Where to Find It
Go to Optimization > Comp Set in the sidebar navigation. If you manage multiple properties, use the property filter in the header to select which property’s comp set you want to view.
The Comp Set is available on the Amplify plan. If you’re on Flex, you’ll see a prompt to upgrade.
The Four Tabs
The Comp Set page is organized into four tabs. Each one compares a different dimension of your property against your competitors.
Revenue
Shows your performance metrics vs. the comp set average:
| Metric | What It Tells You |
|---|---|
| RevPAR | Revenue per available room. The single best measure of overall performance. |
| 12M Revenue | Total revenue over the trailing 12 months. |
| 12M Occupancy | How full your calendar has been compared to comps. |
| ADR | Your average nightly rate for booked nights. |
Each card shows your value alongside the comp set average, with a green arrow (above average) or red arrow (below average) so you can see at a glance where you stand.
Policies
Compares your property settings against what your comps do:
- Cancellation Policy: The most common policy among your comps vs. yours
- Instant Book: What percentage of comps have it enabled
- Allow Pets: What percentage accept pets
- Self Check-In: What percentage offer self check-in
This is where you’ll find the quickest wins. If 80% of your comps offer self check-in and you don’t, that’s a one-click change in your Check-in/out settings.
Amenities
Shows which amenities your comps have that you’re missing, and vice versa. Use this alongside the amenity tier badges on your property’s Amenities page to prioritize investments.
Similarity
Shows how closely your comp set matches your property:
- Bedroom/Bathroom ratio: Are your comps the same size?
- Square footage: Are they comparable in space?
- Estimated value: Are they in the same price tier?
- Amenity score: How do their amenity profiles compare?
Higher similarity scores mean the comparison is more reliable. If scores are low, the metrics in the other tabs may not be apples-to-apples.
Reading the Cards
Each stat card follows the same pattern:
- Label: The metric name
- Comp average: The average across your comp set
- Your value: Your property’s number, shown as “You: $X”
- Arrow indicator: Green up arrow means you’re above average, red down arrow means below
A green arrow doesn’t always mean “good” and red doesn’t always mean “bad.” High occupancy (green) with low ADR (red) means you’re filling your calendar but undercharging. The combination of metrics matters more than any single one.
What You Can Do From Here
The Comp Set doesn’t have action buttons that change your settings directly. It’s a diagnostic tool. Once you identify something to change, navigate to the relevant settings page:
- Pricing too low? Go to Rates
- Cancellation policy out of step? Go to Cancellation Policy
- Missing key amenities? Go to your property’s Amenities page
- No self check-in? Go to Check-in/out Times
For a deeper guide on how to interpret your comp set data and turn it into a strategy, read Understanding Your Comp Set.
How Comps Are Selected
Futurestay selects your comp set automatically using a scoring algorithm that weighs:
- Bedrooms (up to 35 points): Closest match in bedroom count
- Bathrooms (up to 25 points): Closest match in bathroom count
- Distance (up to 15 points): Geographic proximity to your property
- Property class (up to 25 points): Similar property value, square footage, and amenity profile
Each comp gets a total similarity score from 0-100. You can see these scores on the Similarity tab. The algorithm pulls data from multiple sources to find the most relevant comparisons for your specific property.