MARKET DATA
Airbnb Pricing Strategy in Dallas-Fort Worth
QUICK ANSWER
Dallas-Fort Worth had one month that did not look like the rest: June earned $292 RevPAR against a next-best $178, and January earned $63. RevFactor manages 2 listings in the metro for a flat $350 per property per month. The Arlington area averaged a $315 daily rate at 38% occupancy, $121 RevPAR, across 865 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 Dallas-Fort Worth listing count (2) is read from the about page coverage map, while the $315 rate and 38% occupancy come from the AirROI pull dated 2026-10-16. No Dallas-Fort Worth number is estimated. Last modified 2026-10-21.
What does RevFactor manage in Dallas-Fort Worth?
RevFactor's Dallas-Fort Worth book is 1 listing in Arlington and 1 in Dallas, 2 in all. That is tied for the smallest book on this map, and there is no case study. The page is the market pull and how I would read it.
- Arlington: 1 listing
- Dallas: 1 listing
The Dallas-Fort Worth counts above are read from the about page coverage map.
What does the Dallas-Fort Worth market look like right now?
The market table uses the Arlington locality, with 865 active listings. The $315 average rate at 38% occupancy gives $121 RevPAR. Guests stayed 4.9 nights, longer than most markets with a page, and booked just 44 days ahead, close to Milwaukee's 43.
| Metric | Value |
|---|---|
| Average daily rate (ADR) | $315 |
| Occupancy | 38% |
| RevPAR | $121 |
| Booking lead time | 44 days |
| Average length of stay | 4.9 nights |
| Active AirROI listings | 865 |
One month in the series is a clear outlier, and it is the first thing a host should understand about this market. The figures below show the size of it.
A 4.9-night average stay is close to five nights. In a metro market that points to visitors who need a base for several days, but the pull does not identify them and I do not assign a reason.
With a 44-day lead time, bookings arrive late. Minneapolis, another big-city market, is at 40 days. A host who waits for the calendar to fill six weeks out will find that many of the bookings have not yet been made.
At 38% occupancy and $315, the rate is high for the fill. A listing priced at the average and booked about four nights in ten earns less than the rate suggests.
The sample is 865 listings, but the locality is Arlington, and a home in Dallas is a different comp set. I treat the table as a market reference and build the actual comparison for each home.
RevFactor's 2 Dallas-Fort Worth listings sit in Arlington and Dallas. The market table uses Arlington with 865 listings, so a Dallas home is read against its own comp set, not against the Arlington table.
A 44-day lead time is about six weeks. Dates in June are booked in the spring, so a rate left at the winter level through April sells the strongest month short. I check June pacing in March and raise the base rate when dates are filling ahead of the comp set.
When does Dallas-Fort Worth earn the most?
The three highest RevPAR months over the window were November, June and July, with June at $292, about 64% above July. The lowest was January at $63, so the best month earns 4.7 times the worst. That ratio is inflated by the single June peak.
12-MONTH SEASONALITY
Monthly RevPAR in Dallas-Fort Worth
October 2025 to September 2026, monthly average
How do we price an Airbnb in Dallas-Fort Worth?
June is the spike. RevPAR was $292 in June, $178 in July and $87 in August. The surrounding months are far lower: $103 in May, and the rest of the year between $63 and $122. The data does not explain June, and I will not guess.
A spike of this size is a single result, not a pattern to build a base rate on. I treat it as a sign that a major demand event can lift the whole market for a few weeks, and I look for the equivalent dates a year ahead through the host's comp set and local calendar.
For the rest of the year the market is steady and lower. Outside June, RevPAR runs from $63 in January to $122 in November. I set the base rate from those months and add event dates as separate overrides, so that one strong month does not push the rate up for ten weak ones.
January and February are the weakest, at $63 and $74. A lower floor may add bookings, but the nights that would have booked anyway earn less, so I test the cut against pacing before I keep it.
