# Competitive Sets: Benchmark Your Properties Against Your Competition!
> Your properties are unique, but how are they doing compared to others in your market? It is important to know where you fit in your market so check out Compe...
Source: https://support.beyondpricing.com/en_us/competitive-sets-benchmark-your-properties-against-your-competition-Bksb8Urki
Last updated: 2026-07-17T11:17:24.670Z
Your properties are unique, but how are they doing compared to others in your market? It is important to know where you fit in your market, so check out Comp Sets Pro to get ahead of your competition.
**In This Article**
[What is a Competitive Set and why is it important?](#competitive-sets-why)
[What factors go into the selection of a Competitive Set?](#factors-comp-sets) [How to access Competitive Sets](#access-comp-sets-pro)
[How to customize your Competitive Sets](#customize-comp-sets) [Comp Set KPIs (Key Performance Indicators)](#section-1) [Introducing: Similar Listings](#section-5)
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**What is a Competitive Set and why is it important?**
A competitive set (commonly known as a comp set) is a list of properties with characteristics similar to your property, and they typically offer guests a similar experience. A comp set includes other properties in your market that potential guests will likely consider booking while considering your property.
Comp sets are essential as it helps you to understand your market, benchmark your property against your competition, and price your property competitively. Comp sets allow you to navigate insights on your specific property easily and compare your performance:
Did you use the Nearby Listings tab previously? Nearby Listings is now Comp Sets, which is located in your [**Insights dashboard**](https://v2.beyondpricing.com/dashboard/insights/comp-sets/sets) and included in our PRO package.
We recommend focusing your attention on the listings with the highest Health Scores, as their pricing generally works the best.
If you are new to hosting, we suggest you look at other properties to get an idea of where to set your Base Price. However, as a general rule, we do not recommend making Base Price decisions by copying your local competition. As we like to say, you wouldn't want to cheat off a C student!
Rather, we recommend opening a few listings on Airbnb, Vrbo, or Booking.com to see how they look online. Some of the key factors to focus on include:
* How professional the photos look
* How detailed the description is
* How many reviews does the property have
* The room type(s) the listing offers, e.g., house, shared, or private room.
* The unique amenities the property offers, e.g., pool or jacuzzi.
For example: If you find a listing similar to yours, but yours has a pool, you may be able to charge a higher price.
Reviewing other listings in your market is a great way to get a sense of where you should initially set your Base Price.
⭐️ Note that the properties recommended as competitors are not necessarily other Beyond users and we would never share your private data with others.
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**What factors go into the selection of a Comp Set?**
There are factors to consider when creating a comp set for your properties. Some of the factors to include in the decision-making are:
**Property Size**: When selecting properties of a similar size (number of bedrooms and bathrooms) and guest capacity.
**Geographic Location**: Properties you select as comp sets should be in or close to the same area as your vacation rental. The closer the property is to your listing, the more competitive it is likely to be.
**Amenities and Characteristics**: When a guest searches for a specific property size in a particular location, the next component of their search will likely be the property's amenities to determine which one is more aligned with their trip plans. It is essential to identify properties with similar features to your listing, allowing you to focus your attention on amenities that can differentiate your listing from competitors.
**Pricing and Occupancy Metrics**: Average daily rate (ADR) and occupancy rate (over the next 30 days and 90 days) are valuable metrics to consider when selecting a comp set.
**Guest Reviews**: Guest reviews are a key factor when deciding on Comp Sets, and help you to compare how your listing measures up to its competition in terms of attractiveness and guests' satisfaction.
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**How to access Comp Sets**
Accessing comp sets is easy! Simply navigate to your **Insights** tab in your Beyond dashboard, then click on the drop-down menu located on the top left and select **Comp Sets**:
An alternative way to navigate to your Comp Sets Pro settings is through the listing dashboard by selecting the listing you would like to create comp sets for and then clicking on **Comp Sets** from the menu bar:
Explore your [**Comp Sets Pro**](https://v2.beyondpricing.com/dashboard/insights/comp-sets/sets) activation and start adding properties to compare!
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**How to Customize Your Comp Sets**
The next step is to set up your Comp Sets by selecting the properties you would like to include to compare your listings. In Comp Sets Pro, you will have the ability to see nearby properties' Average Daily Rate, Occupancy/Booked percent in the short and long term, Base Price, and Health Score. These metrics will help you with finding listings that are the most comparable to your listing.
