Vacation Rental Software Pricing Compared (2026): Real Costs
We read the pricing pages of the main vacation rental software vendors on 9 October 2026 and worked out what a host pays for 1, 5 and 20 properties. This guide explains the pricing models, lists what each vendor publishes and who only quotes, and shows the costs that sit outside the headline price, with a checklist to compare totals on the same basis.
Sign up free. Nowistay costs €12 / $15 per property per month with the PMS, the channel manager, the autonomous AI co-host and AI Pricing included, and volume pricing from five properties. First month free, no credit card.
Most vacation rental software costs between €12 and €35 a month for one property, €55 and €136 for five and about €200 and €330 for twenty, if you take each vendor’s cheapest published plan that covers your portfolio and pay monthly, before VAT and payment fees. Plans that add AI messaging, a booking website or dynamic pricing cost more, up to €609 a month for twenty properties on one top tier. Hostaway, Guesty (from four listings), SuperHote and Smily publish no price list: you get a quote.
Below are the worked examples behind those figures, the pricing models explained, what each vendor publishes, and the costs that are easy to miss.
Prices checked on each vendor’s website on 9 October 2026 (Beds24 and Lodgify rechecked on 28 October 2026); they change often. Amounts exclude VAT and are given in the currency each vendor publishes, without conversion.
How much does vacation rental software cost for 1, 5 and 20 properties?
Assumptions for every example: monthly billing (annual plans are cheaper where offered), the cheapest plan that accepts that number of properties and syncs Airbnb, Booking.com and Vrbo, no add-ons unless named, and no payment processing fees, platform commissions or VAT.
Beds24 is not in these totals: its pay-as-you-go base price leaves out integrations, extra users, onboarding and the separate paid app needed for AI replies to guests, so it cannot be compared with the plans below.
One property
Nowistay: €12 ($15), AI co-host and dynamic pricing (AI Pricing) included.
Lodgify: €16 on Basic (limited to one property); €48 on Professional, the first plan with automated messages and dynamic pricing.
Hospitable: free on Essentials (with limits), €29 on Host, €99 on Mogul.
Smoobu: €35, or €29 plus 0.9% of each booking on Flex.
Guesty Lite: from $29 per listing billed monthly ($20 billed annually), or from $9 plus 1% per reservation, so about $29 on $2,000 of monthly bookings.
OwnerRez: $40, or $49 with its Rezzy AI assistant.
iGMS: $48 on PRO, $69 on PRO+, or $1 per booked night (minimum $20) on FLEX.
Hostify: $1,000 a year, the one option below five properties.
Avantio: €295, its monthly minimum below 20 properties.
Five properties
Nowistay: €55 ($70), at €11 per property with volume pricing.
Smoobu: €83.
OwnerRez: $88, or $133 with Rezzy AI.
iGMS: $99 on PRO, $154 on PRO+.
Hostify: $100.
Hospitable: €104 on Professional (Host stops at two properties), €159 on Mogul.
Lodgify: €136 on Professional (Basic and Starter stop at one and two properties), €180 on Ultimate.
Avantio: €295.
Guesty: quote, since Lite stops at three listings.
Compare what each line includes, not only its price. A low base price can leave out AI messaging, a booking website or dynamic pricing, and each of those is paid for somewhere: on a higher plan, as an add-on or as a separate subscription.
Check what these totals leave out. Dynamic pricing is not in the Smoobu figures, where it is an add-on at €12.99 per property per month (more than Nowistay’s whole €12 plan), nor in the base price of Hostaway and Guesty Pro, which charge for it separately: an additional monthly fee for each listing at Hostaway, a paid add-on at Guesty Pro. On Guesty Lite, the 1% of bookings is the fee for its PriceOptimizer dynamic pricing tool, so it grows with your revenue. At Beds24, OwnerRez and Hostify, market-based pricing means a third-party tool with its own subscription. The Nowistay figures include AI Pricing.
How do vacation rental software pricing models work?
Per property, per month. A fixed price per listing, often lower as the portfolio grows: iGMS, Hostify, Hostfully.
Tiers with included properties. A base price covers one to three properties, then each extra one is added, and features unlock as you move up: Hospitable, Smoobu, Lodgify, OwnerRez.
Pay as you go per unit and channel. A small base fee plus a price per unit and per channel connection, with options and integrations billed on top: Beds24.
A share of your bookings. Instead of, or on top of, a subscription: Guesty Lite (1% per reservation), Smoobu Flex (0.9%), iGMS FLEX ($1 per booked night), Smily (mainly a commission with a monthly minimum).
Minimums and annual-only plans. Avantio charges at least €295 a month below 20 properties; Hostify sells an annual plan at $1,000 below five properties.
Quote only. Hostaway, Guesty Pro and Enterprise, SuperHote and Smily publish no figures.
Annual billing saves 20% at Lodgify (25% over two years), 10% at Smoobu (20% over two years), 12% at Hospitable and about 20% at iGMS. It also commits you for a year, which matters while you are still comparing.
Compare monthly totals for your real number of properties, not the headline price per listing.