Long stays shape the minimum-stay rule. With a 4.9-night average, a two-night minimum is the default, and a three-night minimum is worth testing on event weekends. A rule that is too strict loses the five-night booking.
Weekly and monthly discounts also matter in a market with stays this long. I set them deliberately so that a guest who books a week sees a lower nightly rate, and I check that they do not undercut the base on the strongest dates.
Across the RevFactor portfolio, orphan nights fell from 25.0% to 11.9% of vacant nights. They are the vacant dates a minimum-stay rule strands between two bookings, and a 44-day lead time makes them easy to miss.
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.
Read the year as three groups. The spike is June at $292. The middle group is July at $178 and August at $87. The weak group is January at $63, February at $74 and November at $122.
The distance between June at $292 and May at $103 is the number to plan around. A rate set from the May figure leaves the June dates cheap, so I raise the June base rate ahead of the weeks that fill, and I return it to the ordinary level on a set date after the month ends.
The 4.9-night average stay means a single booking covers most of a working week. A vacant gap of one or two nights between stays costs a large share of a typical booking, so I review gaps ahead of time and adjust the minimum stay on the dates around them.
Federico Zimerman, Founder of RevFactor.
Who is RevFactor for in Dallas-Fort Worth, and who is it not for?
A GOOD FIT
- You own one to five homes in the Dallas-Fort Worth metro and your guests stay several nights.
- You want event dates handled as overrides without raising the rate for the whole year.
- You want a flat monthly fee and a person watching pacing in the last six weeks before each stay.
NOT A FIT
- You want a company to run guests, cleaning or turnovers. RevFactor handles pricing and calendar rules only.
- You want a large local comp set from RevFactor's own book. It has 2 listings here.
- 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 Dallas-Fort Worth owner pays $350 per property per month, plus a one-time $150 onboarding fee for each home. The price is identical whether a Dallas-Fort Worth home sits on a $315 average night or a far cheaper one, and RevFactor takes no share of Dallas-Fort Worth booking revenue. The Texas 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 Dallas-Fort Worth
How much does an Airbnb make in Dallas-Fort Worth?
What is a good occupancy rate in Dallas-Fort Worth?
When is peak season for Airbnb in Dallas-Fort Worth?
What is the average length of stay in Dallas-Fort Worth?
How far ahead do Dallas-Fort Worth guests book?
Should I base my rate on the June peak?
Does dynamic pricing work in Dallas-Fort Worth?
Who manages Airbnb pricing in Dallas-Fort Worth?
How were these numbers measured?
Market figures come from AirROI's market summary for Arlington, Texas, pulled 2026-10-16, covering 865 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 and the percentage comparison with July are my arithmetic on those twelve values. One year of data shows the shape of the season without forecasting the next, and the Dallas listing is not separately measured.
Sources and data
- Dallas-Fort Worth market summary and RevPAR series from AirROI (https://www.airroi.com), pulled 2026-10-16 for the Arlington locality on 865 listings.
- RevFactor's 2 Dallas-Fort Worth listings, by locality, as printed on the about page coverage map.
- The fee a Dallas-Fort Worth owner pays: /pricing/.
- Visitor and seasonality source: Visit Dallas, checked 2026-10-20. The page checked states no seasonality figure (Not published); no figure on this page is taken from it.
- Dallas-Fort Worth 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 Dallas-Fort Worth live in that dataset, and none are copied into this page.
- Portfolio benchmarks behind Dallas-Fort Worth: the STR revenue benchmarks post.
Beyond Dallas-Fort Worth, the rest of Texas and every other market we cover are one click away, and the case studies show how other homes fared. Owners weighing Dallas-Fort Worth 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 Dallas-Fort Worth comparisons in the benchmarks post.
Which nearby markets does RevFactor cover?
- Springfield, Missouri2 RevFactor listings
- Pensacola, Florida1 RevFactor listings
- Teller County, Colorado2 RevFactor listings
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