How should you price a Batumi flat through the year?
In Batumi, Georgia, the nightly rate of short-stay flats moves less than most owners expect, while the number of nights booked moves a lot. AirROI's data for the 12 months to September 2026 shows the average rate rising from GEL 144 in February to GEL 195 in August, about 35%, but the average income of an active listing rising 2.7 times between January and August. A good pricing plan therefore does three things: sets a base rate for each season, adjusts it for dates, weekdays and how far ahead guests book, and switches the flat to monthly guests when nightly demand fades.
This guide gives the month-by-month figures, the hotel prices that set the ceiling, the dates to price around in 2026 and 2027, how the discount tools of Airbnb and Booking.com work together, and what the ski resorts and Tbilisi look like by comparison.
Batumi month by month
| Month | Nightly rate, GEL | Occupancy | Income per listing, GEL |
|---|---|---|---|
| September 2025 | 158 | 41.8% | 1,987 |
| October | 149 | 36.3% | 1,554 |
| November | 145 | 36.5% | 1,345 |
| December | 146 | 30.4% | 1,225 |
| January 2026 | 145 | 32.1% | 1,204 |
| February | 144 | 38.1% | 1,247 |
| March | 146 | 36.6% | 1,359 |
| April | 148 | 38.4% | 1,515 |
| May | 161 | 36.1% | 1,820 |
| June | 175 | 40.2% | 2,217 |
| July | 190 | 45.2% | 3,184 |
| August | 195 | 48.8% | 3,304 |
Do not add up the monthly incomes. Each month averages the listings active in that month, and many flats are listed only part of the year, so AirROI's annual average per listing is GEL 10,108, not the sum of the rows.
What the figures say
All the trackers agree that August is the best month and July the second. They disagree on the weakest: AirROI puts January and February at the bottom, Airbtics names November and February, and BnbCalc February and January, so treat December to February as the trough. They also disagree on the level. AirROI reports 35.5% occupancy and an average rate of GEL 153 for the year, Airbtics 54% at USD 46, and BnbCalc's own page shows two different sets of figures. Use the trackers for the shape of the year, which they share, and your building's competitors for the level.
Two smaller patterns matter as well. BnbCalc finds demand and rates highest on Fridays and lowest on Mondays, which argues for a weekend premium. And the jump in May and June comes more from the rate than from occupancy, while July and August lift both, which suggests raising prices early in the season and letting occupancy follow.
Hotels set the ceiling
Guests compare a flat with a hotel room, so hotel prices show how far a summer rate can go. PMCG's monthly hotel price index, based on Booking.com prices for a standard double room across Georgia, recorded these averages in 2026:
| Type | January | May | June | July |
|---|---|---|---|---|
| Guesthouse | 107 | 121 | 128 | 131 |
| 3-star hotel | 152 | 174 | 191 | 193 |
| 4-star hotel | 229 | 265 | 295 | 291 |
Between January and July the 3-star average rose about 27% and the guesthouse average about 22%. PMCG named Adjara among the regions with the largest monthly increases in May and July. A Batumi flat's August rate of about GEL 195 sits just above the national 3-star average; a flat that sleeps 4 can justify more than a double room, a studio rarely can.
A seasonal price plan for Batumi
The table below turns AirROI's monthly rates into starting points for a typical flat. They are our suggestions to test against the listings in your building, not market rules.
| Period | Average rate, GEL | Approach |
|---|---|---|
| July and August | 190 to 195 | Highest rates, minimum stay of several nights, no early discounts |
| June and September | 158 to 175 | Rates rising or falling weekly; weekend premium |
| May and October | 149 to 161 | Holiday dates priced up, weekly discounts on |
| November to April | 144 to 148 | Monthly guests or a long monthly discount; short stays at the floor |
Within each period, raise prices for Fridays and Saturdays and for the dates in the next section, and lower them for unbooked nights close to arrival. Review the calendar every week in season and every month out of it.
