Auto Rate Adjustments

BrightSide provides a streamlined and efficient tool for automatically adjusting nightly rates based on occupancy and timing. The Auto Rate Adjustments feature enables you to flexibly lower or raise rates in response to occupancy levels for specific periods.

• Purpose
• How the Rules Work
• Set Up Rules
• View Adjusted Rates
• Q & A

Purpose

Navigating a competitive market can be daunting when managing multiple properties. BrightSide simplifies rate optimization by integrating with leading third-party tools like Beyond, PriceLabs, and Wheelhouse. These services leverage thousands of data points to fine-tune your rates, boosting bookings and revenue. Many users value the precision of these tools and find their paid services worthwhile.

For those preferring a hands-on approach with built-in automation, BrightSide’s Auto Rate Adjustments tool is an ideal solution. Included in your monthly subscription, this intuitive feature streamlines rate management without added costs.

How the Rules Work

Dynamic Rate Adjustments

BrightSide’s Auto Rate Adjustments tool optimizes pricing using just two key factors: time and occupancy. For example, if a unit’s occupancy drops below 50% four weeks out, you can set the tool to automatically reduce rates by 10% or more.

Alternatively, apply a rule to decrease rates by 5% weekly when occupancy falls below your target. Conversely, for high-demand periods, such as a unit at 80% occupancy 90 days out, you can increase rates by 10% for remaining dates to maximize revenue.

Customizable Rate Adjustment Conditions

BrightSide’s Auto Rate Adjustments tool offers flexible conditions to tailor pricing strategies. Apply adjustments to specific units, select seasons, or particular stay dates. For example, target only 5-bedroom units or exclude properties where owners prefer fixed rates. This customization ensures precise control over how and when rate adjustments are implemented.

Safeguards for Auto Rate Adjustments

BrightSide’s Auto Rate Adjustments tool ensures rates never fall below the unit’s Minimum Nightly Rate, if set. Without a minimum rate, there’s no lower limit, potentially leading to significant discounts. Special offers, if active, may further reduce rates. To prevent unintended low pricing, always set a Minimum Nightly Rate above $0.00.

Set Up Rules

Follow these simple steps to set up an auto rate adjustment rule.

Navigate to: Properties > Auto Rate Adjustments

Add Rule

• Click the “+ADD RULE” button at the bottom of the screen

Rule Name

• Name: In our example, we named the rule “Summer 2025 | June to August” to indicate when it applies and for easy reference. You could add, “Large Cabins,” or “Condos” if you create a rule that is specific to a unit type.

Conditions

• Add Condition: Options: “include/exclude specific dates,” “exclude days of the week,” “exclude rate seasons,” “include/exclude specific units,”  and “include/exclude bedroom sizes.”

Actions

• Occupancy: Enter the occupancy rate for when this rule should apply. In our example, we want the rates adjusted by a lesser percentage if a unit has an occupancy rate less than or equal to 100%. If the occupancy rate is equal to or less than 50%, the discount is greater.
• Date Windows: Choose the date range and how much you want to discount/raise the rent. Be sure to use a negative symbol to provide a discount and a plus sign to raise the rent.

For further clarification, in our example (see screenshot below) if a unit is 50% occupied between 61 and 90 days out, the discount is 15%. Between 31 and 60 days out, the discount is 20%, and so on. If the unit is between 51% and 100% occupied, the second row of discounts are applied.

Adjustment Rounding

When you reduce the rental rate by a percentage, on occasion, the end result leaves you with an odd number, like 135.15. To avoid this, use the adjustment rounding to round up to the nearest dollar, nearest five dollars, nearest dollar ending in “9,” or the nearest ten dollars.

View Adjusted Rates

Navigate to: Properties > Rate Overrides

To view the auto adjusted rates, you must go to Rate Overrides. As you look at the calendar, the rates within a white box are overrides. Rates within a colored box indicate they are associated with a Rate Season. Keep in mind that you can manually override rates here, and those show up in a white box the same as auto adjusted rates. In addition, if you manually override a rate, the Auto Rate Adjustments tool will not change that rate.

Questions & Answers

Q: The rates have not been lowered by the amount I designated in the rule for one of my properties. Why not?
A: The auto rate adjustment tool will not lower the rate below the Minimum Nightly Rate set in that unit’s policies. It is likely that the percentage you want to lower the rent would take it lower than the policy allows.

Q: If I lower the rates using the Auto Rate Adjustments, can a Special be added to get an even lower rate?
A: Yes, as long as the Special does not try to lower the rate below the Minimum Nightly Rate set in the unit policies. If you use the Auto Rate Adjustments tool to lower your rates, you may want to limit your Specials. By using both, you potentially provide deeper discounts than perhaps intended. To protect against this, make sure each unit has a Minimum Nightly Rate set in its policies.