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Directory · 32 platforms
A property-management system is the operating system underneath your short-term-rental business — the place where calendars sync, messages auto-send, payouts reconcile, and owners get statements. Pick the wrong one and you'll feel friction every day; pick the right one and the business almost runs itself.
Compare at a glance · pricing checked September 26, 2026
Published pricing as each vendor shows it, the portfolio size each system is built for, the pricing model and the trial. Where a vendor publishes no rate card we say so instead of guessing. Filter by the number of listings you run.
| Platform | Built for (portfolio size) | Published pricing | Pricing model | Free trial | Source |
|---|---|---|---|---|---|
| Guesty Grow on it with Cavmir | Lite for 1 to 3 listings; Pro 4 to 199; Enterprise 200+ (vendor bands) | Lite from $9 per listing per month (1 to 3 listings). Pro (4 to 199 listings) and Enterprise (200+) are quoted. | Per listing; quote above 3 listings | 14 days (Lite) | V |
| Hostaway Grow on it with Cavmir | Priced by listing band: 2 to 14, 15 to 49, 50+ (single listing on request) | No public rate card. Pricing is quoted through a calculator by listing band (2 to 14, 15 to 49, 50+). | Quote by listing band | Not published | V |
| Lodgify Grow on it with Cavmir | 1 to 20 listings (Cavmir's read) | Four plans (Basic, Starter, Professional, Ultimate) priced per property; the vendor page blocks automated checks, and third-party rate cards in September 2026 put Starter at about $16 per month billed annually (about $33 month to month) with a 1.9% fee on direct bookings on the entry plan. | Per property plus a booking fee on the entry plan | 7 days | 3 |
| Hostex | 1 to 50 listings (Cavmir's read) | From $4.90 per property per month; no booking fee; annual billing saves 33%. Premium tier is quoted. | Per property | 15 days, no card | V+3 |
| OwnerRez Grow on it with Cavmir | 1 to 100 properties (Cavmir's read) | Sliding ladder by property count: $40 for the first property, cheaper per property after that (five properties come to $88 per month). Websites, QuickBooks and property-management tools are paid add-ons. | Per property, marginal ladder | 14 days | V+3 |
| Hostfully Grow on it with Cavmir | Growth 1 to 50 listings; Pro 1 to 199; Enterprise 200+ (vendor bands) | Growth $15 per property per month plus a platform fee (1 to 50 listings); Pro $25 per property per month plus a platform fee; Enterprise quoted. Growth carries a 1% payment gateway fee and a 0.85% direct-booking fee. | Per property plus platform fee | Not published | V |
| Streamline | Professional managers, typically 50+ units | Quote only; no published rate card. | Quote | Demo | V |
| Escapia | Professional managers, typically 50+ units | Quote only; a flat monthly fee based on the number of properties managed. | Quote, flat monthly | Demo | V |
| Track | Professional managers, typically 50+ units | Quote only; sold by demo. The vendor site was unreachable on our check date, so this line carries from the previous edition. | Quote | Demo | NR |
| iGMS Grow on it with Cavmir | 1 to 50 properties (Cavmir's read) | FLEX $1 per booked night with a $20 per property monthly minimum; PRO $38 per property per month; PRO+ $56; per-property rates fall with volume. | Per property, or per booked night | Free trial | V |
| Smoobu Grow on it with Cavmir | 1 to 20 properties; custom above 20 | Professional Flex $33.07 (EUR 29) per property per month with a 0.9% booking fee, or Professional Prepaid $35.92 with no booking fee; Teams Pro+ $56.45. Custom quotes above 20 properties. | Per property, optional booking fee | 14 days, no card | V |
| Tokeet | Standard covers up to 10 rentals; larger tiers by rental count | Standard $134.90 per month flat for up to 10 rentals; a free plan exists; larger tiers priced by rental count (annual saves 20%). | Flat fee by rental band | 15 days, no card | V |
| Uplisting Grow on it with Cavmir | Independent Host up to 4 properties; Operator 5+; Manager for larger portfolios (vendor bands) | Independent Host GBP 40 per month for up to 4 properties (or GBP 0 plus 3% per booking); Operator GBP 16 per listing with a GBP 90 floor (or 1.5% per booking); Manager GBP 13 per listing with a GBP 208 floor. Direct booking site add-on GBP 30 per month. | Per listing or commission | 14 days | V |
| Hostify | 5 to 199 rentals on monthly plans; 200+ quoted | $20 per rental per month for 5 to 19 rentals, $16 for 20 to 49, $13 for 50 to 99, $10 for 100 to 199; under 5 rentals is an annual-only $1,000 per year; 200+ quoted. A 30% promotion was running in September 2026. | Per rental, volume tiers | None listed; 14-day money-back | V |