Dates to price around
| Market | Dates |
|---|---|
| Georgia | New Year 1-2 January, Christmas 7 January, Orthodox Easter 2 May 2027, Independence Day 26 May, Mariamoba 28 August |
| Batumi events | Summer season opening around 20-21 June; Black Sea Jazz Festival 10-12 July 2026 (2027 dates not announced) |
| Russia | New Year break 31 December 2026 to 10 January 2027; 1-3 and 8-10 May 2027 |
| Turkey | Ramazan Bayramı 9-11 March 2027; Kurban Bayramı 16-19 May 2027 |
| Israel | Hanukkah 4-12 December 2026; Passover 21-28 April 2027 |
| Gulf | Eid al-Fitr around 9-10 March 2027; Eid al-Adha around 16-17 May 2027, by moon sighting |
Spring 2027 is unusual: Turkish and Gulf holidays fall together in March and again in mid-May, near Orthodox Easter and the Russian May break, which can fill May before the summer season starts.
Airbnb's pricing tools
- Smart Pricing. Adjusts the nightly price automatically within a minimum and maximum you set. Your own price for a given night overrides it, and early-bird discounts can take the guest price below your minimum.
- Length-of-stay discounts. Separate settings for 2 to 6 nights, 1 to 3 weeks and 4 to 12 weeks; the monthly setting is the tool for winter guests.
- One discount per booking. Only one of the new-listing, custom promotion, length-of-stay, early-bird or last-minute discounts applies; a 20% early-bird and a 30% monthly discount give 30%, not 50%. A discount for guests rated 4.8 or higher can be added on top.
- New-listing promotion. 20% off the first 3 bookings, with Smart Pricing switched off; Airbnb reports that listings using it in 2025 had over 70% more bookings in their first 3 months.
- Similar listings. In the calendar, Airbnb shows the average prices of booked and unbooked similar listings for up to 31 days, available when Smart Pricing is off.
- Minimum stays. You can set minimum and maximum nights, including by check-in day, which helps avoid single empty nights in peak weeks.
Booking.com's tools
Booking.com works with targeted rates and deals. Genius applies a 10% discount for its members automatically once a property qualifies, with optional 15% and 20% levels for frequent travellers. Mobile rates, shown only in the app and mobile browser, are recommended at 10% or more and can be blocked on up to 30 dates a year; they cannot be combined with country rates. Early Booker deals are meant for stays at least 30 days ahead and last-minute deals for the final 7 days. Because discounts stack differently on each platform, keep a simple table of which deals are on, so a guest never finds the same night much cheaper through a combination you did not intend. Booking.com's commission is set in each property's agreement and is not published for Georgia.
Automatic pricing tools
Dynamic pricing services connect to the platforms and change prices daily. PriceLabs charges USD 19.99 a month for the first listing in markets such as Europe and USD 9.99 in the rest of the world, without saying which group Georgia falls into. Beyond charges 1% or 1.25% of bookings, with the first USD 5,000 of bookings free, and Wheelhouse USD 19.99 a listing a month or 1% of revenue. None of the three names Georgia as a covered market on its public pages, so test the suggested prices against local listings for a month before letting a tool run alone.
Tbilisi and the ski resorts
Tbilisi has a flatter year. AirROI shows rates between GEL 147 in February and GEL 173 in August, and occupancy between 39.5% in January and 54.9% in August, so steady weekday business and city events matter more than a summer season. The mountains reverse Batumi's pattern. In Gudauri the peak is February, with 64.2% occupancy and GEL 359 a night, and January second, while August falls to 17.4%. Bakuriani has two seasons: January and February for skiing, and July, which in the latest 12 months brought the highest income per listing, GEL 2,578. Lifts opened on 20 December 2025 in Bakuriani and on 27 December in Gudauri; the 2026-2027 dates were not announced in October 2026.
Winter: nightly or monthly?
From December to February an active Batumi listing averaged GEL 1,204 to 1,247 a month on AirROI, before the platform fee, cleaning and utilities. A relocation guide published in March 2026 put asking rents for a studio or one-bedroom flat at GEL 900 to 1,400 a month near the Boulevard, GEL 700 to 1,100 in Old Batumi and GEL 500 to 800 in Angisa and Gonio. For many flats a monthly guest therefore earns about as much as nightly lets in deep winter, with fewer costs and less wear. Our guide to Airbnb in Batumi shows a winter calculation for a studio.
