How much does a short-term rental PMS cost?

Prices checked on 4 November 2026 on each vendor's public pages. Spotted a mistake? Write to us through the contact page and we will correct it. This guide is published by Vostay, one of the tools it lists.

What makes up the cost of a PMS

A PMS (property management system) brings together the calendar, the channel manager that syncs Airbnb, Booking.com and Vrbo, the inbox, and often cleaning and accounting. The price on the pricing page is only the starting point: the real cost has six lines.

The subscription: per property, per account or on quote

Vendors don't all bill for the same thing:

• per property: Vostay, €19.99, €24.99 or €29.99 per property per month depending on the plan;
• a first property, then each extra one: Smoobu Professional Pre-Paid, €35 excl. VAT then €12 excl. VAT (Smoobu's pricing);
• per account, by number of properties: Lodgify, for example €48 excl. VAT for one property and €136 excl. VAT for five on Professional (Lodgify's pricing);
• a base, plus each unit and each channel: Beds24, a €12.90 base, €2.60 per unit and €0.55 per channel link (Beds24 pricing);
• on quote: Superhote (pricing page) and Hostaway (pricing page).

Yearly billing brings the bill down: −10% at Smoobu (−20% for two years), −20% at Lodgify, two months free on Vostay's Intégral plan.

Setup and onboarding fees

Smoobu, Lodgify and Beds24 state no setup fee; Beds24 offers personal onboarding from €79. Superhote states free migration. At Vostay, guided setup is included. Hostaway says nothing on its pricing page.

Commissions on bookings and payments

Most of the vendors listed take no commission on bookings. The exceptions concern payments or a specific plan:

• Lodgify: no booking fee, but 1% on guests' online payments, on top of the payment provider's own fees;
• Smoobu: 0.9% on bookings on the Flex plan, none on Pre-Paid.

If you take direct bookings, the payment provider takes its share too. At Stripe in France, for example: 1.5% + €0.25 for a standard European Economic Area card, 2.8% + €0.25 for a premium card, 3.15% + €0.25 for an international card (+2% if currency conversion is needed), and €20 per dispute (Stripe pricing, checked on 4 November 2026).

Add-ons: AI, phone, dynamic pricing, users

Check what is included and what comes on top:

• dynamic pricing: €12.99 excl. VAT per property per month at Smoobu (Smoobu page); included in Professional and Ultimate at Lodgify;
• users: €15 excl. VAT a month for each team member with write access at Smoobu; €2 a month per extra login at Beds24; unlimited users from the Conciergerie plan at Vostay;
• SMS: €0.10 each at Beds24;
• AI: Hostaway's Auto-Reply has no add-on fee (Hostaway AI); Superhote's AI is free for the first year, and its price after that is not published;
• phone: at Hostaway, partner apps at their own prices (Hostaway marketplace); at Vostay, Vostay Voice is included on Intégral up to 60 minutes per property per month on average, then €0.25 a minute;
• features kept for the top plan: at Lodgify, cleaning and owner statements come with Ultimate (€70 excl. VAT for one property, against €48 excl. VAT on Professional).

What the platforms take, with or without a PMS

A PMS does not change the platforms' fees. Airbnb charges a single host-only fee: 15.5% for most hosts, 14 to 16% for others. It is mandatory for most hosts, including those who use property management software (Airbnb help centre, Airbnb Resource Center). Under the old split fee, the host paid about 3%. Airbnb's example: on $100, the host now receives $84.50 instead of $97.

Booking.com and Vrbo also take a commission on each booking. Check your rate in your host account: these fees come on top of the PMS.

VAT

Smoobu shows its prices excluding VAT and adds it at checkout; Lodgify says all its prices exclude tax; Beds24 adds VAT for EU customers without a VAT number. If you cannot reclaim VAT, the price excluding VAT is not what you pay. Vostay charges no VAT (art. 293 B of the French Tax Code): the price shown is the price paid.

Public prices for 1, 5 and 15 properties

Monthly prices, billed monthly, checked on 4 November 2026. These tools do not include the same features: compare what each price covers.

Questions to ask before you sign

• What counts as a property? Does a flat listed on two platforms count once or twice? At Beds24, each channel link is billed.
• What is the price for my number of properties, today and when I have twice as many?
• Does the price exclude VAT? Can I reclaim it?
• Are there setup fees, migration or training fees?
• Is there a commission on bookings, on online payments, or only on some plans?
• What is included, and what is an add-on? AI, phone, dynamic pricing, users, SMS.
• A feature offered at the start: what does it cost afterwards?
• Which channels, and how? By API or by iCal; are prices and messages synced?
• Are cleaning and owner statements in my plan, or only in the top one?
• Commitment: notice period to cancel, refund of a year paid in advance.
• The trial: how many days, with or without a card?
• Support: in French? By phone, chat or ticket? At what hours?

To compare the tools one by one, see Vostay or Smoobu, Vostay or Lodgify, Vostay or Hostaway, Vostay or Superhote and alternatives to Superhote. Vostay's plans are on the pricing page, and the conciergerie software page shows what they cover.