What does each vendor publish on its pricing page?
Complete public prices
Lodgify: for one property, Basic €16 ($18), Starter €28 ($33, up to two rentals), Professional €48 ($58) and Ultimate €70 ($85) a month, rising with the number of rentals. 0% booking fee on all plans according to its pricing page (October 2026), but 1% on online payments processed through Lodgify, plus gateway fees; 7-day free trial without a card. Starter adds the website builder, Professional automated messages and dynamic pricing. See Nowistay vs Lodgify.
Hospitable: Essentials free; Host €29 (one property included, two maximum, €10 per extra); Professional €59 (two included, €15 per extra, adds the direct booking website); Mogul €99 (three included, €30 per extra, adds the Inbox AI messaging assistant). Annual billing saves 12%, 14-day trial without a card.
Smoobu: Professional Flex €29 plus 0.9% per booking, Professional Prepaid €35 and Teams Pro+ €55, each for one unit, then €12 per extra unit. No setup fees, 14-day trial, personalised quote above 20 properties. Dynamic pricing is a paid add-on at €12.99 per property per month. See Nowistay vs Smoobu.
Beds24: pay as you go from €12.90 a month base, plus €2.60 per property and €0.55 per link (one room type connected to one channel). No setup fees, no contract and no booking commission. Options are billed on top: extra users €2 a month, white label €19 a month, integrations from €0.55 a month, SMS €0.10, personal onboarding from €79, and AI replies to guests need a third-party marketplace app with its own subscription.
OwnerRez: one price per account on a sliding scale, $40 for one property, $88 for five, $127 for ten, $196 for twenty. Premium features cost extra, including hosted websites, SMS and the Rezzy AI assistant ($9 per property in the examples above). No setup or booking fees, 14-day trial.
iGMS: FLEX at $1 per booked night (minimum $20 per property); PRO $48 for one property, down to $14.20 per property at twenty; PRO+ $69, down to $19.25, adds the AI Agent and dynamic pricing.
Hostify: $20 per rental from 5 to 19, $16 from 20 to 49, $13 from 50 to 99, $10 from 100 to 199. Smart lock hub $4 per device per month, no onboarding fees.
Avantio: €15 per property with the €295 monthly minimum below 20 properties, lower per property for larger portfolios, quote above 400.
Partial prices or quote only
Guesty: Lite (1 to 3 listings) from $20 per listing per month billed annually or $29 billed monthly, or from $9 per listing per month plus 1% per reservation, with a 14-day trial; the 1% is the fee for its PriceOptimizer dynamic pricing tool. Pro (4 to 199) and Enterprise (200 and more) are on quote, with PriceOptimizer as a paid add-on. On every plan, ReplyAI drafts replies for you to review; automated replies are part of a bundle priced on quote. More in our Guesty alternative guide for small hosts.
Hostaway: no prices. Its pricing page opens a form that asks how many properties you manage. Its dynamic pricing costs an additional monthly fee for each listing, also on quote.
Hostfully: Growth from $15 and Pro from $25 per property per month, each plus a platform fee whose amount is not published; Growth also carries a 1% payment gateway fee and a 0.85% direct booking fee.
Smily: mainly a commission on bookings with a monthly minimum, no figures published. Since Guesty bought it, see Smily alternatives.
SuperHote: custom quote after a call; its AI assistant is included free for the first year, according to its pricing page.
Which costs are not on the price tag?
AI that answers guests. Check whether replies are sent on their own or drafted for you to approve, and on which plan. AI features often sit on a higher tier (Hospitable Mogul, iGMS PRO+), in a paid add-on (OwnerRez Rezzy AI), in a third-party app with its own subscription (Beds24) or in a quoted bundle (Guesty).
Dynamic pricing. Included in Nowistay (AI Pricing, in the same €12 per property), in Lodgify Professional and Ultimate, in Hospitable’s paid plans and in iGMS PRO+ (offered in a few countries only, not France). Elsewhere it is an add-on (Smoobu at €12.99 per property per month, Hostaway and Guesty Pro on quote), a share of your bookings (the 1% on Guesty Lite) or a separate tool with its own subscription: PriceLabs, for example, costs $19.99 a month for one listing and $12.74 per listing at twenty, or 1% of booking revenue, according to its plans page.
Payments and direct bookings. Look for percentage fees on direct reservations on top of the payment processor: 1% plus 0.85% on Hostfully Growth, 1% on Hospitable’s basic direct transactions, 1% on online payments processed through Lodgify.
The booking website. It may require a higher plan (Lodgify Starter, Hospitable Professional) or a premium feature (OwnerRez hosted websites).
Per-device and per-check fees. $4 per lock device at Hostify, €2 per ID check (€5 for full verification) at Hospitable, €0.10 per SMS at Beds24.
Onboarding, minimums and extra users. Personal onboarding from €79 at Beds24, the €295 minimum at Avantio, €2 per extra user at Beds24 and from €12 per extra write-access account at Smoobu.
VAT. All prices above exclude it. Hosts in the EU who are not VAT-registered pay it on top.
How should you compare vacation rental software prices?