Tax is a second reason to plan the season. The optional fixed tax for short stays is paid per square metre for each month you choose, so an owner who lets nightly only in summer pays it only for those months.
Common pricing mistakes
- One price all year, which leaves money on the table in August and empty nights in February.
- Opening summer dates late, after early planners have booked elsewhere.
- Stacked discounts that cut the price far more than planned.
- Minimum stays so long in July that short gaps stay empty.
- Ignoring the dates of guests' home holidays.
- Letting an automatic tool run without checking it against nearby listings.
Setting up a seasonal plan step by step
Find your competitors
Similar flats in your building or street, their rates by month.
Set the four periods
Peak, two shoulders and winter, with a base rate for each.
Add the dates
Holidays and events from the table, weekends priced up.
Choose the discounts
Weekly and monthly on; one clear early or late rule.
Decide the winter model
Monthly guests or nightly at the floor.
Open the calendar far ahead
Summer dates visible by early spring.
Review and adjust
Weekly in season, monthly out of it.
Risks and exceptions
- Different trackers. Levels vary widely between data providers.
- New supply. Each new tower adds competitors in summer.
- Event changes. Festival and holiday dates move every year.
- Discount overlap. Platforms combine some deals automatically.
- Winter vacancy. Short stays alone may not cover the quiet months.
Frequently asked questions
When is the high season in Batumi?
July and August, with June and September on either side.
How much higher are summer prices in Batumi?
About 35% higher per night in August than in February, on AirROI's data.
What is the lowest month?
December to February, depending on the tracker.
Should I use Airbnb Smart Pricing?
It helps, but set a sensible minimum and check it against nearby listings.
Do Airbnb discounts add up?
No, only one applies per booking, plus the top-rated guest discount.
Should I rent monthly in winter?
Often yes; asking rents are close to winter nightly income.
When is the season in Gudauri?
January to March, with February the peak.
Do pricing tools cover Georgia?
They work through the platforms, but none names Georgia as a market.
Sources
- Batumi, Tbilisi, Gudauri and Bakuriani market data, AirROI (accessed 20 October 2026)
- Airbnb revenue in Batumi, Airbtics (accessed 20 October 2026)
- Batumi short-term rental market, BnbCalc (accessed 20 October 2026)
- Hotel Price Index, July 2026, PMCG Research, 11 August 2026 (accessed 20 October 2026)
- Hotel Price Index, May 2026, PMCG Research (accessed 20 October 2026)
- Hotel Price Index, June 2026 and January 2026, PMCG Research (accessed 20 October 2026)
- Public holidays, National Parliamentary Library of Georgia (accessed 20 October 2026)
- 19th Black Sea Jazz Festival, Caucasus Business Week, 2026 (accessed 20 October 2026)
- Batumi tourist season opens with the Summer Festival, Front News Georgia, 21 June 2026 (accessed 20 October 2026)
- Jewish holidays 2026-2027, Hebcal (accessed 20 October 2026)
- 2027 holiday dates in Turkey, Dunya (accessed 20 October 2026)
- Likely Eid dates in 2027, Khaleej Times (accessed 20 October 2026)
- Russia's 2027 holiday calendar, Interfax, September 2026 (accessed 20 October 2026)
- Ski season opening dates, Georgian Public Broadcaster, 18 December 2025 (accessed 20 October 2026)
- Smart Pricing, how discounts are applied and pricing rule-sets, Airbnb (accessed 20 October 2026)
- New listing promotion and similar listings, Airbnb (accessed 20 October 2026)
- Mobile rates and Early Booker and last-minute deals, Booking.com Partner Hub (accessed 20 October 2026)
- Becoming a Genius partner, Booking.com Partner Hub (accessed 20 October 2026)
- PriceLabs pricing, Beyond plans and Wheelhouse pricing (accessed 20 October 2026)
- Cost of living in Batumi, OpenShores, 10 March 2026 (accessed 20 October 2026)
Change log
- - Guide published from AirROI, Airbtics and BnbCalc data, the PMCG hotel price index, official holiday calendars, Airbnb and Booking.com help pages and pricing tool price lists.