Poinsettia Paradise — No-Cleaning-Fee Pricing Plan
Poinsettia Paradise — No-Cleaning-Fee Pricing Plan
Date: July 24, 2026
Updated: July 24, 2026 — confirmed turnover costs inserted
Status: Implementation-ready rate framework — no rates or fees changed
Executive Recommendation
Remove the separate cleaning-fee line item and sell the stay as “Cleaning included — no surprise cleaning fee.”
Do not add the entire cleaning cost evenly to every night using one fixed uplift. Cleaning is a fixed cost per reservation, so it should be absorbed through length-of-stay pricing:
- 2 nights: cleaning cost ÷ 2 added per night.
- 3 nights: cleaning cost ÷ 3 added per night.
- 4 nights: cleaning cost ÷ 4 added per night.
- 5–6 nights: cleaning cost spread over the actual stay.
- 7+ nights: use a weekly rate that still recovers one cleaning turnover while rewarding the longer stay.
This preserves margin without making long stays look overpriced.
Current Portfolio Baseline
| Configuration | Lodgify published band | Historical gross revenue ÷ nights | Fort Lauderdale size benchmark |
|---|---:|---:|---:|
| 1BR / Crash Pad | $88–$180 | $138 | $166 |
| 2BR | $154–$251 | $257 | $286 |
| Combined 3BR | $215–$349 | $415 | $400 |
Historical metrics:
- 81 booked reservations.
- 294 booked nights.
- Average stay: 3.63 nights.
- Portfolio average gross revenue per booked night: $214.
- The combined 3BR overlaps the 1BR and 2BR inventory and must be analyzed as a configuration, not additional independent supply.
Market references:
- AirDNA Fort Lauderdale market: approximately $322 ADR and 55% occupancy across all property types.
- Rabbu size benchmarks: approximately $166 for 1BR, $286 for 2BR, and $400 for 3BR.
- Airbnb citywide monthly pricing is materially seasonal, with softer late-summer/early-fall pricing and stronger winter/spring pricing.
- A live Airbnb check of Poinsettia's 1BR for January 5–8, 2027 showed $443 total / $147.46 per night and displayed “no extra fees.”
What the Numbers Mean
1BR
The historical $138 realized nightly value is below the $166 size benchmark. There is room to absorb a modest cleaning cost while remaining competitive.
Recommended posture:
- Preserve a value position during soft periods.
- Let the all-in nightly average move toward $145–$170 before taxes for typical 3-night stays.
- Avoid pushing ordinary non-event nights materially beyond $175 unless demand supports it.
2BR
The historical $257 realized nightly value is below the $286 size benchmark and close enough to absorb cleaning without losing the market.
Recommended posture:
- Target an all-in nightly average of roughly $255–$295 for typical 3-night stays.
- Use $300+ selectively for weekends, winter, holidays, conventions, cruises, and high-demand events.
- Keep weak weekdays below peak-market pricing.
Combined 3BR
The historical $415 realized nightly value is already slightly above the $400 benchmark.
Recommended posture:
- Do not mechanically add the full cleaning allocation on top of the current realized rate.
- Offset part of the cleaning inclusion by reducing the underlying accommodation component where necessary.
- Target approximately $385–$425 for ordinary 3-night stays, with event/holiday premiums above that.
- The value case must emphasize the private combined configuration, backyard, parking, location, and group utility.
Cleaning-Fee Absorption Calculator
Confirmed turnover costs:
- 1BR: $100 per reservation
- 2BR: $125 per reservation
- Combined 3BR: $150 per reservation
Exact nightly adjustments by stay length
These adjustments replace the separate cleaning fee. They do not sit on top of it.
| Configuration | 2 nights | 3 nights | 4 nights | 5 nights | 6 nights | 7 nights |
|---|---:|---:|---:|---:|---:|---:|
| 1BR — $100 turnover | +$50.00/night | +$33.33 | +$25.00 | +$20.00 | +$16.67 | +$14.29 |
| 2BR — $125 turnover | +$62.50/night | +$41.67 | +$31.25 | +$25.00 | +$20.83 | +$17.86 |
| Combined 3BR — $150 turnover | +$75.00/night | +$50.00 | +$37.50 | +$30.00 | +$25.00 | +$21.43 |
At the historical average stay of 3.63 nights, the portfolio-equivalent nightly recovery is:
- 1BR: $27.55 per occupied night
- 2BR: $34.44 per occupied night
- Combined 3BR: $41.32 per occupied night
Use the property's confirmed cleaning cost, not an arbitrary markup.