Price your real portfolio, today and in a year. Run each calculator at your current count and at the count you expect: plans capped at one, two or three properties force a jump.
List the features you will use (AI replies, website, dynamic pricing, cleaning tasks, locks, ID checks) and find the plan where all are included, or add each add-on’s price.
Turn percentages into money. 1% of €40,000 of yearly bookings is €400 a year, about €33 a month.
Compare on the same billing basis. Annual prices look lower but need a 12-month commitment.
Check how the AI behaves. Drafts you approve save less time than replies sent on their own with an escalation to you when a human is needed.
Get every quote in writing: price per property, minimum, setup fee, contract length and notice period.
Test with one real listing during the free trial before moving everything.
Where does Nowistay fit?
Nowistay is a PMS and channel manager with an autonomous AI co-host built in, priced per property per month:
€12 ($15) per property per month, billed monthly, with automatic volume pricing on the whole account: €11 from 5 properties, €10 from 10, €9 from 50 and €8 from 100.
Included: real-time sync of calendar, rates and bookings with Airbnb, Booking.com, Vrbo, Expedia and Agoda; a unified inbox; the AI co-host that replies on its own on Airbnb, Booking.com, Expedia, WhatsApp and email in 90+ languages and escalates to you when a human is needed; automated messages and team tasks; the digital welcome guide; AI Pricing, the built-in dynamic pricing, which suggests a price for every free night over the next 2 years with the reason for each change, for single-unit properties (how AI Pricing sets your prices); a direct booking widget with Stripe and 0% Nowistay commission.
Options you switch on yourself: AI voice assistant at €10 a month per account with 60 shared minutes, identity verification at €2 per check, WhatsApp AI guest messages at $0.04 per message. PriceLabs remains available instead of AI Pricing, with its own subscription (how to connect PriceLabs).
Welcome guide plan: €2 ($3) per property per month if you just need the guide.
First month free, no credit card.
The price above already contains dynamic pricing: AI Pricing is not an add-on, a higher plan or a separate subscription, whereas Smoobu’s add-on alone costs €12.99 per property per month.
Moving from another PMS or channel manager is covered step by step in the migration guide.
Frequently asked questions
How much does vacation rental software cost per month?
Using the prices vendors published on 9 October 2026 and monthly billing, most tools cost €12 to €35 a month for one property, €55 to €136 for five and about €200 to €330 for twenty on their cheapest plan that covers the portfolio. Plans with AI messaging or dynamic pricing cost more, and VAT and payment fees come on top.
Which vacation rental software does not publish its prices?
On 9 October 2026, Hostaway showed no prices on its pricing page, Guesty priced only Lite (1 to 3 listings, from $20 per listing a month billed annually or $29 billed monthly, or from $9 per listing plus 1% per reservation), SuperHote worked on custom quotes and Smily described a commission with a monthly minimum without figures. Hostfully publishes per-property prices but not the amount of its platform fee.
Is a percentage per booking cheaper than a price per property?
Only when you have few bookings. On Smoobu Flex, 0.9% of €3,000 of monthly bookings adds €27 to the €29 base, so €56, more than the €35 prepaid plan. On Guesty Lite, 1% of $2,000 adds $20 to the $9 base. Turn every percentage into a monthly amount with your real booking volume before comparing.
Is AI guest messaging included in the price?
It depends on the tool and the plan. Some include AI drafts you approve, others reserve AI replies for a higher tier, a paid add-on or a quoted bundle: Hospitable lists its Inbox AI assistant on Mogul, iGMS its AI Agent on PRO+, and OwnerRez charges $9 per property for Rezzy AI. In Nowistay, the AI co-host that replies on its own is included in the €12 per property price.
How much does Nowistay cost for 5 or 20 properties?
Volume pricing applies to the whole account automatically: 5 properties cost €55 a month (€11 each) and 20 properties €200 (€10 each), or $70 and $260. The price includes the PMS, the channel manager for Airbnb, Booking.com, Vrbo, Expedia and Agoda, the AI co-host and AI Pricing, the built-in dynamic pricing. The first month is free, without a credit card.
Are annual plans worth it?
They save 10% to 25% at the vendors that offer them, such as Smoobu, Hospitable, Lodgify and iGMS, in exchange for a 12-month commitment. Pay monthly while you test, then decide. Nowistay is billed monthly, with volume pricing from five properties and the first month free.
Is dynamic pricing included in Nowistay's price?
Yes. AI Pricing, Nowistay's built-in dynamic pricing, is part of the €12 ($15) per property per month plan, with no add-on, no higher plan and no separate pricing subscription. Elsewhere it is often extra: Smoobu sells it as an add-on at €12.99 per property per month, Hostaway charges an additional monthly fee for each listing, and Guesty takes 1% of bookings on Lite or sells it as an add-on on Pro.
One subscription for sync, inbox and AI
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Over 25 years of experience in real estate investing and a recognized expert in short-term rental automation. Bassel helps property managers increase revenue, cut operating costs, and deliver 5-star guest experiences using AI-powered tools he built from firsthand hosting experience.
