Best STR multi-property management platform/tools/software?

Question

I am sure this has been covered (if so, please feel free to reference the forum).   I couldn't exactly find what I am looking for.

The Scenario:

I self manage my vacation rentals and looking to automate as many aspects as possible.

Question:

I have read about Evolve (10%) and other platforms but would prefer to manage the pricing / calendars, etc myself if I can do so effectively enough to "make more money" than outsourcing it.

I have my calendars from AirBnB, Booking.com, HomeAway and VRBO sync'd and integrated effectively but am having trouble with the "rate structure" and determining how to maximize the competitive scenario to capture bookings effectively. What do people use? I couldn't get "wheelhouse" to work and found some of the other tools to be ineffective and the smart pricing on AirBnB just seemed way too low, as we just renovated our unit and it is "nicer" than the others out there. Thoughts?

Thanks for the help

Jon Crosby · Answer

Hi @Marc Jackson, thanks for the great question!

I personally have been using Evolve for 3 years now and had my ups and downs over that timeframe.  However I remotely self-manage and did not want to take on the additional burden of calendar and pricing management so I have stuck with them.

Since then, they have received some big VC funding and upgraded several systems and API's and we are finally starting to see the fruits of those labors on the homeowner side.  While there is plenty more I wish it did, it certainly suits my needs and they have recently just started their own 'dynamic pricing' algorithm which is slowly being rolled out into specific markets.  I'm one of those markets and will be monitoring closely the next few months to track my numbers but am hopeful on what they are proposing. On top of that they recently completed a major AirBnB update that allows the dynamic pricing to roll over to all their partners instantly (as before there was a lag and lots of issues syncing up).

By no means and I trying to talk you into Evolve as I'm guessing it comes down to the 10% (actually it's 12.5% when you include payment processing), but I will say it's worth evaluating what your time is worth to see if offloading those highly time consuming and convoluted tasks might be worth it, and you can spend more time expanding your portfolio.

To compliment my Evolve services, I use digital door locks and some other tips and tricks you can read here. I also have a MailChimp hack to provided further email automation to my guest prior and post stay.  Here is a link to that hack which has been working great for me for months! (click here)

Best of luck on your search and please keep us posted on what you come across that works for you!

Cheers!

Luke Carl · Answer

I do everything remotely on 6 properties with a day job. I use Airbnb & VRBO/Homeaway. I used to get 90% Airbnb but lately VRBO has been coming in big time. I think it's due to all the new marketing they're doing. This varies by location and also varies by the manager. Some people function better with one rather than the other and vice versa.

So to answer your question... Just get a decent iPhone and do it yourself from your phone. It's very easy especially if you only have one or two. If I can do it anyone can believe me.

JJ King · Answer

Yeah it can be a bit pricey. If I only managed a few units I would use smartbnb, it looks like a good service. My company actually got a deal with Guesty so we pay a flat per listing rate instead of a percentage.

Michael Greenberg · Answer

Hi Marc,

I use BeyondPricing during the off season and then self manage during high season.  Have you checked out VRBO's new Marketplace feed?  It's a little clunky still but it has already helped me launch bookings on a new property I just added to my portfolio, and at a higher rate than I would have listed in the first place.  I believe they have a vision and strategy that might differentiate them from Airbnb (instead of trying to be Airbnb).  That aside, @Lucas Carl is a rock star managing 6 remotely, I currently have 5 and my phone chirps a lot so I'm considering other options as well.  Thanks for the update @Jon Crosby on Evolve - good stuff but not sure what I could do with my days - LOL!  @JJ King I was also going to engage Guesty and I've also heard good rumblings about Orbirental.  I have yet to see one tool that can do it all, pricing, communication, management, financial, calendaring, cleaning management, and all the other little things this crazy business requires.

Best of luck and welcome to the mayhem.

Mike

Andrew Wong · Answer

https://www.biggerpockets.com/forums/530/topics/516881-airbnb-tools-for-managing-multiple-listings

Richard Ibeh · Answer

Account Closed  Hi Michael - what were the positives/negatives with Ciirus? I  use Escapia and need to migrate to another software asap so I setup a call with Ciirus for this Monday.

Marcus Rader · Answer

If you prefer a fixed plan, hostaway.com is a more advanced version of guesty that offers fixed plans. It supports all regions for Airbnb and has an integrated channel manager that works with Expedia, HomeAway, Booking.com, VRBO and Tripadvisor.

Rick Baggenstoss · Answer

That 2 - 5% fee on Guesty is a non-starter for me.  Do you really think it's worth it?  @JJ King.  Have you looked at Smartbnb?

Marc Jackson · Answer

Thank you for your help!  this is fantastic!   much appreciated.

Best STR multi-property management platform/tools/software?

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