MARKET DATA
Airbnb Revenue Management in Sedona, Arizona
QUICK ANSWER
Sedona is a spring and autumn market, not a summer one: March earns $368 RevPAR and April $342, while August falls to $161. RevFactor manages 3 Sedona listings for a flat $350 per property per month. The market averaged a $458 daily rate at 53% occupancy, $251 RevPAR, across 1,861 active listings.
Author: Federico Zimerman, Founder of RevFactor. He spent 10 years in airline revenue management at American Airlines before founding Blackbird Hospitality and RevFactor. LinkedIn.
Reviewed: by the RevFactor strategist process. The Sedona listing count (3) is read from the about page coverage map, while the $458 rate and 53% occupancy come from the AirROI pull dated 2026-10-16. No Sedona number is estimated. Last modified 2026-10-21.
What does RevFactor manage in Sedona?
All 3 of RevFactor's Sedona listings are in the city. There is no case study for Sedona, so this page is the market pull and how I would read it for a host.
- Sedona: 3 listings
The Sedona counts above are read from the about page coverage map.
What does the Sedona market look like right now?
The pull covers 1,861 active listings. The $458 average rate and 53% occupancy give $251 RevPAR, the second highest on the map, level with Park City's top figure. Tucson, the other Arizona market, averages $207 at 46%, so a Sedona host operates in a different tier of rate.
| Metric | Value |
|---|---|
| Average daily rate (ADR) | $458 |
| Occupancy | 53% |
| RevPAR | $251 |
| Booking lead time | 59 days |
| Average length of stay | 3.8 nights |
| Active AirROI listings | 1,861 |
The annual figure of $251 RevPAR hides a year that runs from $161 to $368. The shape matters more than the average, and in Sedona the shape runs against the usual summer pattern.
A 53% occupancy is high for a market priced at $458. It tells a host that the rate is not only a premium on paper, because guests fill the calendar at that price more than half the time.
Guests stayed 3.8 nights and booked about 59 days ahead, close to two months. That lead time rewards early rate setting: dates for the spring peak are being booked in the winter.
Sedona's pull has 1,861 listings, a sizeable sample. The averages are stable enough to guide a rate, though the comp set for a particular home, by bedroom count and setting, is still narrower.
The data shows when guests come and what they pay. It does not say why they choose those months, and I leave the explanation out.
All 3 of RevFactor's Sedona listings sit in one locality on the coverage map, 3 in Sedona itself, so the book and the AirROI pull describe the same place. A host in a nearby town should read these figures as a neighbor's market and not as their own.
A 59-day lead time means a March stay is being decided around the start of the year. At that distance there is little pacing evidence, so I compare bookings against the same date a few weeks later and move the rate in small steps, not in one large change.
Occupancy and rate tell different parts of the story. At 53% occupancy and $458, a Sedona host who raises the rate by a small step in March risks little, because the month already earns $368. A host who cuts August to chase fill is working against a $161 month, and I would test that cut on a few dates first.
The 3.8-night average stay supports a three-night minimum on spring weekends. In the soft months the same rule leaves dates empty, so I loosen it by date range once pacing shows a date is unlikely to book at the longer stay.
When does Sedona earn the most?
The three highest RevPAR months over the window were October, March and April, with March at $368. October at $286 and April at $342 are close behind. The lowest was August at $161, so the best month earns 2.3 times the worst.
12-MONTH SEASONALITY
Monthly RevPAR in Sedona
October 2025 to September 2026, monthly average
How do we price an Airbnb in Sedona?
Read the twelve months as two groups. The three strongest are March at $368, April at $342 and October at $286. The three weakest are August at $161, January at $180 and July at $189.
The weak group is two separate stretches. July and August are the summer trough, and January sits alone in winter. I give each its own floor and test each against pacing, since the data shows when guests are absent and not why.
Sedona's calendar has two high seasons and a long soft stretch. March at $368 and April at $342 lead. October at $286 and November at $260 form the autumn lift. Between them, June to August slides from $222 through $189 to $161.
A host used to summer being the top season will misprice here. Pricing July as a peak sets the rate for dates that earn $189 RevPAR against $368 in March. I set the base rate by the actual curve and keep a firm floor for the spring weeks.
The floor for summer is the real decision. At $161 RevPAR in August, a lower rate may fill dates, but the nights that would have booked anyway earn less. I test a cut against pacing for a few weeks before I make it permanent.