| Cleaning cost | 2 nights | 3 nights | 4 nights | 5 nights | 7 nights |
|---:|---:|---:|---:|---:|---:|
| $60 | +$30/night | +$20 | +$15 | +$12 | +$9 |
| $80 | +$40/night | +$27 | +$20 | +$16 | +$11 |
| $100 | +$50/night | +$33 | +$25 | +$20 | +$14 |
| $125 | +$63/night | +$42 | +$31 | +$25 | +$18 |
| $150 | +$75/night | +$50 | +$38 | +$30 | +$21 |
| $175 | +$88/night | +$58 | +$44 | +$35 | +$25 |
Formula:
New nightly rate = competitive accommodation rate + (actual cleaning cost ÷ expected stay length)
The guest-facing comparison should always use:
Total before taxes ÷ number of nights
That is the real all-in nightly value guests compare.
Recommended Rate Architecture
Base rate
Set the base accommodation rate from competitive demand before adding cleaning recovery.
Length-of-stay rate plans
Build separate rules for:
- 2-night stays.
- 3-night stays.
- 4–6-night stays.
- 7–13-night stays.
- 14–27-night stays.
- 28+ nights if allowed.
The longer-stay discount should remove only the excess cleaning allocation—not discount the profitable accommodation rate unnecessarily.
Exact Lodgify adjustment schedule
Apply the following uplift to the existing accommodation rate for the quoted stay length, while setting the separate cleaning fee to $0:
| Stay length | 1BR uplift | 2BR uplift | Combined 3BR uplift |
|---:|---:|---:|---:|
| 2 nights | +$50.00/night | +$62.50/night | +$75.00/night |
| 3 nights | +$33.33/night | +$41.67/night | +$50.00/night |
| 4 nights | +$25.00/night | +$31.25/night | +$37.50/night |
| 5 nights | +$20.00/night | +$25.00/night | +$30.00/night |
| 6 nights | +$16.67/night | +$20.83/night | +$25.00/night |
| 7 nights | +$14.29/night | +$17.86/night | +$21.43/night |
| 8–13 nights | $100 ÷ nights | $125 ÷ nights | $150 ÷ nights |
| 14+ nights | $100 ÷ nights | $125 ÷ nights | $150 ÷ nights |
Rounding rule: round the final reservation total—not every intermediate nightly calculation—so the property recovers exactly $100, $125, or $150.
For a 3-night reservation, the conversion is:
| Configuration | Existing accommodation total | Remove fee | Add to accommodation | New guest total before taxes |
|---|---:|---:|---:|---:|
| 1BR | Existing 3-night rate | -$100 cleaning fee | +$100 across 3 nights | Same as old total |
| 2BR | Existing 3-night rate | -$125 cleaning fee | +$125 across 3 nights | Same as old total |
| Combined 3BR | Existing 3-night rate | -$150 cleaning fee | +$150 across 3 nights | Same as old total |
This first test changes price presentation, not the pre-tax reservation total. After conversion data is collected, the underlying accommodation rate can be optimized independently.
Seasonal layers
Use at least four demand seasons:
1. Peak winter/spring: January–April.
2. Shoulder: May, November, early December.
3. Summer: June–July.
4. Soft season: August–October.
Add event overlays for:
- Fort Lauderdale International Boat Show.
- Tortuga Music Festival.
- Major conventions.
- Cruise peaks.
- Holidays and long weekends.
- Hard Rock Stadium events.
- Wilton Manors events.
Channel layers
- Direct website: best total value; cleaning included.
- Airbnb/Vrbo: protect net revenue after channel fees while keeping the guest's total competitive.
- Booking.com: account for commission before copying direct rates.
- Do not promise “same price everywhere.” Promise clearer direct pricing and no separate cleaning fee.
