Best PMS for Short-Term Rentals in 2026

This guide is for short-term rental hosts and property managers picking a PMS (property management system). A PMS is the software that syncs your calendars, messages guests and runs turnovers. Search results for "PMS" also show management companies, but this page is about the software. It covers the nine platforms hosts ask about most: Guesty, Hostaway, Hostfully, OwnerRez, Hospitable, Lodgify, Smoobu, Uplisting and iGMS.

You'll be able to price your own portfolio on the tools that publish their rates, score how much software you need, settle the common "X vs Y" questions and switch systems without losing a booking. Every price below comes from the vendor's own pricing page or help center, checked in October 2026.

What a PMS Does and When You Need One

A PMS sits between you and every place you take bookings. Its core job is channel management: one calendar across Airbnb, Vrbo, Booking.com and your own website, so a night booked on one channel closes on the others. Most PMS tools build on that with a shared inbox and scheduled messages, cleaning tasks created from checkouts and a direct booking website. Manager plans add owner statements and payouts.

No PMS creates demand. It sends the listing you already have to more places and runs the work behind each stay. If the photos are tired or the price is off, a PMS just sends that same listing to more channels. Keep that in mind when a sales demo talks about more bookings.

Signs You Have Outgrown Airbnb's Own Tools

• A second channel. Once you also list on Vrbo or Booking.com, a slow calendar sync can sell the same night twice.
• Repeat messages. You type the same check-in note, house rules and checkout reminder every week.
• A team. A cleaner or co-host needs dates and tasks without your login.
• Someone else's home. The day you take a management fee, owner statements and payouts become part of the job.
• Your own site. You want a booking website with live availability and prices.

Once two of these apply to you, start a trial. One or two homes listed only on Airbnb can run well on Airbnb's own calendar and saved message templates while you learn your market.

The Airbnb Fee Rule That Comes With Software

Before you connect any PMS to Airbnb, know how your fee changes. Airbnb's service fee article says the single, host-only fee is mandatory for most hosts, and the hosts it names include those who use property management software. Under that structure, the whole fee comes out of your payout, and most hosts pay 15.5%. Under the split fee, hosts usually pay 3%, and guests pay 14.1% to 16.5% of the booking subtotal.

PMS Comparison Table for 2026

The table sorts the nine tools by the portfolio size each vendor says it serves, from enterprise-leaning to starter-friendly. "Not listed" means the vendor's pricing page didn't mention the feature when we checked in October 2026, so ask the vendor before you rule it in or out. Prices are in the next section.

Two columns matter more than the rest. If you manage for owners, owner statements are required. If a contract or your state's rules make you hold owner or guest money in a separate account, ask each vendor how its accounting handles that, and confirm the rule with your accountant or a local lawyer. If your own website is part of the plan, check whether it's included or an add-on, because that changes the monthly price.

If your tool isn't on this list, Cavmir™ keeps a wider directory of PMS platforms you can scan before you build a shortlist.

Published PMS Prices as of October 2026

At least seven of the nine publish a starting price. Hostaway gives prices only by quote after a demo, and Guesty publishes a price only for its Lite plan. Lodgify lists its plans on its own pricing page, which we could not load for this update, so you won't find a Lodgify figure here. Currencies are shown as each vendor shows them.

Example: a made-up host with six units, each booked about 15 nights a month. On Hospitable Professional that's $119 a month: $59 covers the first two properties, plus four more at $15. OwnerRez base comes to $96 ($40, then $15, $15, $10, $8 and $8). Adding the Property Management and hosted website add-ons brings OwnerRez to $155. iGMS FLEX is $120, because the $20 minimum applies to each unit at 15 booked nights. Hospitable Mogul, which adds owner statements, is $189.

Nine PMS Platforms and Who Each Fits

They're listed in the same order as the table: enterprise-leaning first, starter-friendly last. All nine are working products with paying customers. What matters is how well each fits your size, your owners and your website plans. Under most of them you'll find a companion guide on marketing a property that runs on it.

Guesty

Guesty sizes its plans by listing count on its pricing page: Lite for 1 to 3 listings, Pro for 4 to 199 and Enterprise for 200 or more. Lite starts at $9 per listing a month with a 14-day free trial. Pro and Enterprise are priced by quote, and annual billing costs less than monthly. Every plan includes a site builder with templates. Pro adds an owners portal with owner statements, and trust accounting is sold as an add-on. Guesty says it charges no percentage fee on direct reservations.