| Beds24 | 1 to 100+ units (Cavmir's read) | From EUR 15.50 per month, priced per rental unit with no booking commission; channel connections EUR 0.55 per link per month; extra logins EUR 2 per month. | Per unit plus add-ons | Free trial, no card | V |
| CiiRUS | Professional managers, strong in Florida (Cavmir's read) | Quote only; described as flat per-property fees with no setup costs and no long-term contracts. | Quote, flat per property | Demo | V |
| Smily | Mid-size European portfolios (Cavmir's read) | No public rate card: Smily describes a transaction-based fee with a monthly minimum plus optional add-ons; quotes by demo. | Transaction fee with a monthly minimum (quoted) | Demo | V |
| Avantio | 20 to 400 properties; above 400 quoted (vendor) | EUR 14 per property per month with a EUR 295 monthly minimum for portfolios under 20 properties; no booking commission; above 400 properties quoted. | Per property with a monthly minimum | None; demo | V |
| Eviivo | B&Bs, inns and small hotels; volume pricing above 10 rooms | Single property from $50 per month; multi-property from $125 per month; $0.50 per confirmed booking; per-room add-ons from $1 to $3 per room per month; volume pricing above 10 rooms. | Flat plus per-booking fee | None; 30 days free at onboarding | V |
| GuestWisely (formerly 365villas) | 20 to 500+ properties (vendor) | Quote only, tailored to portfolio size (20 to 500+ properties). 365villas rebranded as GuestWisely; 365villas.com now redirects there. | Quote | Demo | V |
| Hospitable Grow on it with Cavmir | 1 to 20 properties (Cavmir's read) | Essentials free (unlimited properties, unified inbox and calendar); Host $29 per month for 1 property plus $10 per additional; Professional $59 for 2 plus $15 each; Mogul $99 for 3 plus $30 each. | Flat plus per additional property | 14 days, no card | H |
| Zeevou | 1 to 50 units; custom above 50 (vendor) | Forever Free plan (unlimited properties, direct booking website included); paid plans are built from modules on a Core plan rather than a public rate card; custom pricing above 50 units. | Free tier plus modular paid plans | Free plan; 30-day money-back | V |
| Bookiply by Holidu | Owners who want done-for-you distribution, mainly Europe | No monthly fee: a Holidu fee of 6% per confirmed booking plus partner-channel commissions on OTA bookings, and a one-time onboarding fee whose published amount varies by market. Bookiply is part of the Holidu Group and now trades as Holidu. | Commission per booking | Not applicable | V+3 |
| NewBook | Parks, hotels and multi-property groups | Quote only; no published rate card. | Quote | Demo | V |
| Cloudbeds | Hotel-style inventory, 10+ rooms (Cavmir's read) | Quote only across Flex, One, Experience and Enterprise plans. | Quote | Demo | V |
| Mews | Hotel-style inventory and hotel groups | Quote only across Essentials, Advanced and Enterprise plans. | Quote | Demo | V |
| Apaleo | Roughly 50+ rooms (EUR 400 minimum at EUR 8 per room) | EUR 8 per room per month with a EUR 400 monthly minimum; online payment processing from 0.6%; no setup, license or integration fees. | Per room with a monthly minimum | Free trial | V |
| Barefoot Technologies | 1 to 150+ units in 50-unit bands (vendor) | $800 per month for 1 to 50 units, $1,100 for 51 to 100, $1,400 for 101 to 150, then $300 per additional 50 units; annual payment saves 10%; Airbnb and Vrbo integrations billed at 1% of rent. | Flat fee by unit band | Demo | V |
| Jurny | Roughly 20+ units ($400 minimum on the base module) | jOS AI base module $19 per unit per month ($13.30 billed annually) with a $400 monthly minimum; the PMS module adds $29 per unit per month; guest experience, smart devices, screening and pricing are further per-unit modules. | Per unit, modular | None listed | V |
| Kigo (now part of Guesty) | No longer sold separately | Kigo's website now redirects to Guesty after the acquisition; there is no separate Kigo pricing. Evaluate Guesty instead. | See Guesty | See Guesty | V |
| Stays.net | Brazilian hosts and managers, 1 to 50+ listings | Super Host BRL 79 per month plus 2% per booking; Professional BRL 149 plus 1.9%; Administrator BRL 199 plus 1.8%; Agency BRL 249 plus 1.7%; custom plans quoted. | Flat plus commission | Demo | V |
| RMS Cloud | Hotels, parks and serviced apartments, mainly APAC | Quote only across Accelerate and Elevate tiers. | Quote | Demo | V |
Source codes: V Vendor page · H Vendor help center · V+3 Vendor page + rate card · 3 Third-party rate card · NR Not re-verified. Prices are the vendors’ own published figures on the check date, converted to nothing and rounded to nothing; currencies are shown as published. Vendors change pricing without notice, so confirm on the linked page before you sign. Cavmir takes no affiliate commission from any platform listed.
