.
Medium
30 gap nights in the next 90 days can't be booked
Open nights between bookings are shorter than the minimum stay. A gap-filling rule (min stay = gap length, small discount) sells them.
$455-$682/mo
Low
14 amenities most comparables list but this listing doesn't
Missing from the listing (or from the property): body soap, coffee maker, conditioner, dining table, dishwasher, freezer, hair dryer, long term stays allowed. Filterable amenities affect search.
Low
Minimum stay is a flat 32 nights on every date
No shorter minimum for near-term or gap dates, no longer minimum for peak weekends.

Listing 3

Nightly price: $113; comps $208
Booked nights a year: 255; comps 165
Rating: 4.46
Price, June to Sep: $197 to $113; -43%

High
Overall rating 4.46 is below the Guest Favourite band
Below ~4.7 the listing loses the badge and search visibility. Review the last 10 reviews for the pattern.
Medium
Priced below 80% of comparables while fuller than they are
$113/night is at the 0th percentile (comps median $208) with 255 booked nights vs comps' 165. Test a +25% step first.
$202-$605/mo
Medium
Minimum stay 32 nights vs comparables' 2
Long flat minimums block short weekday and gap bookings. Use dynamic minimums (shorter near-term and for gaps).
$0-$135/mo
Medium
Weakest review area: cleanliness (4.38 vs comps 4.92)
Guest Favourite status and ranking weigh sub-scores. Fix the cause; add a pre-arrival message covering it.
Medium
15 gap nights in the next 90 days can't be booked
Open nights between bookings are shorter than the minimum stay. A gap-filling rule (min stay = gap length, small discount) sells them.
$226-$338/mo
Low
5 amenities most comparables list but this listing doesn't
Missing from the listing (or from the property): body soap, oven, self check-in, shower gel, wine glasses. Filterable amenities affect search.
Low
Minimum stay is a flat 32 nights on every date
No shorter minimum for near-term or gap dates, no longer minimum for peak weekends.

Listing 8

Nightly price: $105; comps $214
Booked nights a year: 255; comps 189
Rating: 4.65
Price, June to Sep: $154 to $105; -32%

High
Overall rating 4.65 is below the Guest Favourite band
Below ~4.7 the listing loses the badge and search visibility. Review the last 10 reviews for the pattern.
Medium
Priced below 80% of comparables while fuller than they are
$105/night is at the 7th percentile (comps median $214) with 255 booked nights vs comps' 189. Test a +31% step first.
$231-$692/mo
Medium
Minimum stay 32 nights vs comparables' 2
Long flat minimums block short weekday and gap bookings. Use dynamic minimums (shorter near-term and for gaps).
$0-$126/mo
Medium
Weakest review area: value (4.57 vs comps 4.79)
Guest Favourite status and ranking weigh sub-scores. Fix the cause; add a pre-arrival message covering it.
Medium
45 gap nights in the next 90 days can't be booked
Open nights between bookings are shorter than the minimum stay. A gap-filling rule (min stay = gap length, small discount) sells them.
$632-$949/mo
Low
2 amenities most comparables list but this listing doesn't
Missing from the listing (or from the property): dedicated workspace, extra pillows and blankets. Filterable amenities affect search.
Low
Minimum stay is a flat 32 nights on every date
No shorter minimum for near-term or gap dates, no longer minimum for peak weekends.

Listing 9

Nightly price: $104; comps $214
Booked nights a year: 255; comps 189
Rating: 4.31
Price, June to Sep: $213 to $104; -51%

High
Overall rating 4.31 is below the Guest Favourite band
Below ~4.7 the listing loses the badge and search visibility. Review the last 10 reviews for the pattern.
Medium
Priced below 80% of comparables while fuller than they are
$104/night is at the 7th percentile (comps median $214) with 255 booked nights vs comps' 189. Test a +31% step first.
$233-$698/mo
Medium
Minimum stay 32 nights vs comparables' 2
Long flat minimums block short weekday and gap bookings. Use dynamic minimums (shorter near-term and for gaps).
$0-$125/mo
Medium
Weakest review area: checkin (3.77 vs comps 4.90)
Guest Favourite status and ranking weigh sub-scores. Fix the cause; add a pre-arrival message covering it.
Medium
8 gap nights in the next 90 days can't be booked
Open nights between bookings are shorter than the minimum stay. A gap-filling rule (min stay = gap length, small discount) sells them.
$111-$167/mo
Low
3 amenities most comparables list but this listing doesn't
Missing from the listing (or from the property): body soap, dedicated workspace, self check-in. Filterable amenities affect search.
Low
Minimum stay is a flat 32 nights on every date
No shorter minimum for near-term or gap dates, no longer minimum for peak weekends.

