Feb 11th 2026
Between term break and Easter: Your letting strategy for Tyrolean holiday properties
Understanding demand: Why the February-Easter period ticks differently
Before you touch prices, read the sample:
- Peaks: term holidays (depending on state/weekend) and Friday-Sunday.
- Troughs: Sunday-Thursday and gaps between two 7-night bookings.
- Short notice: Many bookings are made <14 days before arrival.
Consequence: A good strategy has two faces - stable at the peaks, flexible in the valleys.
Price logic that works: stable in peaks, smart in valleys
Price is not "high" or "low", but context-dependent. How to build your grid:
First set the framework
- Base rate per flat type (seasonal "guard rail").
- Peak surcharges for holidays/WE (+10-25 % depending on location/quality).
- MID weekly level as "working rate" (Mon-Thu).
Then react flexibly (but controlled)
- Gap night discount: Automatic, small discount (e.g. 8-12 %) only for 1-2 nights gap between two bookings.
- Length-of-stay (LOS) levels: 3=-5%, 5=-8%, 7=-10% (limit discount linearly so that weekly blocks are attractive but not sold off).
- Early-bird vs. last-minute: Less early-bird in February, but 48-96 h impulses on low-demand days.
- Value instead of dumping: Small add-ons (ski depot, late check-out, car park) beat "naked cheaper" - and protect the brand price.
Remember: Price lowers inhibitions, package increases willingness to pay.
Minimum stays & calendar management: Flexible,
Minimum stays (MLOS) steer you like rails - tight in peaks, open in gaps.
- Holidays/WE: 3-5 nights (depending on location & occupancy).
- Sunday-Thursday: 2 nights, in case of a lull release 1 night (only 7-10 days before arrival).
- Arrive-/Depart-Fences: In peak weeks, bundle arrival/departure on Sat/Sun; release during the week if gaps are imminent.
- Rolling Review: Check calendar every Monday & Thursday: Which gaps ≤3 nights can be closed with MLOS relaxation?
Mini-calendar February-Easter (thought pattern, no fixed date)
- Mon-Thu (non-peak):
Target: home office/wellness couples and "spontaneous skiing".
Tactic: 2-night-MLOS, small add-ons (late check-out, sauna towel set), quiet imagery. - Fri-Sun (core week):
Target: families & groups of friends.
Tactic: 3-night-MLOS, fill up early; no last-minute discounts except for remaining gaps (-5-8 % on Thursdays). - Holiday week(s):
Target: secure blocks of the week.
Tactic: 5-7-night MLOS, gap night active, add-ons (ski depot, cot, underground car park) instead of discounts. - Palm/Easter window:
Goal: Play spring mood.
Tactic: Mix winter media with spring teasers (sun terrace, Easter brunch hook), flexible MLOS (3-5).
Media refresh: Images & texts that sell in February
In weeks with high competition, the first view is decisive (3-5 images + headline).
What you update now:
- Snow key visual + warm interior light (fireplace/lamp) → "Cold outside, cosy inside".
- Make view visible in winter (shovelled parapet/loggia).
- 3 benefit hooks in the headline/introduction: proximity to the piste / spa / car park (or your real strengths).
- Clear but friendly rules: check-in time, rest periods, use of sauna - the clearer, the fewer queries.
- Link 360° tour at the top (qualified before, saves time on site).
Operational excellence: SLAs that save ratings
Good prices without good operation → bad reviews. Define service level agreements (SLAs), in writing and measurable.
- Response times: ≤1 h during the day, ≤3 h in the evening; standard responses for weather/arrival/ski bus.
- Housekeeping timing: fixed slots + "express" for gap night turns.
- Technical checklist before peak week: heating, ventilation/filter, hot water, Wi-Fi, snow shovelling/salt.
- Digital guest folder: arrival, ski information, bus timetables, emergency number, self-check-in video.
- Photo documentation on departure: protects against unfair complaints.
Platform strategy: balancing reach vs. margin
- Strengthen direct booking: Best rate pledge + little extra (late check-out or car park).
- Control OTA mix: Peak only core platform(s); mid-week additionally niche portals (workation/wellness).
- Rate parity: same price, different value (extras only direct).
Law & house rules: clarity before charm
Before you push, check the authorised use (dedication/condominium owners' agreement). Formulate precise, positive rules in the guest folder (quiet times, sauna, waste separation, clearing snow from the car park). Clear rules reduce costs and boost ratings.
KPI compass: How you can recognise success now
- Occupancy (Occ) broken down by weekday (Mon-Thu vs. Fri-Sun).
- ADR (average daily rate) per window.
- RevPAR (ADR × occupancy) = truth in comparison.
- Proportion of gap nights (closed gaps).
- Ratings: Ø score + text topics (warmth, cleanliness, check-in, location).
Target image for February: Fri-Sun high-priced and Mon-Thu sensibly filled ⇒ constant RevPAR instead of rollercoaster.
February-Easter checklist (12 points)
- Peak/mid-week grid & LOS stored in the calendar
- Gap-Night-Automatic set up
- Headline/teaser updated with 3 benefit hooks
- Key visuals (snow + warm interior light) replaced
- 360° tour prominently linked
- Add-on package defined (ski depot/late check-out/car park)
- SLA response times & housekeeping slots fixed
- Technical pre-flight (heating/WLAN/water) completed
- Digital guest directory (arrival/ski/bus/emergency) updated
- OTA mix for mid-week extended, direct advantage communicated
- Law/dedication/WEG checked, house rules clear
- KPI tracking set up (Occ/ADR/RevPAR, gap rate)
Only moderate reductions (-5-8%) and within a short timeframe. Combine them with late checkout instead of a lower rate – this protects the brand price.
Only book at short notice (≤7–10 days before arrival) and specifically for midweek gaps. Avoid one-night stays during peak weeks.
Yes. Value-added extras increase conversion, but positively influence valuation and do not dilute the price anchor.
Combination of snowy exterior (clear skies, cleared areas) + warm interior (islands of light, textures). Showcase view and workspace (workation hook).
Compare RevPAR week-to-week and the gap night rate. If both increase, the mixed strategy is correct – even if the ADR drops at certain points.
Conclusion: Profit arises between the peaks
The strong February revenue phase is secured by stable weekend/holiday prices. What happens in between makes the difference: Close gap nights, make mid-week attractive, keep operations stable and keep media fresh. If you do this consistently until Easter, you will achieve more consistent RevPAR - and collect better ratings for the summer.