Shortlist by portfolio size
Cavmir’s read as of September 26, 2026, based on the published bands above and the systems our clients run. It is a starting shortlist, not a ranking.
Hospitable’s Essentials tier is free for a unified inbox and calendar sync, Hostex starts at $4.90 per property per month, and Lodgify, Smoobu and OwnerRez each sit at or under about $40 a month for a single property. Pick the one whose direct-booking site you actually like, because that is the piece a marketing plan builds on.
OwnerRez’s ladder gets cheaper per property as you add units, iGMS prices per property or per booked night, Uplisting and Hostfully Growth are built for this band, and Hostaway quotes by listing band starting at 2 to 14 listings. Compare the booking and platform fees, not just the sticker price.
Trust accounting, owner reporting and team permissions matter more than price per door here. Guesty Pro (4 to 199 listings), Hostaway, Hostfully Pro, Hostify and Uplisting Operator all quote in this range; Avantio is built for 20 properties and up.
Streamline, Track, Escapia, CiiRUS and GuestWisely serve vacation-rental management companies; Cloudbeds and Mews fit hotel-style inventory. Barefoot publishes a flat rate from $800 a month for up to 50 units. Budget for implementation time as well as the subscription.
The right management system removes friction — but a full calendar comes from brand, distribution, and direct bookings, not from software. If you're an operator looking to grow, Cavmir works on top of whatever you run:
Cavmir Preferred Platforms
Your PMS stays the system of record. Cavmir builds the brand, the direct-booking website you own and the campaigns that fill it on top of it. Diamond, Gold and Bronze are our own tiers: Diamond marks the platform Cavmir partners with directly, Gold and Bronze rank how deeply our work runs on each platform.
Hospitable helps short-term rental hosts and property managers automate guest communication, manage reservations and calendars across booking channels, and coordinate property operations.
Cavmir is a member of Hospitable’s Partner Network. Our Hospitable connection runs live today on Libema Properties’ 13 Orlando homes; Cavmir’s Hospitable Marketplace listing has been submitted and is in Hospitable’s review.
Running something else, or no PMS at all? We work with that too.
Diamond, Gold and Bronze are Cavmir’s own preference tiers; no company named here awarded or paid for its tier. Cavmir is a member of Hospitable’s Partner Network; it is independent of, and not endorsed by, the other companies named. Product names are trademarks of their respective owners. See all 32 platforms compared ↓
The mainstream picks — the platforms that come up in nearly every PMS conversation we have with clients.
Enterprise-grade PMS for professional STR operators and managers.
Cavmir take: The "default" choice for serious operators. Heavy and powerful — overkill for casual hosts.
Mid-market PMS with strong automation and a friendly admin UI.
Cavmir take: Most-recommended PMS for the 5–50 listing tier. Sales process is sometimes pushy.
Easy DIY platform that pairs PMS with a drag-and-drop website builder.
Cavmir take: Lowest barrier to entry. Less depth on owner accounting than Guesty/OwnerRez.
Bargain-priced channel manager + PMS for hosts who want OTA breadth without enterprise pricing.
Cavmir take: Cavmir's #1 pick when the brief is "list everywhere, as cheap as possible." Our default recommendation for low-budget multi-channel clients — unbeatable cost-per-listing, even if it won't replace Guesty or OwnerRez at enterprise scale.
Visit Hostex →
The owner-operator favourite — deep, flexible, and famously well-supported.
Cavmir take: Steeper learning curve but the most-loved tool among long-time hosts.
Brand-led platform built around digital guidebooks and guest experience.
Cavmir take: Guidebook product is best-in-class. PMS features are solid but not the deepest.
Old-guard enterprise PMS for large vacation-rental management companies.
Cavmir take: Powerful but dated UI. Often replaced by Guesty/Track at upgrade time.
