Toronto’s short-term rental market thrives in 2025, offering property owners an incredible opportunity to maximize income through platforms like Airbnb. With global tourism rising and international currencies remaining strong against the Canadian dollar, price-sensitive travellers and business guests increasingly choose Toronto for extended stays. In addition to the city’s slow growth in hotel inventory, you have a strong case for smart Airbnb price optimization.
Yet despite favourable conditions, most hosts underperform. The reasons? A lack of local market knowledge, missed pricing opportunities, and underutilized booking platform features. If you aim to outperform in this high-demand market, your pricing strategy must be precise, data-informed, and seasonal.
This updated guide offers a 2025-optimized monthly pricing strategy tailored specifically for the Toronto short-term rental market. Whether managing a single condo or multiple listings, you’ll find practical tactics combining flexibility, occupancy management, and revenue maximization.
February
After a slower start to the year, demand rises significantly around Family Day (Feb 17) and President’s Day (Feb 17, U.S.). Properties near the convention center or downtown can command premium rates. We recommend a three-night minimum from Feb 14–18 and dynamic pricing set well above average nightly rates.
Use Airbnb’s rule sets to boost occupancy mid-week. For example: 3 nights = 5% off, 5 nights = 8% off, 7 nights = 12% off. These weekday-focused deals help maintain momentum between weekends.
March
Toronto’s PDAC International Convention, which takes place in early March, remains one of the strongest drivers of demand for Airbnb. From March 1–6, downtown listings should apply a 4-night minimum and premium pricing. Even if bookings come late, hold firm—inventory sells fast.
For the rest of the month, offer two-night minimums with lighter weekday discounts. March Break also draws families—capture these bookings with longer minimum stays and clean, family-friendly setups.
April
April transitions into spring with stronger weekend demand but moderate weekdays. To reduce vacancies, use three-night minimums early in the month, dropping to two nights in mid-April.
Increase Friday/Saturday prices by 10–15% and keep weekday pricing attractive via bundle discounts for guests staying 4+ nights. This will encourage long weekends and reduce gaps in occupancy.
May
Toronto’s rental momentum kicks in in May. High demand from Victoria Day (May 19) and U.S. Memorial Day (May 26) attracts more American travellers. Raise rates from May 16–21 and extend weekend pricing into early-week nights.
Large downtown listings benefit from advanced booking strategies. Offer early-bird pricing through March/April, especially for 5+ night stays. Avoid excessive weekday discounts. The demand curve now favours the host.
June
June marks conference season. Check the Metro Toronto Convention Centre calendar and raise rates for major events like tech expos, healthcare conferences, and global summits.
Use 4-night minimums for peak conference weeks and increase prices significantly. Larger properties and multi-bedroom listings near the downtown core can outperform hotels if marketed with executive-stay features (e.g., desks, Wi-Fi, coffee machines).
July
July is peak tourism season. Hosts with studios and 1-bedrooms can charge top rates, even with calendars partially unbooked until a week out. Set weekend rates 20% higher and enforce 3-night minimums to capture leisure travellers booking late.
Promote Thursday and Friday arrivals to avoid Saturday check-ins. Use Airbnb’s pricing rules to reduce short, low-value gaps in your calendar.
August
August opens with Caribana (Aug 1–5)—Toronto’s biggest weekend for short-term rentals. Set a 4-night minimum and significantly raise prices. Ideal bookings last 7–10 days; you pay a premium for a full experience.
Demand remains high beyond Caribana. If you manage pricing aggressively, August can outperform July. Properties near the waterfront and Liberty Village perform best.
September
TIFF (Toronto International Film Festival) starts mid-September and drives major traffic. From Sept 5–15, optimize for 4–5 night bookings near King West and the Entertainment District. Shorten minimums only if inventory lingers past Sept 1.
Use Booking.com and Expedia to target luxury travellers during TIFF. These platforms often outperform Airbnb for high-spend guests.
October
October 2025 has moderate-to-strong demand, especially early in the month. No major global events have been confirmed yet, so monitor industry news and event sites for updates. If demand is unclear, take a conservative approach with 2-night minimums and lean on long-stay discounts.
November
November typically slows down. Secure 5–7 day bookings early (by late September) and offer modest discounts. Raise rates from Nov 7–11 if conferences like the World Religious Forum return.
Use long-stay rules to minimize cleaning costs and turnover. One-night weekends can still yield strong margins downtown.
December
December splits into two parts: early December is slow, and late December is golden. Sell Dec 1–15 in advance with bundled discounts. Set rules that reward 5+ night bookings at competitive rates.
For Dec 20–31, optimize for family travel and holiday guests. Start high and adjust down weekly if unbooked. Set New Year’s Eve at a 3-night minimum to discourage risky one-night bookings.
Final Thoughts
The Toronto Airbnb market in 2025 is data-driven, event-based, and still full of untapped opportunities. Use smart rule sets, set aggressive pricing around key holidays and conferences, and always adapt to real-time demand signals.
If you’re serious about turning your property into a top performer, consider partnering with an expert in Airbnb Management Toronto who can fine-tune your pricing, listings, and operations for maximum returns.