Tools · Property management
Best rental property management software.
A property management system syncs your calendars across Airbnb, Vrbo and Booking.com, automates guest messages and keeps one inbox. Here is what each costs and who it fits.
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How this list works
Rankings here are editorial. Nobody can pay to move up, and rule pages on this site are never affected by any partner. We have not run our own head-to-head tests, so we rank on published price clarity, free trials, channel coverage and how well each fits a small host. Your best pick depends on how many properties you have, so read the "best for" line.
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At a glance
Pricing compared
| Tool | Billing | Published price | Free to try |
|---|---|---|---|
| Hospitable | Free plan, then per-property plans | Essentials is free with no subscription fee. Paid plans (Host, Professional, Mogul) are priced per property; extra properties cost $10 (Host) or $15 (Professional, Mogul) each. Base prices load in the pricing calculator on their page | 14-day free trial of all features, no credit card required |
| OwnerRez | Flat monthly fee per account, sliding scale by property count | $40/month for 1 property and $88/month for 5 properties, getting cheaper per property as you add more. Premium features are extra | 14-day free trial |
| Smoobu | Monthly subscription, with a booking-fee option | Professional Flex from $32.55/month plus a 0.9% booking fee; Professional Prepaid $35.36/month; Teams Pro+ $55.57/month. Extra units from about €9.60/month | 14-day free trial, no credit card needed |
| Lodgify | Flat subscription, tiered plans | Four plans (Basic, Starter, Professional, Ultimate); prices change with promotions, so check the live page | 7-day free trial, no credit card required |
| Hostaway | Quote-based, scales with portfolio | No published prices; you request a tailored quote by choosing a listing count (2 to 14, 15 to 49, or 50+) | Demo and quote; no trial stated |
| Guesty | Quote-based | Quote-based; no price list on its site | Not stated |
Choosing
How to pick one
| 1 to 3 properties | Start with a free or low-cost tier Hospitable has a free plan, OwnerRez is $40 a month for one property, and Smoobu starts lower still. All offer a 14-day trial. |
|---|---|
| Direct bookings matter | Look at a built-in booking site Lodgify is built around a direct-booking website; Hospitable adds one on its Professional plan; OwnerRez sells hosted sites as a premium feature. |
| 15+ properties | Expect a sales conversation Hostaway and Guesty are quote-based and aimed at larger portfolios. |
| Pricing tools | Most connect to a dynamic pricing tool See our STR pricing tools comparison for tools that set your nightly rates. |
Reviews
The tools, ranked
1. Hospitable
The only tool here with a genuinely free tier, which covers multi-channel sync and limited automated messaging. Paid plans add unlimited automated messaging, dynamic pricing, direct bookings, owner management and smart-device automation as you grow.
| Billing | Free plan, then per-property plans |
|---|---|
| Price | Essentials is free with no subscription fee. Paid plans (Host, Professional, Mogul) are priced per property; extra properties cost $10 (Host) or $15 (Professional, Mogul) each. Base prices load in the pricing calculator on their page |
| Free to try | 14-day free trial of all features, no credit card required |
| Channels | Airbnb, Vrbo, Booking.com and Agoda, with 0% commission on booking channels |
| Best for | Solo hosts and small portfolios who want automation without a large monthly bill |
| Worth knowing | The free plan limits automation: automated messaging is limited and AI suggested replies are capped at 10 a week. Dynamic pricing is included on paid plans; on the free plan it is free for the first 3 bookings in 30 days, then $5 per property. Add-ons carry their own fees, such as processing fees on custom upsells and security deposits. |
Source: Hospitable pricing page · verified October 5, 2026 · Visit Hospitable
2. OwnerRez
Transparent pricing with no booking fees, no commissions and no contracts. Unlimited bookings, team logins and digital signatures are included in the base price.
| Billing | Flat monthly fee per account, sliding scale by property count |
|---|---|
| Price | $40/month for 1 property and $88/month for 5 properties, getting cheaper per property as you add more. Premium features are extra |
| Free to try | 14-day free trial |
| Channels | Direct API integrations with Vrbo, Airbnb, Booking.com and Google Vacation Rentals |
| Best for | Hosts who want flat, predictable pricing and unlimited team logins |
| Worth knowing | Premium features are billed on top: property management and owner statements, QuickBooks integration, hosted websites, WordPress plugin, SMS messaging and the Rezzy AI assistant. SMS usage fees apply after 500 outbound message segments. A credit card is required on file, and billing is monthly. |
Source: OwnerRez pricing page · verified October 5, 2026 · Visit OwnerRez
3. Smoobu
A low entry price and a long channel list. The flexible plan swaps a slightly lower monthly fee for a small booking fee, so run the numbers on your revenue before choosing.
| Billing | Monthly subscription, with a booking-fee option |
|---|---|
| Price | Professional Flex from $32.55/month plus a 0.9% booking fee; Professional Prepaid $35.36/month; Teams Pro+ $55.57/month. Extra units from about €9.60/month |
| Free to try | 14-day free trial, no credit card needed |
| Channels | Airbnb, Booking.com, Expedia and 100+ booking portals through its channel manager |
| Best for | Hosts who want a low entry price and wide channel coverage |
| Worth knowing | Currency and prices shown depend on where you view the page; confirm yours at sign-up. Annual billing is 10% cheaper and two-year billing 20% cheaper, per the vendor. Additional write-access team accounts cost extra. |
Source: Smoobu pricing page · verified October 5, 2026 · Visit Smoobu
4. Lodgify
Lodgify charges a flat subscription and says it takes no cut of your bookings. It is built around a direct-booking website as well as channel management.
| Billing | Flat subscription, tiered plans |
|---|---|
| Price | Four plans (Basic, Starter, Professional, Ultimate); prices change with promotions, so check the live page |
| Free to try | 7-day free trial, no credit card required |
| Channels | Airbnb, Vrbo, Booking.com and Google Vacation Rentals, plus iCal for others |
| Best for | Hosts who want a website for direct bookings alongside channel sync |
| Worth knowing | The pricing page shows promotional discounts that change; we do not quote a price because it would go stale. Shorter trial than most tools here. |
Source: Lodgify pricing page · verified October 5, 2026 · Visit Lodgify
5. Hostaway
An all-in-one system aimed at larger portfolios. Unpublished pricing means you cannot compare cost until you talk to sales.
| Billing | Quote-based, scales with portfolio |
|---|---|
| Price | No published prices; you request a tailored quote by choosing a listing count (2 to 14, 15 to 49, or 50+) |
| Free to try | Demo and quote; no trial stated |
| Channels | Property management system plus channel manager with 300+ integrations |
| Best for | Growing managers and companies with 15+ listings |
| Worth knowing | Not a fit if you want to see a price before a sales conversation. Entry is aimed at 2+ listings. |
Source: Hostaway pricing page · verified October 5, 2026 · Visit Hostaway
Also worth knowing
Quote-based option
Guesty
Enterprise-oriented property management software. Included here because it is widely used, but it is the least transparent on price.
| Billing | Quote-based |
|---|---|
| Price | Quote-based; no price list on its site |
| Channels | Guesty's channel network |
| Best for | Professional managers and larger portfolios |
| Worth knowing | Pricing requires contacting sales. |
Source: Guesty · verified October 5, 2026 · Visit Guesty
Before you automate
Software cannot tell you whether you may rent
These tools manage bookings for a rental that is already allowed. They do not check permits, owner-occupancy rules, night caps or taxes in your city, and some cities require your permit number in every listing. Look up your market first.
Find your market's short-term rental rules or see our guides.
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