Visit Streamline →
Vacation-rental PMS owned by Vrbo (Expedia Group) — deep US-market roots.
Cavmir take: Strong on accounting; UI shows its age. Loyalty is high among long-time users.
Visit Escapia →
Enterprise PMS with built-in CRM, ops, and call-centre tooling.
Cavmir take: Formerly TravelNet Solutions (TNS), which renamed itself Track in March 2026. The strongest CRM story in the enterprise tier.
Visit Track →
Lightweight automation + multi-channel sync aimed at small hosts.
Cavmir take: A clean, focused tool. Not the choice for owner trust accounting.
Visit iGMS →
European-favourite channel manager + PMS at an approachable price.
Cavmir take: Owned by HomeToGo since 2021 (part of its HomeToGo_PRO unit) but still operates as a distinct product.
Modular PMS — buy only the apps you need, low base price.
Cavmir take: Cheap base price climbs once you bolt on add-ons. Good fit if you value modularity.
Visit Tokeet →
Modern channel manager + automation, especially loved in the UK and EU.
Cavmir take: Beautiful product. Pricing climbs quickly past 20 listings.
Channel-first PMS for mid-market managers wanting OTA breadth.
Cavmir take: Strong on Booking.com sync. Less brand awareness than Guesty/Hostaway.
Visit Hostify →
Endlessly configurable, technically minded PMS at a very low price.
Cavmir take: Phenomenal value if you embrace the learning curve. Hard for non-technical hosts.
Visit Beds24 →
Vacation-rental PMS with a built-in B2B / travel-agent distribution layer.
Cavmir take: Niche but loved in Disney-area resort markets.
Visit CiiRUS →
European all-in-one PMS + direct-booking site (formerly BookingSync), acquired by Guesty in September 2026.
Cavmir take: Rebranded from BookingSync in 2022. Polished EU-first product.
Visit Smily →
Long-running European PMS with a strong channel manager and websites suite.
Cavmir take: A safe, well-supported choice if your portfolio is largely European.
Visit Avantio →
Booking + PMS suite that bridges B&Bs, small hotels, and STR.
Cavmir take: Best-in-class for properties that look more like a small hotel than an Airbnb.
Visit Eviivo →
PMS for professional villa and vacation-rental managers — renamed from 365villas to GuestWisely in October 2025.
Cavmir take: Less hyped than Guesty/Hostaway but well-suited to villa-only portfolios.
Visit GuestWisely →Less popular than the top 20 — but worth a look if your portfolio shape, region, or tech taste pulls you outside the mainstream.
Automation-first platform that started as Smartbnb messaging and grew into a full PMS.
In Hospitable’s words: “Hospitable helps short-term rental hosts and property managers automate guest communication, manage reservations and calendars across booking channels, and coordinate property operations.”
Cavmir take: Best-in-class for hands-off automation. PMS depth has grown fast but isn't at Guesty/OwnerRez levels yet.
Cavmir integration: live on Libema Property Rentals through Hospitable’s Public API; Cavmir’s listing on Hospitable’s Apps page is in review with Hospitable. How it connects →
Direct-booking-obsessed PMS built to wean operators off Airbnb dependency.
Cavmir take: Sharp focus on direct bookings sets it apart. Less brand awareness outside the UK.
Visit Zeevou →
Holidu's host software and booking service — Bookiply was folded into the Holidu brand in November 2023.
Cavmir take: Different model — they market and book on your behalf for a cut. Good for owners who don't want to learn a tool.
Visit Holidu →
Multi-property PMS spanning holiday parks, resorts, and serviced STR.
Cavmir take: A category-blender — handy if your portfolio doesn't fit a single mould.
Visit NewBook →
Hospitality PMS popular with hostels, B&Bs, and small hotels — increasingly used for STR.
Cavmir take: Built for hospitality first, STR second — pick it if your model is closer to a small inn than an Airbnb.
Visit Cloudbeds →
Modern hotel PMS expanding aggressively into serviced apartments and STR.
Cavmir take: The most-loved PMS in the modern hotel world. Overkill for a pure 5-listing Airbnb host.
Visit Mews →
API-first platform PMS — built to be customised, not just used out of the box.
Cavmir take: For teams with developers. Wrong choice if you want a turnkey product.
Visit Apaleo →
Old-guard US enterprise PMS for established vacation-rental management companies.
Cavmir take: Mature, conservative product. Often replaced when an operator modernises onto Guesty or Track.
Visit Barefoot Technologies →
AI-driven STR ops platform — autonomous messaging, pricing, and ops in one stack.
