A competitive set is the group of listings you measure yourself against. Its quality decides whether your market comparisons are useful.
What makes a listing comparable
- Same submarket or a location guests treat as equivalent.
- Similar bedroom count, guest capacity and property type.
- Similar quality level, amenities and review standing.
- Active listings with real booking history, not blocked calendars.
Common mistakes
- Using one comp set for the whole portfolio when properties differ widely.
- Letting the set go stale as listings enter or leave the market.
- Including listings that are rarely available, which distorts occupancy comparisons.
Keep it maintained
Review comp sets on a regular schedule and after major market changes. Document why each listing is included so the logic survives staff changes.
A good comp set does not make decisions for you. It makes sure the comparisons behind those decisions are fair.