Guesty's channel directory names 43 sites, from Airbnb, Vrbo and Booking.com to Google Travel, Plum Guide and Glamping Hub. It fits managers who expect to grow past a few dozen units and want channels, owners and accounting from one vendor. If that's you, read how marketing works for listings run on Guesty.

Hostaway

Hostaway doesn't publish prices. Its pricing page leads to a demo request, and the price comes as a quote. Its own product summary describes a website builder and booking engine for commission-free direct reservations, plus financial reports that show owners their rental income, expenses and net payouts. Its named connections include Airbnb, Vrbo, Booking.com, Expedia, Google Vacation Rentals, Homes & Villas by Marriott Bonvoy, Plum Guide, Glamping Hub and Houfy.

Hostaway says it's built for property managers and hosts. Because you only get a price by quote, send the questions in the copy block further down before the demo. Then you can compare total prices, not feature lists. Companion guide: marketing a Hostaway-run portfolio.

Hostfully

Hostfully publishes per-property pricing on its pricing page. Growth starts at $15 per property a month for 1 to 50 listings, and Pro starts at $25 for 1 to 199. Enterprise uses custom volume pricing for 200 or more. Every plan adds a platform fee, but the page doesn't say how much it is. Growth also carries a 1% payment gateway fee and a 0.85% direct booking fee, and Pro and Enterprise drop both.

All three plans include a direct booking website, a channel manager, owner financial reports and an owner portal. Hostfully says it connects to over 60 booking platforms and names Airbnb, Vrbo, Booking.com, Google Travel and Viator. Its digital guidebook is a paid add-on on every plan, and Pro adds a dedicated customer success manager. It fits small and mid-size managers who want owner reports and a website in the base plan. Companion guide: marketing with Hostfully.

OwnerRez

Of the nine, OwnerRez publishes the most detailed price list, in its Costs and Fees article. The base fee is $40 a month for the first property. After that it's $15 each for properties 2 and 3, $10 for the 4th, $8 each for 5 to 9 and $7 each for 10 to 19. The rate keeps falling: $6 each for 20 to 49, $4 each for 50 to 99, $3 each for 100 to 199 and $2 each from 200. The base price includes channel management for Vrbo, Airbnb, Booking.com and Google Vacation Rentals. There's a 14-day trial and no minimum term.

Premium features are priced separately on the same kind of falling scale. Property Management adds commissions, owner statements and expense recording, and it starts at $10 for the first property. A hosted website starts at $15, and the WordPress plugin with integrated sites starts at $10. SMS costs $15 per claimed number. OwnerRez fits detail-minded self-managers and small managers who want to pay only for the features they switch on and are comfortable setting things up themselves. Companion guide: marketing an OwnerRez property.

Hospitable

Hospitable's pricing article, updated September 16, 2026, lists four plans. Essentials is free with unlimited properties. It covers the shared inbox, automated messages and calendar sync with Airbnb, Vrbo, Booking.com and Agoda. Host is $29 a month with one active property included, then $10 for each extra, up to two properties. Professional is $59 with two included and $15 for each extra. Mogul is $99 with three included and $30 for each extra. Annual billing takes 12% off, and the 14-day trial includes every feature.

Hospitable bills on active properties. A property counts as active if it had at least one check-in in the billing cycle or had dynamic pricing switched on. An extra property with no check-ins that month doesn't add to the bill, which helps seasonal hosts. The direct booking website starts on Professional. Mogul adds a custom-branded site, accounting, an owner portal, owner statements and commission tracking. Hospitable lists owner payouts and trust accounting as coming soon, so confirm both if you need them. It fits self-managing hosts and small managers who want messaging automation first. Companion guide: marketing with Hospitable.

Hospitable offers 25% off for three months through Cavmir's partner link.

If you already run on Hospitable, see what Cavmir's Hospitable connection does for your own website.

Lodgify

Lodgify is best known for its website builder, and the bookable site sits at the center of the product. That suits hosts whose first goal is a branded site that takes bookings. Lodgify lists its plans on its own pricing page, which we could not load for this update, so we don't quote a figure. Open it and price your own unit count. In the trial, check which plan includes owner reports and which channels connect directly.

