A bedroom-normalized look at your trailing-12-month performance against the operators you actually compete with in the Scottsdale submarket.
RevPAR rewards big homes, so a raw market ranking flatters operators with large inventory. The fair comparison is RevPAR per bedroom against operators running similar-sized homes. Here is where you sit among Scottsdale's large-home operators (4+ bedroom average).
You run the second-largest homes in this peer group (4.33 BR average) — genuinely premium inventory. Each bedroom is simply earning less than half of what comparable operators capture today. That's not a property problem; it's pure pricing and yield upside.
Re-rank the Scottsdale comp set by RevPAR per bedroom and the order scrambles. Operators that look strong on raw RevPAR are often just renting bigger homes. For your portfolio, the per-bedroom view is where the upside shows up.
Translation: on raw RevPAR you sit mid-pack. Per bedroom, your homes carry the most headroom in the comp set. Park Royal earns roughly 3x more per bedroom on far smaller units — not because their homes are better than yours, but because their pricing works harder. That delta is recoverable revenue on inventory you already own.
| Rank | Property Manager | Listings* | Avg BR* | Raw RevPAR | RevPAR / BR | Rating |
|---|---|---|---|---|---|---|
| #1 | Park Royal | 228 | 1.73 | $177.77 | $102.76 | 4.67 |
| #2 | VRBHo LLC | 30 | 4.75 | $377.66 | $79.51 | 4.91 |
| #3 | Scottsdale Park Suites | 84 | 1.00 | $74.30 | $74.30 | 4.55 |
| #4 | BonVoyageAZ | 26 | 4.18 | $296.37 | $70.90 | 4.94 |
| #5 | Travli Hospitality | 49 | 3.60 | $254.35 | $70.65 | 4.90 |
| #6 | GoodNight Stay | 94 | 4.44 | $233.42 | $52.57 | 4.70 |
| #7 | Venture REI | 28 | 2.66 | $125.04 | $47.01 | 4.77 |
| #8 | Absolute Vacation Rentals | 43 | 4.33 | $129.33 | $29.87 | 4.66 |
*Listing counts are AirDNA estimates (aggregated across Airbnb, VRBO, and direct, typically within 5-15% of an operator's internal numbers); bedroom averages are sampled from public listings. Excludes Vacasa and Evolve (national brands, benchmarks only) and three operators with no public Airbnb or direct-booking listing to measure bedrooms from. Ranked among Scottsdale operators with 25+ units.
Bigger homes tend to earn less per bedroom, a four-bedroom doesn't normally or always rent for 4x a one-bedroom. The dashed line is that size-adjusted trend across the Scottsdale comp set. So the fair question isn't "are you below the field," it's "are you below the line for your size." You are, by about half.
At a 4.33-bedroom average, the size-adjusted trend predicts about $59 in RevPAR per bedroom. You're earning a little over half of that. The gap isn't your home size; it's pricing and yield.
The same homes, priced and managed on a daily yield strategy, recover most of this gap. Even a partial close is a material RevPAR lift on inventory you already own.
Illustrative scenarios closing part of the measured gap to the peer median. Not a guarantee; actual lift depends on inventory, seasonality, and constraints.
We built this from public data in an afternoon. With your booking and rate data, Pacer pinpoints exactly where the yield is leaking and runs the daily pricing strategy to recover it.
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