Listing 1

Nightly price: $93; comps $214
Booked nights a year: 255; comps 189
Rating: 4.64
Price, June to Sep: $180 to $93; -48%

High
Overall rating 4.64 is below the Guest Favourite band
Below ~4.7 the listing loses the badge and search visibility. Review the last 10 reviews for the pattern.
Medium
Priced below 80% of comparables while fuller than they are
$93/night is at the 3th percentile (comps median $214) with 255 booked nights vs comps' 189. Test a +39% step first.
$258-$773/mo
Medium
Minimum stay 32 nights vs comparables' 2
Long flat minimums block short weekday and gap bookings. Use dynamic minimums (shorter near-term and for gaps).
$0-$111/mo
Medium
Weakest review area: value (4.62 vs comps 4.79)
Guest Favourite status and ranking weigh sub-scores. Fix the cause; add a pre-arrival message covering it.
Medium
9 gap nights in the next 90 days can't be booked
Open nights between bookings are shorter than the minimum stay. A gap-filling rule (min stay = gap length, small discount) sells them.
$111-$167/mo
Low
1 amenity most comparables list but this listing doesn't
Missing from the listing (or from the property): air conditioning. Filterable amenities affect search.
Low
Minimum stay is a flat 32 nights on every date
No shorter minimum for near-term or gap dates, no longer minimum for peak weekends.

Listing 5

Nightly price: $90; comps $207
Booked nights a year: 255; comps 159
Rating: 4.46
Price, June to Sep: $252 to $90; -64%

High
Overall rating 4.46 is below the Guest Favourite band
Below ~4.7 the listing loses the badge and search visibility. Review the last 10 reviews for the pattern.
Medium
Priced below 80% of comparables while fuller than they are
$90/night is at the 3th percentile (comps median $206) with 255 booked nights vs comps' 159. Test a +39% step first.
$248-$744/mo
Medium
Minimum stay 32 nights vs comparables' 2
Long flat minimums block short weekday and gap bookings. Use dynamic minimums (shorter near-term and for gaps).
$0-$108/mo
Medium
Weakest review area: value (4.46 vs comps 4.79)
Guest Favourite status and ranking weigh sub-scores. Fix the cause; add a pre-arrival message covering it.
Medium
10 gap nights in the next 90 days can't be booked
Open nights between bookings are shorter than the minimum stay. A gap-filling rule (min stay = gap length, small discount) sells them.
$120-$179/mo
Low
2 amenities most comparables list but this listing doesn't
Missing from the listing (or from the property): air conditioning, dedicated workspace. Filterable amenities affect search.
Low
Minimum stay is a flat 32 nights on every date
No shorter minimum for near-term or gap dates, no longer minimum for peak weekends.

Listing 6

Nightly price: $88; comps $207
Booked nights a year: 255; comps 174
Rating: 4.67
Price, June to Sep: $148 to $88; -41%

High
Overall rating 4.67 is below the Guest Favourite band
Below ~4.7 the listing loses the badge and search visibility. Review the last 10 reviews for the pattern.
Medium
Priced below 80% of comparables while fuller than they are
$88/night is at the 3th percentile (comps median $206) with 255 booked nights vs comps' 174. Test a +40% step first.
$252-$756/mo
Medium
Minimum stay 32 nights vs comparables' 2
Long flat minimums block short weekday and gap bookings. Use dynamic minimums (shorter near-term and for gaps).
$0-$105/mo
Medium
Weakest review area: value (4.52 vs comps 4.78)
Guest Favourite status and ranking weigh sub-scores. Fix the cause; add a pre-arrival message covering it.
Medium
15 gap nights in the next 90 days can't be booked
Open nights between bookings are shorter than the minimum stay. A gap-filling rule (min stay = gap length, small discount) sells them.
$176-$264/mo
Low
1 amenity most comparables list but this listing doesn't
Missing from the listing (or from the property): dedicated workspace. Filterable amenities affect search.
Low
Minimum stay is a flat 32 nights on every date
No shorter minimum for near-term or gap dates, no longer minimum for peak weekends.