Put Lodgify on your shortlist if you run your own homes and the website matters more to you than owner accounting. Companion guide: marketing a Lodgify-based property.

Smoobu

Smoobu bills in euros. Its pricing page says one unit starts at €28 a month and each extra unit from €9.60, and it shows dollar and pound prices only as estimates. Professional Flex carries a 0.9% fee per booking, while Professional Prepaid and Teams Pro+ have no booking fee. Yearly billing saves 10%, two-year billing saves 20%, and the 14-day trial needs no card.

The Professional plans include a website builder and booking website. Smoobu says all plans sync with Airbnb, Booking.com, Expedia and more than 100 other portals. Teams Pro+ adds e-invoicing, priority support and two write-access accounts. The pricing page doesn't mention owner statements, so Smoobu suits self-managing hosts better than managers with owner payouts. Companion guide: marketing with Smoobu.

Uplisting

Uplisting's pricing page showed prices in pounds when we checked. Independent Host starts at a flat £40 a month and is capped at four properties; the page also shows a £72 figure, so confirm the price for your exact count. Operator is £16 per listing with a £90 monthly floor, and Manager is £13 per listing with a £208 floor. You pay the higher of the per-listing total and the floor. Portfolios of up to 10 properties can pay as they go instead: £0 a month plus 3% per booking on Independent Host, or 1.5% on Operator. From 41 properties, Operator and Manager move to custom quotes.

All plans include Airbnb, Booking.com and Vrbo, and Operator and Manager add Google Vacation Rentals. Every plan includes a basic direct booking site, and below Manager a Plus site costs £30 a month extra. Manager includes owner statements, and the lower plans can add them. It fits small teams that want a published price with a clear floor.

iGMS

iGMS publishes three plans on its pricing page. FLEX costs $1 per booked night with a $20 monthly minimum per property and no booking fee. For one property, PRO is $48 a month on monthly billing or $38 on annual, and PRO+ is $69 or $56. The per-property rate falls as you add units: at 20 properties, PRO is $14.20 each a month on monthly billing, or $11.35 on annual. After the first property, iGMS bills only for properties with at least one confirmed booking that month.

PRO adds a bookable website, brand management and an owner portal. PRO+ adds owner statements, property expenses, a cash flow report and dynamic pricing in six countries, the US among them. Its channel list names Airbnb, Vrbo, Booking.com, Expedia and TripAdvisor. FLEX suits seasonal hosts who want the cost to follow occupancy.

Head-to-Head PMS Matchups

These are the pairings hosts search for most. Each answer uses the published facts above, and your own trial settles the rest.

Guesty vs Hostfully for a Small Manager

For 1 to 3 units, Guesty Lite has the lower entry price on paper. From four units, get a written Guesty Pro quote and compare it with Hostfully's starting price plus its platform fee. The platform fee is the number that decides it, so ask for it in writing.

Hostaway vs Hostfully

Both are built for managers. For channels, Hostaway's summary names Airbnb, Vrbo, Booking.com, Expedia, Google Vacation Rentals and several premium rental sites, and Hostfully says it connects to over 60 platforms. For automation, test your three most common guest messages and your turnover workflow in each demo or trial. For price, Hostfully publishes a starting rate and Hostaway quotes, so ask Hostaway to price the same unit count. For support, Hostfully lists 24/7 support on Growth and a dedicated customer success manager on Pro. Ask Hostaway what support your quote includes.

Hostfully vs Guesty vs Lodgify for All-in-One

All three put a direct booking website in the picture. Hostfully includes the website and owner reports on every plan. Guesty includes a site builder on every plan and adds owner statements on Pro. Lodgify puts the website at the center of its product. If you manage for owners, Hostfully or Guesty Pro is the closer fit. If you run your own homes and the website comes first, trial Lodgify alongside them.

Smoobu, Guesty, Hostaway or Lodgify

Start with two facts: your size, and if you pay owners. With one to three homes, look at Guesty Lite or Smoobu, which both publish prices. If you self-manage and want your website first, look at Smoobu's Professional plans or Lodgify. A management company with owners should look at Guesty Pro and Hostaway. Both price by quote, so get two written quotes for the same unit count.

Lodgify vs Uplisting

Uplisting publishes per-listing prices with a monthly floor and includes a basic direct booking site on every plan, while Lodgify centers its product on the website. If you want Google Vacation Rentals and owner statements in one plan, Uplisting's Manager tier lists both. Price both at your unit count, then compare the two booking sites side by side on a phone.

