The best Airbnb management software, scored like a manager

5 platforms ranked · identical rubric to the full-service category · TIDY places third

These five companies are not property managers and this page does not pretend otherwise. They are tools you run yourself, and they take four of the top five places on the overall ranking because the rubric rewards published prices, escapable contracts and account control — three things software gives away and the management industry treats as negotiating leverage. Read the category as "the best way to stay your own manager", not "the best way to stop being one".

The number to hold onto: every platform here scores 1.0 or 2.0 out of 10 on service depth. That is the honest ceiling. Software will message the guest, book the cleaner and flag a flat smoke alarm battery. It will not drive over when the heating fails in February.

Hospitable wins on the thing the category refuses to do

Hospitable takes the category at 7.90/10, and the overall ranking with it, on a strategy that costs nothing to copy: publishing the price. Essentials free forever, Host $29/month, Professional $59, Mogul $99. At our $45,000 reference property the Host plan is under 1% of gross revenue — a perfect 10.0/10 on fee value — and a 14-day trial with no credit card is the other half of its perfect 10.0/10 on contract flexibility.

It is an automation layer rather than a full property-management system: no trust accounting, no owner-statement depth, per-additional-property fees that escalate sharply at the top tier, and a manager running twenty units will outgrow it. For one or two properties with a cleaner you trust, it is the best-value purchase anywhere in this data set.

Turno, and the danger of a high score

Turno finishes second at 7.45/10 with a free tier, a published $10/month price for bringing your own cleaners, no lock-in and 55,000+ cleaners auto-scheduled straight off your booking calendars. It also takes the lowest service-depth score in the field, 1.0/10, because it solves exactly one slice: turnover cleaning. It is not a channel manager and does nothing for pricing, messaging or maintenance.

This is the clearest case on the site of a score needing a sentence beside it. Turno is not the second-best way to manage an Airbnb; it is the best-value single purchase in a category where almost nobody publishes anything. Watch the effective cost. Call jobs carry a 12% upcharge, and marketplace and card fees sit on every clean, so a busy month is where Turno gets pricey — that is why it loses a point on fee value.

TIDY: third here, and third overall

TIDY is scored by the same function as the other four platforms on this page. It loses this category to Hospitable, and it loses the cost criterion to both Hospitable and Guesty. The working for its score is on the methodology page.

TIDY scores 7.40/10, third in this category and third overall. It earns that placing on two criteria. Its published 90-minute go-live is the only 10.0/10 on that measure anywhere in the data set — the next fastest among managers is Houst at under 10 days, and thirteen companies refuse to publish a number at all. And at 3.9% of gross bookings with a $39/month minimum and no setup fee, it is the cheapest percentage-of-revenue arrangement on the board by a factor of two and a half.

It loses to the two platforms above it for reasons the rubric states plainly. Percentage pricing scales with success: on the $45,000 reference property, 3.9% is roughly $1,755 a year against Hospitable's $348 — 9.0/10 on fee value rather than 10.0. Its contract is open-ended, but the fee still applies to reservations starting within 30 days of cancellation, a named catch worth another point. What it buys against the cheaper tools is scope — turnovers, inspections, maintenance and guest operations rather than messaging alone — and that is a judgement about what you need, not something the rubric settles.

Guesty and Hostaway: capability behind a sales call

Guesty (6.20/10) has the broadest channel coverage of anything here — 60+ channels on Pro, plus owner portals, accounting and trust accounting — and publishes Lite from $9/listing/month, which is a perfect 10.0 on fee value. Then the price disappears. The Pro tier most multi-unit operators need is a custom quote, and its own terms note that upgrades happen any time while downgrades wait for the contract to end — a commitment, and a point. Below about five units it is widely considered overkill.

Hostaway (3.80/10) finishes last here and last overall, below every full-service manager, which is worth explaining because it is a serious product — a $1bn valuation in October 2025, 100,000+ properties reported. It publishes no price at all, quote-gated by listing count, then names a one-time onboarding fee commonly running $300–$1,000+ on top. That produces the joint-lowest fee-value score in the data set, 1.0/10. Operator reports put it near $40/listing/month; reports do not move scores here, which is the same rule that pushed nine full-service managers to the floor.

Choosing between the five

One or two properties with the cleaner already sorted, wanting messaging and calendar handled: Hospitable. Turnover cleaning as the only real problem: Turno — just price the 12% upcharge on call jobs before you treat the $10 as the whole bill. The operational scope of a manager — turnovers, inspections, maintenance, guest ops — without handing over the listing or a fifth of your revenue: TIDY, with the disclosure above firmly in mind. Five to fifty units needing trust accounting: Guesty. A mid-size portfolio with heavy integration needs and patience for a sales process: Hostaway. And if the answer to "who does the physical work" is nobody, none of these five is your answer — read the full-service ranking and accept the 20–30% as the price of not being on call.

The rules behind every number: our methodology. Who publishes this and how it makes money: about this site.