January is the other soft month, at $180, before February recovers to $242 and March peaks. The recovery starts earlier than many hosts expect, and I watch February pacing in December so that the base rate rises as dates fill.
The risk in the peaks is pricing too low. With a 59-day lead time, spring dates start booking in the winter, and a rate left unchanged will fill the calendar early at a price that was too low for March.
Minimum stays follow the 3.8-night average. A three-night minimum can hold the spring weekends, while a two-night minimum keeps summer open to short stays. Orphan nights, the vacant dates stranded between bookings, fell from 25.0% to 11.9% of vacant nights across the RevFactor portfolio.
With a premium rate, the comp set matters more than in a mid-priced market. A home with a view or a pool is not compared with one without, and I build the comparison on bedroom count and setting before I touch the rate.
The work runs inside the host's own PriceLabs account. The host keeps guest messages, cleaning and the listing, and the strategist keeps the rate rules, floors and calendar.
Federico Zimerman, Founder of RevFactor.
Who is RevFactor for in Sedona, and who is it not for?
A GOOD FIT
- You own one to five homes in Sedona and your spring and autumn earn more than your summer.
- You price at a premium and want someone to test whether a lower summer rate would add enough bookings.
- You want a flat monthly fee and a person to reset rates as spring dates begin to book.
NOT A FIT
- You want a company to run guests, cleaning or turnovers. RevFactor handles pricing and calendar rules only.
- You expect pricing to turn August into March. The Sedona data shows a season that follows the calendar.
- You own more than five properties and expect the flat price. Larger portfolios move to enterprise pricing.
What does RevFactor cost for 1 to 5 properties?
A Sedona owner pays $350 per property per month, plus a one-time $150 onboarding fee for each home. The price is identical whether a Sedona home sits on a $458 average night or a far cheaper one, and RevFactor takes no share of Sedona booking revenue. The Arizona terms match every other market and sit on the pricing page.
| Properties | Monthly | First month |
|---|---|---|
| 1 | $350 | $500 |
| 2 | $700 | $1,000 |
| 3 | $1,050 | $1,500 |
| 4 | $1,400 | $2,000 |
| 5 | $1,750 | $2,500 |
Questions about Airbnb revenue management in Sedona
How much does an Airbnb make in Sedona, Arizona?
What is a good occupancy rate in Sedona?
When is peak season for Airbnb in Sedona?
What is the slowest month for Airbnb in Sedona?
What is the average length of stay in Sedona?
How far ahead do Sedona guests book?
Does dynamic pricing work in Sedona?
Who manages Airbnb pricing in Sedona?
How were these numbers measured?
Market figures come from AirROI's market summary for Sedona, pulled 2026-10-16, covering 1,861 active listings. The seasonality series is AirROI's monthly RevPAR for the same locality from October 2025 to September 2026. RevPAR is revenue per available night as AirROI computes it. The best-to-worst ratio is my arithmetic on those twelve values. One year of data shows the shape of the seasons without forecasting the next.
Sources and data
- Sedona market summary and RevPAR series from AirROI (https://www.airroi.com), pulled 2026-10-16 for the Sedona locality on 1,861 listings.
- RevFactor's 3 Sedona listings, by locality, as printed on the about page coverage map.
- The fee a Sedona owner pays: /pricing/.
- Visitor and seasonality source: Visit Sedona, checked 2026-10-20. Seasonality statement on that page: "without the summer crowds" It is a qualitative statement; no figure on this page is taken from it.
- Sedona weather context is published in the NOAA climate normals dataset, NOAA NCEI U.S. Climate Normals, checked 2026-10-20; the station temperature and rainfall values for Sedona live in that dataset, and none are copied into this page.
- Portfolio benchmarks behind Sedona: the STR revenue benchmarks post.
Beyond Sedona, the rest of Arizona and every other market we cover are one click away, and the case studies show how other homes fared. Owners weighing Sedona can read how the work runs on the Airbnb revenue management service page, see how providers score on the ranked list of STR revenue management companies, and check the portfolio data behind these Sedona comparisons in the benchmarks post.
Which nearby markets does RevFactor cover?
- Scottsdale, Arizona1 RevFactor listings
- Page, Arizona2 RevFactor listings
- Tucson, Arizona6 RevFactor listings
NEXT STEP
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