A Good PMS That Is Not Guesty

If Guesty's quote or setup doesn't suit you, these manager-tier tools are the closest alternatives here:

• Hostaway, priced by quote
• Hostfully, from $15 a property plus a platform fee
• Hospitable Mogul, $99 for three properties and $30 for each extra
• OwnerRez with its Property Management add-on
• Uplisting Manager
• iGMS PRO+

Each lists owner statements in some form. For self-managing hosts, Hospitable Professional, Smoobu and iGMS PRO cover calendar sync, messaging and a booking website at published prices.

Channels, Direct Booking Websites and Glamping

When people ask for a tool to manage calendars across several properties, they usually mean a channel manager. Every tool here syncs with Airbnb, so the differences show up in the second tier of sites. The table lists the channels each vendor names on its own pages. Most pricing pages don't say which channels connect directly and which use a slower calendar-link sync, so ask.

Guesty's channel manager page gives "60+" in one place and "70+" in another, so the table uses the named directory instead.

For the bigger question of which channels are worth adding at all, read our guide to multi-channel distribution for short-term rentals.

Direct Booking Support

The comparison table above shows which plans include a website and which sell it as an add-on. Whichever you pick, test the booking flow on a phone during the trial, and check that the first price a guest sees includes your cleaning fee.

Your direct site is for people who find you on Google, on social media, by your brand name or through a referral, and for guests who first booked with you directly. Airbnb's Off-Platform and Fee Transparency Policy bans three things. You can't ask Airbnb guests to move current, future or repeat stays off Airbnb. You can't offer discounts to get them to do it. And you can't use their contact details for marketing. Airbnb says repeated or severe violations can lead to suspended or deactivated listings, and payments for Airbnb stays have to stay on Airbnb.

So a PMS website works for demand you build yourself. Our direct booking strategy guide covers how to build that demand within the platforms' rules.

Glamping and Seasonal Sites

Glamping operators search for PMS comparisons often. Guesty and Hostaway both name Glamping Hub among their channels. If your sites close for part of the year, billing matters as much as features. Hospitable charges for extra properties only when they had a check-in in the billing cycle or had dynamic pricing switched on. After the first property, iGMS bills only for properties with a confirmed booking that month, and its FLEX plan ties cost to booked nights. Before you sign, ask each vendor how it handles several identical units, such as five tents of the same type, so you don't have to build five separate listings by hand.

Questions to Ask Before You Sign

Three costs are easy to miss: a per-booking percentage you didn't price, an onboarding fee, and a website that costs extra. Get the answers in writing before the demo, so every vendor answers the same questions. Send this to each tool on your shortlist.

Hi [Sales contact name],

I'm comparing property management systems for [number] units listed on [channels, for example Airbnb, Vrbo, Booking.com and my own website]. Before our demo, could you answer these in writing?

1. What is my total monthly price for [number] units, including any platform fee, payment gateway fee or per-booking percentage?
2. What does that price become at [number you expect in 12 months] units?
3. Is there an onboarding or setup fee, and what does it cover?
4. Is billing monthly or annual, and what is the minimum contract term?
5. Is a direct booking website included at that price, and can it use my own domain?
6. Do owner statements come with this plan? Is trust accounting included, an add-on, or not offered?
7. Which channels connect directly, and which only by calendar link?
8. Which payment processors do you support for direct bookings?
9. If I leave, can I export all reservations, guest records and financial data as a file?
10. What support hours and channels come with this plan?

Thanks,
[Your name]
[Company name]

Billing Terms Worth Reading Twice

• Hospitable. Annual billing saves 12%. The base subscription is charged even if every property is muted or inactive.
• iGMS. With fewer than 10 properties, an annual plan is charged in full within 3 business days. At 10 or more, annual billing runs monthly under a signed annual contract.
• Smoobu. Yearly billing saves 10% and two-year billing saves 20%. Every subscription is billed in euros, so the dollar cost moves with the exchange rate.
• Uplisting. Annual billing is only on Operator and Manager, at 10% off. Monthly plans have no contract.
• OwnerRez. No contract or minimum term, and payment by card only. Usage fees start after 500 outbound message segments.
• Hostfully. Monthly billing has no discount, and its FAQ recommends the yearly plan. Onboarding help is sold separately.
• Guesty. Annual plans cost less than monthly ones.

