Pricing a vacation home in Sicily: how to set your nightly rate

From the amount you want to the guest price

Work from the amount you want to keep per night and raise it to cover commission and VAT. The calculator above does exactly that: guest price = desired amount ÷ (1 − commission × (1 + VAT)). It starts with a 16% commission and 22% VAT. The commission is a share of the price the guest pays, which is why you divide rather than simply add 16%.

Terra Mia Immobiliare charges 16% of the total price the guest pays you, final cleaning included, and only when a booking is made. VAT applies to the commission only, never to the rent. Which rate applies depends on your VAT ID:

Without a confirmed VAT ID, three desired amounts work out like this:

Discounts: taken off the guest price

A discount comes off your regular guest price: price × (1 − discount). A 10% weekly discount on seven nights at 100 EUR gives 630 EUR instead of 700 EUR. The commission follows what the guest actually pays, so it falls too. On 630 EUR it is 100.80 EUR plus 22.18 EUR IVA, leaving you 507.02 EUR. Without the discount you would keep 563.36 EUR. Check every discount against your desired amount before you offer it.

Comparing with the price index of Terra Mia Immobiliare

The price index of Terra Mia Immobiliare (snapshot of October 29, 2026, the “Vacation home prices in Sicily” page in the guides) covers 94 houses with a season table. For the 72 houses offered all year, the median is 129 EUR per night. A quarter charge less than 83 EUR and a quarter more than 177 EUR. The index describes what is listed. It recommends no price and says nothing about whether a house books at that price.

Compare the guest price from the calculation above with these figures, not your desired amount. The number of bedrooms shapes the price most:

Some groups are small. With six houses at four bedrooms and seven at five or more, one or two houses move the quartiles a lot. That is why the upper quartile for one bedroom (156 EUR) is higher than for two bedrooms (129 EUR).

By province, Ragusa leads among the all-year houses with a median of 177 EUR (14 houses), followed by Palermo at 129 EUR (9 houses), Messina at 119 EUR (39 houses) and Siracusa at 103 EUR (6 houses). Catania and Trapani are missing because each has fewer than five all-year houses listed.

Season steps from the monthly medians

August is the most expensive month: its median of 230 EUR is about 2.5 times January (93 EUR). July is about double, June and September about one and a half times. May (114 EUR) and October (113 EUR) sit roughly a fifth above winter, April and November at 100 EUR. That gives five steps: winter (December to March), April and November, May and October, June and September, July and August. Set a desired amount for each step and divide it by the divisor as above.

What belongs in the price

Terra Mia Immobiliare recommends weekly prices that already include the commission, prices per season, and an open list of extra costs such as final cleaning, the security deposit or electricity. Final cleaning counts toward the total price and so toward the commission base. Tourist tax, electricity, water, gas, heating, air conditioning and the security deposit do not. If you want your cleaning fee to stay with you in full, gross it up the same way as the nightly price.

Taxes in Italy at a glance

Your desired amount is before income tax. For short-term rentals in Italy, from 2026 the cedolare secca, a flat tax on gross rent, is available for at most two apartments per tax period (Law 199/2025; Art. 207 TUIR, D.Lgs. 117/2026), and only to individuals outside a business activity. The rate is 26%, reduced to 21% for one unit the landlord chooses ¹². How this affects what you keep is shown in Net income from a Sicilian vacation home: what is left after commission and tax (example).

Each municipality sets its own tourist tax, and whoever collects the rent is responsible for it. Operators of vacation rentals report their guests to the police through the Alloggiati Web portal within 24 hours of arrival ³. The CIN belongs in every ad, see How to write a vacation rental listing in Sicily: photos, description, prices, CIN and CIR. Whether and how you pay tax on the income in your country of residence depends on your individual case and is not answered here. Terra Mia Immobiliare gives no tax advice.

Next step

Once you have calculated your season steps, enter them in the Pricing step when you create your listing. How to write a vacation rental listing in Sicily: photos, description, prices, CIN and CIR covers what else a listing needs. Listing is free, the commission is charged only when a booking is made, and the guest pays you directly.