By default, we display Airbnb listings in Comp Sets. Making a Comp Set with Vrbo or Booking.com is easy! Inside your Comp Set, navigate to "Filters", select Booking.com or Vrbo as the source channel, and push apply. You will then be able to add listings from Booking.com or Vrbo into your Comp Set:
To gain a deeper understanding of similar properties in your market, we recommend clicking the properties' titles, which will redirect you to their Airbnb, Vrbo, or Booking.com pages. Viewing the property's OTA page will allow for a deeper analysis of the property's description, photos, amenities, guest reviews, etc., to see if it is a good comp set to add for comparison.
Competitive set comparisons now use scraped listing data across the board, so you can see how your listing compares against competitors on the same terms. For example:
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### Introducing: Drawing and Saving Custom Clusters in Comp Sets
To get a deeper understanding of your Comp Sets and to further set you up for success, you now have the option to save custom-drawn market boundaries so that you can reuse them in different sessions and come back to them any time. This will help to create a more consistent workflow and unlock deeper functionality like comparisons, Comp Set insights, and internal learnings.
This way, you can save your customized clusters to keep you organized, apply the saved custom cluster to your Comp Set, and analyze performance in that exact target area, among many other things!
To use this:
Go to your Comp Sets.
Click "New Comp Sets"
Choose the listing you want to create a Comp Set for.
Choose "Draw"
Use your mouse or trackpad to draw out the cluster on the map. When you have completed the drawing, make sure to click more than once on your last data point:
Click "Apply"
Then be sure to save and name your Comp Set Cluster!
Here is another example of what this looks like in practice:
Here is a quick video to learn more about navigating your Comp Sets:
When creating a Comp set, by default, it will display listings with the same bedroom size, listing type, and within a 15-mile radius. However, you can filter your nearby listings by bedroom size, listing type & 1-50 mile radius. Here is how it looks:
You can also opt for using the radius in KM, instead of miles:
Comp sets should be accurate for solid insights for the next best steps to put your listings ahead of the competition. An accurate comp set helps with setting competitive prices, understanding occupancy pacing and trends, and seeing how you compare to other properties.
For the best results, ensure you are considering your listing and what your guests are typically looking for when adding comp sets. From time to time, your comp sets could change, and the ability to add and remove comp sets is easy!
Some important things to ask yourself when creating your comp sets are:
* Who are my guests?
* What sets my listing apart from other similar properties?
* What level of service does my listing provide when compared to similar properties?
* What amenities, features, or characteristics does my listing have/do not have that guests are looking for?
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## **Comp Set KPIs**
Introducing: Comp Set KPIs! We have added 3 KPIs (Key Performance Indicators) to Comp Sets:
1. Average Posted Rate
2. Occupany
3. Average Minimum Stay
As a property manager, you likely use Comp Sets for benchmarking/developing a better understanding of how your property is performing when compared to others. Introducing these 3 KPIs for Individual Comp Sets will help you understand this even better at a glance. The metrics you see will be for the calendar year, with information below the header with your info, showing how you are pacing in comparison. (For example: If Occupancy is at 65% for your listing, it shares underneath the comparison to the average of 28% for your Comp Set).
This is an example of what it looks like in your Dashboard:
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**Introducing: Similar Listings**
With Similar Listings, you can now prepare listing performance against the market, understand your booking pacing that much better, and more. With Similar Listings, Beyond will automatically identify listings comparable to yours, so you can instantly see how you're performing without doing manual research.
This means: no creating comp sets manually! For each connected listing, we gather information such as bathroom/bedroom sizes and counts, amenities, star ratings, and more.
We will filter the pool of listings to make sure they are most relevant to you and are in close proximity.
From there, we clean up the data even more to make sure the amenities, bedroom/bathroom count, and other characteristics of the listing are comparable to your listing and highlight to provide the best and most well-defined listing comp set.
**Bottom line:** With Similar Listings, we are taking the guesswork out of comp sets for you, but you can still edit and change the comp set however you like!
Please note: this will not change or impact your listing, match or copy competitor pricing, or change your rates in any way. This is more data to help you make informed and aligned decisions with your neighborhood and market.
This is data you can then use to take even more of the guesswork out of pricing! To see this feature, go to Comp Sets and check it out:
Have questions about Comp Sets? Send our Support Team an email at [**support@beyondpricing.com**](mailto:support@beyondpricing.com) - we're happy to help!