Provisional All-In Targets
These are planning ranges before inserting the actual cleaning invoices and date-level comp set.
| Configuration | Soft weekday | Regular weekday | Regular weekend | Peak/event |
|---|---:|---:|---:|---:|
| 1BR | $125–$145 | $145–$165 | $160–$190 | $190–$225 |
| 2BR | $210–$245 | $245–$280 | $275–$325 | $325–$395 |
| Combined 3BR | $325–$365 | $365–$415 | $405–$475 | $475–$575 |
These are all-in accommodation targets before taxes. They are not instructions to overwrite the current calendar wholesale.
Conversion Positioning
Use:
- “Cleaning included.”
- “No surprise cleaning fee at checkout.”
- “One clear stay price.”
- “Compare the total, not just the first nightly number.”
Avoid:
- “Hidden cleaning fee.”
- Suggesting cleaning is free if it is included in the rate.
- Claiming direct is always cheaper without checking the same dates, guest count, and cancellation terms.
- Raising the headline nightly rate while leaving the old cleaning fee active.
Rollout Plan
Phase 1 — Data lock
1. Lock the confirmed turnover costs: $100 for 1BR, $125 for 2BR, and $150 for combined 3BR.
2. Export the last 12 months by listing:
- length of stay;
- accommodation revenue;
- cleaning revenue;
- taxes;
- channel commission;
- net payout;
- booking lead time;
- cancellation.
3. Build a 15–25-property comp set within roughly three miles:
- same bedroom count;
- similar guest capacity;
- non-luxury/pool comps separated from pool/luxury homes;
- compare the same dates and stay lengths;
- record the final pre-tax total.
Phase 2 — Model
1. Calculate the current all-in total for 2-, 3-, 4-, and 7-night stays.
2. Create the new cleaning-included rate for the same stays.
3. Keep the new total within:
- 0–3% of the old total initially;
- the middle competitive quartiles for normal dates;
- higher quartiles only when events, reviews, and demand justify it.
4. Protect a minimum net contribution after cleaning and channel commission.
Phase 3 — Controlled launch
1. Apply to the direct website first for a 30-day test window.
2. Verify the separate cleaning fee is actually $0/removed on every rate plan.
3. Check 2-, 3-, 4-, and 7-night quotes manually.
4. Confirm taxes are calculated correctly on the redistributed revenue.
5. Add “Cleaning included” to the direct-booking comparison and checkout messaging.
6. Then mirror the structure to Airbnb/Vrbo/Booking.com carefully, respecting each platform's fee and tax treatment.
Phase 4 — Measure
Compare the 30 days before and after:
- Search-to-property-view conversion.
- Property-view-to-checkout conversion.
- Checkout abandonment.
- Booking conversion.
- Average stay length.
- All-in ADR.
- Net revenue per reservation after cleaning.
- Occupancy and RevPAR.
- Direct-booking share.
- Guest questions or objections about fees.
Success threshold:
- Booking conversion improves by at least 10%.
- Net revenue per occupied night does not fall more than 3%.
- Cleaning cost remains fully recovered across the monthly stay mix.
- Direct bookings and 3+ night stays increase.
Guardrails
- Do not change existing confirmed reservations.
- Do not stack a cleaning-inclusive uplift on top of a still-active cleaning fee.
- Do not treat taxes or channel commissions as cleaning revenue.
- Check whether cleaning-inclusive revenue is taxed differently in Lodgify and each OTA.
- Preserve the correct relationship between the combined 3BR and its component units.
- Keep a rollback snapshot of rates, fees, LOS discounts, and channel markups.
Recommended Decision
Proceed with a controlled cleaning-included pricing test. The likely best opportunity is the 1BR and 2BR, where current realized rates are below size-based market benchmarks. Treat the combined 3BR more conservatively because its historical realized nightly value is already around the market benchmark.
The turnover inputs are now confirmed, and the framework has been converted into an exact length-of-stay adjustment table. The recommended next move is a controlled direct-booking implementation: preserve the same pre-tax totals, remove the visible cleaning-fee line, verify 2-, 3-, 4-, and 7-night quotes, and measure conversion for 30 days before changing the underlying accommodation economics.