How we measure

Every number on our site is computed from our own booking records, not estimated. This page says exactly what each one counts, what it leaves out, and over what period — so you can argue with it.

Which units the figures cover

Four units: Queen West, Yonge & College, Yorkville, and Entertainment District. These are the ones with a full trading history.

Our newest home is excluded. It launched in September 2026 and has no completed reviews and only days of trading. Folding it in would move the averages without telling you anything true, so it stays out until it has a real record — even though it appears in the homes we show.

A fifth property at 501 Yonge is also excluded, for a different reason: we did not manage it before, so its history is someone else's work and not evidence of ours.

4.97 ★ across 99 reviews

Every public review left on the four units, pulled from our property management system. Not a selection, not a subset — all of them, including the three that were not five stars. Ninety-six of the ninety-nine were.

90% occupancy

Nights sold as a share of nights genuinely on the market: 517 of 574. Each unit is counted from the day it first became bookable.

Two things come out of the denominator, because neither was ever offered to a guest: nights the owner blocked, and nights sitting at a placeholder price with a month-long minimum while a unit was still being furnished. Counting those as failures to sell would understate the result by about five points; leaving them in the numerator would overstate it. They belong in neither.

The measured window runs from March 2026, which is as far back as the platform calendar reaches. Winter is not missing from the picture, though. Queen West has been running since July 2025, so we have a full Toronto winter in our own booking records: 85% across December to April, with only January dipping (48%). Across every complete month we have operated, the figure is 88%.

So the seasonal drop is real but shallower than the industry assumes. We size the estimator at 75–88% rather than at our own 88%, because one unit is a thin basis for a winter claim and a new listing takes time to find its level.

+50–200% versus a long-term lease

A full year on each side, after costs and fees on both, for a downtown two-bedroom or one-bedroom-plus-den. We give a range because two inputs move it more than anything we do: what the unit would rent for long-term, and what it earns short-term.

The low end, +50%: a unit that would lease well (around $3,750 a month) earning a conservative $73,000 a year short-term.
The high end, +200%: a unit that would lease for around $2,800 a month earning $90,000 a year short-term, which is the bottom of the downtown two-bedroom market range on the estimator.

Short-term net is gross less the platform fee, our fee and running costs (cleaning, supplies, utilities, insurance, furnishing wear). Long-term net is rent less a typical management fee and the lighter costs of a lease.

We publish the net comparison, not the gross one. Comparing short-term gross revenue against long-term net rent produces a far bigger number and is meaningless, because the short-term side has not yet paid for cleaning, management, supplies or the empty nights. It is a planning range, not a promise; where your unit sits in it is what the walkthrough is for.

4 minutes to reply

Our average response time to a guest message, as Airbnb measures it on the host dashboard. It is the one figure here we do not compute ourselves — the platform calculates it, across every message on every listing, and we simply report what it says.

It is the number we are most protective of. Guests write about it more than anything else in our reviews, and it is the part of this job that cannot be automated or batched.

2–4 weeks, keys to live listing

Typical for a vacant unit. Furnishing scope, building access rules, and City registration timing all move it. We will give you a real date after the walkthrough rather than a brochure number.

The estimator

It shows what comparable Airbnb listings around the homes we run actually earned over the last twelve months, by bedroom count. The range runs from the lowest to the highest of those neighbourhoods.

We build the year month by month — each month's nightly rate times that month's occupancy — rather than scaling up a yearly average. The average comparable listing is only on the market 150 to 210 nights a year, and mostly the good ones, so annualising its totals would overstate a full year.

June and July 2026 are capped at August's rate. The World Cup ran those two months well above any normal summer, and a planning number should not assume it comes back.

The figures are gross: before the platform fee, our fee, and your carrying costs. Our own true two-bedroom in Queen West booked $101,419 over its trailing year, inside the two-bedroom range.

There is no studio option, because we do not have enough comparable studios to give an honest range. Ask us and we will benchmark yours by address.

Questions about any of it

Ask. [email protected] — we will show you the workings for your own unit on a call.