Cavmir take: Bet on the AI thesis. Less mature on accounting than the established players.
Visit Jurny →
No longer sold as a standalone product — Guesty bought Kigo in September 2022 and kigo.net now redirects to guesty.com.
Cavmir take: Less talked about than peers but still serving real portfolios. Roadmap now depends on Guesty's priorities.
Visit Guesty (Kigo's owner) →
The dominant LatAm PMS for short-term and vacation rentals — Brazil-built, PT/ES/EN-ready.
Cavmir take: Default PMS for serious LatAm operators — local payments and tax compliance are the moat. Outside LatAm, the international rivals usually win.
Visit Stays.net →
Veteran Australian platform spanning STR, serviced apartments, holiday parks, and hotels.
Cavmir take: Older than most rivals on this list — used by 6,000+ properties. Fewer mentions in STR press, but a serious contender for mixed-portfolio operators.
Visit RMS Cloud →Questions hosts ask before they switch
A PMS keeps one calendar and one inbox across Airbnb, Vrbo, Booking.com and your own site, then runs the operations around a stay: automated guest messages, pricing tools, payments, cleaning and task schedules, and owner statements if you manage for other people. It runs the operation. It does not bring guests to the listing, which is why a PMS and a marketing plan are two different purchases.
Not necessarily. Hospitable’s Essentials tier is free for a unified inbox and calendar sync, Hostex starts at $4.90 per property per month, and Airbnb’s own tools cover a single listing on one channel. The moment you list on two or more channels, a channel manager is what stops double bookings, and that is usually the point at which hosts buy one.
A channel manager syncs availability, rates and bookings across booking platforms and nothing more. A property management system includes a channel manager and adds the operations layer: messaging, tasks, payments, accounting and owner reporting. Several products in the table started as channel managers and grew into full systems, so check what the plan you are quoted actually includes.
As published on September 26, 2026: free tiers exist (Hospitable Essentials, Zeevou’s Forever Free plan, Tokeet’s free plan). Entry plans run from $4.90 per property per month at Hostex to roughly $9 to $40 per listing at Guesty Lite, Lodgify, Smoobu, iGMS and OwnerRez. Commission models charge a share of each booking instead (Uplisting’s pay-as-you-go tier is 3%; Holidu charges about 15%). Enterprise systems are quoted, or priced flat like Barefoot at $800 a month for up to 50 units. Read the small print for booking fees (Lodgify’s entry plan 1.9%, Smoobu Flex 0.9%, Hostfully Growth 0.85% plus a 1% gateway fee), platform fees and monthly minimums (Avantio EUR 295, Apaleo EUR 400, Jurny $400).
Both are quoted rather than priced off a public rate card once you pass a handful of listings. Guesty publishes a Lite entry at $9 per listing per month for 1 to 3 listings and quotes Pro from 4 listings; Hostaway quotes by listing band starting at 2 to 14 listings. Decide on the team features you need, the integrations you already run and the onboarding you are offered. Both work with the direct-booking sites Cavmir builds: see growing on Guesty and growing on Hostaway.
Most include a booking engine or a hosted site: Lodgify and Zeevou bundle one, OwnerRez sells hosted and integrated sites as add-ons, Hospitable includes one from its Professional plan, and Uplisting adds one for GBP 30 a month. A PMS site takes bookings; it does not bring the traffic. A marketed direct booking website is built to rank, to be shared and to convert, and it connects to the PMS you already run.
No. It distributes the listing to the channels you connect and runs the operation behind each stay. Search ranking, photography, listing copy, brand, SEO, ads and social are marketing work. That is what a vacation rental marketing agency does on top of whatever system you run, and Cavmir works alongside every platform in this directory.
Cavmir does not sell software and takes no affiliate commission from any platform here. The shortlist by portfolio size above is our read as of September 26, 2026. Prices change without notice, so open the source link on each row before you sign, and ask for the fee schedule (booking fees, platform fees, payment processing, minimums) in writing.
Send us the listing and we'll tell you what we'd change. Not a pitch deck — a straight read on your photos, your title, your rates against the property comp set, and whether a direct-booking site would pay for itself.
You'll hear back from a person, usually inside one business day. If we don't think we can move your numbers, we'll say so. Cavmir is a short-term rental marketing agency — we position and market properties, we don't manage them.
We've onboarded clients onto every system in this directory and can tell you in a 30-minute call which one fits your stage, your team, and your portfolio shape — without affiliate spin.
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