Planning for 2026? What 2025 Market Data Is Telling Large Property Managers
Summary
This article analyzes 2025 market data and highlights key trends for large property managers heading into 2026. Hosts should focus on later booking windows, event-driven demand, and improving listing quality to maximize revenue.
Key Insights
- •Booking windows are shortening, with guests booking closer to arrival. In the US, booking windows shortened from ~19 days (2022) to ~15 days (2025) in January and from ~34 days to ~29 days in July.
- •Last-minute bookings (0-7 days before check-in) rose from 21% to 27% of all bookings in the US, indicating a growing reliance on short-lead demand.
- •Event-driven demand is concentrating travel bookings. For the Milan Winter Olympics (2026), occupancy 100 days out jumped from ~3% (STLY) to ~21%. For the Super Bowl (Santa Clara), it increased from ~2% to ~15%.
- •Among underperforming listings, 70% had weak or unclear photos, 40% had incomplete descriptions, and 40% had inconsistencies. Only 12% of listings showed consistently "money-making" content.
- •Large property managers run lower occupancy than the overall market but achieve higher ADR and RevPAR, due to rate discipline and event strategies.
Action Items
- ✓Benchmark your portfolio against local peers and competitive sets, not just your own past performance.Effort: mediumImpact: medium
- ✓Identify major events early and track occupancy pacing to inform pricing adjustments for 2026.Effort: mediumImpact: high
- ✓Treat listing content as a revenue lever and prioritize fixing content issues based on impact, not instinct.Effort: mediumImpact: high
Tools & Resources
- →PriceLabs: The article mentions PriceLabs market data, as well as their Listing Optimizer tool.(pricelabs.com)
Common Mistakes
- ⚠Chasing occupancy alone is rarely optimal. Focus on maintaining pricing discipline and capturing event-driven demand effectively.
- ⚠Avoid underpricing too early or holding inflated prices too long.
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