ADR (Average Daily Rate) is the average nightly price a short-term rental charges across the nights it actually sells. It is one of the two inputs to revenue per available night (RevPAR = ADR × occupancy) and the most direct measure of how a listing is priced into the market.
For a listing that books 20 of 30 nights at a mix of $300 and $500 nightly rates, the ADR is the weighted average of the rates on the sold nights, not the host's headline rate. A higher ADR is not by itself a good signal: an aggressively priced listing can post a high ADR and a low occupancy, generating less revenue than a more modestly priced listing that fills the calendar.
How STRecon samples ADR
STRecon reads ADR directly from each Airbnb listing's public calendar at the moment of the scrape. We capture the listed nightly price for every available night in the next 90 days and then compute the median across those nights.
We use the median rather than the mean for two reasons. First, weekend-versus-weekday and holiday surge pricing inflate the mean without reflecting the rate a typical traveler actually pays. Second, hosts often run promotional discounts or first-night-discount campaigns that produce outliers in either direction. The median is the rate a 50th-percentile booking would clear.
The number is point-in-time. A listing can shift its ADR by 20% week-over-week through dynamic pricing tools, and a single scrape captures the listing as it was priced when we read the calendar.
Why this matters for underwriting
If you underwrite an investment to AirDNA's market-wide ADR average, you are pricing to a different listing than the one you are actually buying. AirDNA's ADR is a smoothed cross-market estimate that includes both short-stay and 30+ night listings, both top-tier and bottom-tier properties, and a year of past data projected forward.
STRecon's ADR is the rate this specific listing is asking right now for the nights it has available. If that number is materially below your underwriting assumption, the deal has either a pricing problem you can fix or a demand problem you can't.
A pattern STRecon sees repeatedly: listings that fail the 75/55 test often carry an ADR 15 to 30% above the market median. The owner kept rates high to defend a target revenue number and lost calendar density in the process. The fix is rarely "raise rates further."
Where ADR fits in the tier system
ADR is informational, not categorical. STRecon does not classify listings into tiers on ADR alone. A high-ADR listing that fails 75/55 is Avoid. A modest-ADR listing that passes 75/55 with strong review velocity is Exceptional. The calendar carries the verdict; ADR explains the why.
Related concepts
- The 75/55 rule — the calendar test that determines whether a listing is performing.
- Calendar booked rate — the underlying occupancy metric the 75/55 rule reads from.
- AirDNA estimates vs. scraped data — why STRecon's listing-level ADR differs from AirDNA's market average.
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