How to Switch PMS Without Losing a Booking

Switching is when bookings get lost. A reservation doesn't come across, a calendar sits unsynced for a day, or nobody charges the balance due on a direct booking. Airbnb's guide to switching software sets the order. First, remove your current software's access under Account settings, Privacy, Connected services. Next, connect your listings from inside the new software. Then sync your calendar and reservations right away. Airbnb warns that removing access automatically disconnects every listing tied to that software. If you're not ready to connect the new software at once, you can temporarily unlist or snooze the listing.

That means the switch itself happens in one day, so do the slow parts first. Avoid switching in your busiest month, when a sync gap costs the most.

1. Two weeks beforeRequest your data export, list every future reservation with amounts paid and balances due, and copy every message template and automation.
2. One week beforeSet up the new system in its trial: rates, fees, taxes, minimum stays, cleaning tasks and payment processor. Test one small direct booking.
3. Switch dayOn Airbnb, remove the old software's access, then connect the new software at once. Reconnect Vrbo, Booking.com and the rest the same day.
4. The next two weeksCheck every future reservation against your export each day, and point your website's booking box at the new system.
5. After two clean weeksCancel the old plan, checking first that you've passed its notice date.

Ask your current vendor for the export early, and in writing. The copy below covers the data you'll need. Use guest details from Airbnb stays only to run those stays, because Airbnb's policy bans using them for marketing.

Hi [Support team],

I'm planning to move account [account name or ID] to another system on [date]. Before then, please help me export:

- All future reservations, with guest names, dates, channel, amounts paid and balances due
- Past reservations for [period, for example the last 24 months]
- Owner statements and payout history for [owner names or all owners]
- Rate, fee and tax settings for each listing
- Saved message templates and automation rules

Please confirm the file formats, how long my data stays available after I cancel, and the last day I can cancel without starting another billing cycle.

Thanks,
[Your name]

What to Do This Week

1. Score yourself. Run the scorecard above twice, once for today and once for 12 months from now. Write down both unit counts.
2. Price three plans. Use the calculator at both unit counts. Then add any per-booking percentage at your expected revenue.
3. Send the questions. Email the sales copy block to every vendor that quotes by request or leaves a fee unstated: Guesty Pro, Hostaway and the Hostfully platform fee.
4. Start two trials. Load the same listing into both, and send yourself a test booking and the three messages you use most.
5. Book the switch. Pick a quiet week, request your data export now, and print the switching checklist.

The Gap Every PMS Leaves Open

Every tool above runs the operation, but none of them gives guests a reason to pick your place. That takes being found on Google and in AI answers, a brand people remember and a direct booking site that turns visits into stays, and it's a separate job. Cavmir builds direct-booking websites on Hospitable, Guesty, Hostaway, Hostfully and OwnerRez, connected to the PMS you already use. See the direct booking website service for what that includes.

Cavmir's prices are published on the pricing page, so you can compare them with the software costs above.

If you'd like a second opinion on which tier of software your portfolio needs, or how your website should work with it, book a call.

Sources

Every figure in this guide comes from these sources, checked in October 2026.

• Guesty, "Pricing", October 2026: guesty.com
• Guesty, "Channel Manager", October 2026: guesty.com
• Hostaway, "Product summary (llms.txt)", October 2026: hostaway.com
• Hostaway, "Pricing" (demo and quote request), October 2026: hostaway.com
• Hostfully, "Property Management Software Pricing", October 2026: hostfully.com
• OwnerRez, "Pricing", October 2026: ownerrez.com
• OwnerRez, "Costs and Fees", October 2026: ownerrez.com
• Hospitable Help Center, "Hospitable pricing and subscription costs", updated September 16, 2026: help.hospitable.com
• Hospitable, "Pricing", October 2026: hospitable.com
• Smoobu, "Pricing", October 2026: smoobu.com
• Uplisting, "Pricing", October 2026: uplisting.io
• iGMS, "Pricing", October 2026: igms.com
• Airbnb Help Center, "Service fees", October 2026: airbnb.com
• Airbnb Help Center, "Off-Platform and Fee Transparency Policy", October 2026: airbnb.com
• Airbnb Help Center, "Switch to a new property management software", October 2026: airbnb.com