Listing 7

Nightly price: $80; comps $214
Booked nights a year: 255; comps 189
Rating: 4.53
Price, June to Sep: $167 to $80; -52%

High
Overall rating 4.53 is below the Guest Favourite band
Below ~4.7 the listing loses the badge and search visibility. Review the last 10 reviews for the pattern.
Medium
Priced below 80% of comparables while fuller than they are
$80/night is at the 0th percentile (comps median $214) with 255 booked nights vs comps' 189. Test a +51% step first.
$286-$857/mo
Medium
Minimum stay 32 nights vs comparables' 2
Long flat minimums block short weekday and gap bookings. Use dynamic minimums (shorter near-term and for gaps).
$0-$96/mo
Medium
Weakest review area: cleanliness (4.39 vs comps 4.88)
Guest Favourite status and ranking weigh sub-scores. Fix the cause; add a pre-arrival message covering it.
Medium
28 gap nights in the next 90 days can't be booked
Open nights between bookings are shorter than the minimum stay. A gap-filling rule (min stay = gap length, small discount) sells them.
$297-$446/mo
Low
2 amenities most comparables list but this listing doesn't
Missing from the listing (or from the property): air conditioning, dedicated workspace. Filterable amenities affect search.
Low
Minimum stay is a flat 32 nights on every date
No shorter minimum for near-term or gap dates, no longer minimum for peak weekends.

Listing 4

Nightly price: n/a; comps $281
Booked nights a year: 255; comps 180
Rating: 4.40
Fee gap if not repriced: n/a

High
Overall rating 4.40 is below the Guest Favourite band
Below ~4.7 the listing loses the badge and search visibility. Review the last 10 reviews for the pattern.
High
9 of the next 14 nights are open vs comparables' 5
Near-term nights rarely sell without a last-minute discount. Add a 7–14 day discount ladder.
$898-$1,346/mo
Medium
Minimum stay 32 nights vs comparables' 2
Long flat minimums block short weekday and gap bookings. Use dynamic minimums (shorter near-term and for gaps).
$0-$337/mo
Medium
Weakest review area: checkin (4.00 vs comps 4.94)
Guest Favourite status and ranking weigh sub-scores. Fix the cause; add a pre-arrival message covering it.
Medium
31 gap nights in the next 90 days can't be booked
Open nights between bookings are shorter than the minimum stay. A gap-filling rule (min stay = gap length, small discount) sells them.
$1,159-$1,739/mo
Low
5 amenities most comparables list but this listing doesn't
Missing from the listing (or from the property): bathtub, hot water kettle, pets allowed, private entrance, self check-in. Filterable amenities affect search.
Low
Minimum stay is a flat 32 nights on every date
No shorter minimum for near-term or gap dates, no longer minimum for peak weekends.

What I'd do in the first month

Fix the fee markup on every listing and every channel, including cleaning and extra-guest fees, and Vrbo now that it is on 12%.
Re-tune pricing on 9 listings flagged above: guardrails, gap nights and minimum stays, sent as a list to approve.
Check three months of statements on every channel for commission charged on cancellations and no-shows while the dispute window is open.
Add permit numbers to the 9 listings that don't show one, and put renewal dates in the calendar.

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How these numbers were made

Data: Inside Airbnb (insideairbnb.com, CC BY 4.0), September 2026 snapshot of listings and 365-day calendars, compared with the June 2026 snapshot for the price check. Nothing was taken from any host account.
Booked nights and revenue are Inside Airbnb's modeled estimates (reviews times average stay), not real figures. Statements make the fee number exact.
Fee math: old host fee 3%, new host-only fee 15.5%. Estimates assume a 40-60% chance of filling an unsold night and are capped at 6-15% of estimated revenue.
Price check: "unchanged" means the displayed nightly price differs by less than 2% between snapshots. Dynamic pricing moves with the season, so a change is not proof the fee was built in. Hosts on property-management software moved to the new fee in October 2025, so an unchanged price can also mean the fee was built in before the first snapshot.
Comparables: same room type and bedroom count, at least 3 reviews in 12 months, nearest 30 within 6 km.
This is an analysis of public data, not legal or tax advice.

Stayvane, Yash Parihar, Baner, Pune, Maharashtra, India.