We’re now midway through the summer season on the Cape and Islands, and vacationer activity remains steady—on par with last year. As expected, prices are starting to drop, with reductions steeper than in pre-2024 seasons. This reflects continued price pressure, suggesting that while demand is holding, many vacationers are still price-sensitive.
To stay competitive, homeowners with remaining availability have made significant adjustments so far this summer: average price drops are in the $300 range on the Cape and closer to $500 on the Islands.
Meanwhile, we’re already hearing from vacationers planning for summer 2026—especially those booking multi-week or multi-family stays. If your calendar isn’t open yet for next year, now’s the time.
And don’t forget—listings with fresh guest reviews consistently perform best in search results.
Still Have Open Weeks? It's Not Too Late
Here are some quick strategies to help fill last-minute availability:
- Keep your calendar updated. Vacationers often sort by “Calendar Last Updated.” If yours isn’t current, it could drop to the bottom of their search.
- Lower your rate and promote it. Consider adding an Owner Special to highlight the discount.
- Boost visibility. Purchase a Last-Minute Availability Alert to appear on our high-traffic Special Deals and Last-Minute Availability page.
- Respond fast. Quick replies—especially with a phone call—can win over last-minute vacationers comparing several listings.
- Ask for guest reviews. A few fresh reviews from June or July guests can make your listing stand out in a crowded field.
Trouble Filling the Last Week of August?
You’re not alone—about 35% of listings are still available for that week. It’s traditionally the hardest week to book due to school schedules and often books last minute.
If you have Labor Day weekend available, try an Owner Special such as:
- “Book week of Aug. 23–30 and stay Labor Day weekend for just $XXX/night.”
- “Add Labor Day weekend to your Aug. 23–30 stay for $XXX.”
- “Labor Day weekend free when you book the week of Aug. 23–30!”
It’s Not Too Early to Focus on 2026
Many vacationers—especially those booking multiple weeks or planning weddings and family reunions—are already searching for next summer. In recent years, over 25% of the following summer’s bookings happened before year’s end.
Take advantage of this early momentum: Open your calendar and enter pricing now, while competition is still relatively light.
Concerned About Repeat Guests or Family Weeks?
We understand that many homeowners want to hold certain weeks for returning guests or family use. But waiting until late fall—or even January—can mean missing valuable early bookings.
Here are a few workarounds:
- Mark return guests’ weeks as booked if you're confident they’ll return.
- Offer new guests “first refusal.” Let this year’s renters know your calendar is open, and give them the option to rebook if another inquiry comes in.
- Open all weeks for now. You can always block off dates later as plans firm up.
Early bookings often lock in your full asking price—while last-minute ones may require price cuts or negotiation.
Smart Pricing for 2026
Some owners have raised rates aggressively in recent years, especially during the demand surge of the pandemic years. But with demand now stabilizing, pricing should be approached more carefully.
A few key reminders:
- Don’t base your rate on rising expenses. Vacationers don’t factor in your costs when comparing listings.
- Enter pricing now—even if it’s tentative. You can adjust later, but being listed early gives you time to evaluate your pricing’s competitiveness.
- Be transparent. Clearly outline what’s included in your rate and disclose any fees upfront.
And remember to tier your pricing based on demand—some weeks (like the last week of August) may require a lower rate from the outset.
The Outlook Is Still Bright
The Cape and Islands continue to be a top-tier destination. With a well-maintained, well-priced home and a strong listing presence, there’s every reason to feel optimistic about the rest of 2025—and beyond.