Guesty Alternatives for 2 to 20 Doors: Real Prices, Verified September 2026

Guesty stops publishing prices above 3 listings. Here is what six alternatives actually cost, read off their own pricing pages on 22 September 2026, with the fees nobody quotes.

Most operators go looking for Guesty alternatives at the same moment: the point where Guesty stops publishing a price. Guesty Lite covers 1 to 3 listings with figures on the page. From listing four upward, Pro and Enterprise are both quote-only, and the number you get back depends on a sales conversation rather than a rate card.

This post gives you the published prices for six alternatives, every one read off the vendor’s own pricing page on 22 September 2026. It also flags the fees that almost never appear in comparison posts, including the one attached to the "$9 per listing" figure everybody quotes.

What Guesty actually costs, including the part that gets left out

Guesty publishes three Lite prices and nothing above them. From the Guesty Lite package page, for portfolios of 1 to 3 listings:

• LiteOptimizer, "pay as you grow": from $9 per listing per month PLUS 1% of every reservation. This is the figure quoted everywhere, almost always without the 1%.
• Annual: from $20 per listing per month, flat, no per-reservation charge.
• Monthly: from $29 per listing per month, flat, described on the page as "100% flexibility".
• Pro, covering 4 to 199 listings: no published price. The plan card reads "Get a quote".
• Enterprise, 200+ listings: no published price. "Customized offer".

The main Guesty pricing page carries no dollar figures at all in its plan cards. The only number anywhere on it sits in the FAQ body: "We have packages that start from $9/month per listing." That $9 is the tier with the 1% attached, and it caps out at three listings, which is below where most operators reading this actually sit.

Two more things get lost in most write-ups. Trust Accounting is a paid add-on for Pro and Enterprise and is not available on Lite at all. Owner statements are the same story: the "Owners Portal" and "Customizable Owner Statements" rows are blank for Lite. If you are a co-host who needs to send owners a statement, Guesty Lite does not do it at any price.

Worth separating two jobs that get sold as one before you shop at all. A PMS runs operations. A reconciliation layer tells you what each door actually earned. MagicBNB’s PMS connection syncs properties, reservations, reviews, guests, messages and payouts from Hospitable and Hostfully, with historical backfill on first connect and critical events pushed in instantly. A Guesty connection is currently in development rather than shipped, and the waitlist is open.

Guesty alternatives, with published prices and the fees nobody quotes

Six alternatives below, each on the same six dimensions, in the same order. Prices are as published on 22 September 2026. Where a vendor does not publish a figure, this post says so rather than borrowing one from a review site.

1. Hostfully. Best for co-hosts who must send owner statements

• Published price: Growth "starting at $15 per property per month + platform fee". Pro "starting at $25 per property per month + platform fee".
• Per-property P&L: not stated as such. The comparison table lists Automated Reporting, Analytics and Expense Management.
• Bank reconciliation: not listed on the pricing page. Hostfully Accounting is a separate product.
• Owner statements: yes, and on every tier. "Owner Financial Reports" and "Owner Portal" are both marked included on Growth, Pro and Enterprise.
• Free trial: none published. Demo only.
• The catch: the platform fee has no published figure. It appears three times as "+ platform fee" with no number. A $99 platform fee circulates widely; Hostfully does not publish it. The one Hostfully page carrying hard numbers is explicitly marked "(Legacy)" and describes a retired plan. Also note Growth carries a 1% payment gateway fee and a 0.85% direct booking fee that Pro does not.

2. Clearing. Best for reconciliation and owner payouts

• Published price: $25 per month for up to 5 listings, $150 per month for up to 10. Above 10 is quote-only. Add a one-time $199 implementation fee. 20% off on annual contracts.
• Per-property P&L: strongly implied rather than named. Tracks balances by owner and management payout, and a testimonial states revenue and expenses are allocated by unit.
• Bank reconciliation: yes, explicitly, and it is the only vendor here that names it. Pro lists "Bank account reconciliation"; Ultimate adds reconciliation of channel deposits against reservations and of payment processor deposits.
• Owner statements: yes, explicitly. Pro lists "Custom owner statements", Ultimate adds "Generate & pay owner statements" plus owner and vendor portals.
• Free trial: none. A 30-day money-back option instead.
• The catch: the $199 is a setup fee, not a subscription, and third parties routinely present it as a monthly price. The pricing page is slider-driven and renders two different figures at once, so read it carefully.

3. Hostaway. Cannot be priced

• Published price: none. The pricing page is a three-step lead-capture form that asks how many listings you manage and carries zero dollar figures.
• Per-property P&L: not addressable. The pricing page has no feature list.
• Bank reconciliation: not addressable.
• Owner statements: not addressable.
• Free trial: not published.
• The catch: every Hostaway price you have read anywhere is unverifiable against the vendor. That is not a criticism of the product, which is well regarded. It is a statement about what you can confirm before a sales call.

4. Baselane. Best free starting point for owner-operators

• Published price: Core $0. Smart $20 per month on an annual plan. No monthly-billing figure is published for Smart.
• Per-property P&L: yes, in the vendor’s own words. "Entity and property-level income and expense tracking", with net cash flow, NOI and rent roll exportable by entity and property.
• Bank reconciliation: not named in those words. Offers a consolidated transaction ledger, QuickBooks and Xero sync, and on Smart, auto-receipt matching and advanced auto-tag rules.
• Owner statements: no. Baselane is built for landlords, not for managers with third-party owners. Tenant ledger and rent roll are there; owner statements are not.
• Free trial: Core is free with no expiry. Smart has a 30-day trial.
• The catch: pricing is flat rather than per property, which makes it unusually cheap at 10 or 20 doors. It is also a banking product, so the model assumes you move money through it.

5. Stessa. Best free reporting for a small portfolio

• Published price: Essentials $0. Manage $12 per month annually, $15 monthly. Pro $28 per month annually, $35 monthly.
• Per-property P&L: partial. Basic reporting on all tiers; "Advanced reporting: All reports", advanced transaction tracking and budgeting are Pro only. Portfolios are capped at 1 on Essentials and Manage, unlimited on Pro.
• Bank reconciliation: not named. Unlimited automated bank feeds on all tiers.
• Owner statements: no. Landlord product, same as Baselane.
• Free trial: Essentials is permanently free. No trial length published for paid tiers.
• The catch: all plans include unlimited properties, which is stated explicitly. For a 6-door operator who only needs Schedule E output, the $12 tier is hard to beat on price.

6. QuickBooks Online. Best if your accountant insists

• Published price: Simple Start $38, Essentials $85, Plus $140, Advanced $340, all per month.
• Per-property P&L: only from Plus upward, and only via a workaround. Plus adds class and location tracking capped at 40, which is the mechanism operators use to fake per-property reporting. Simple Start and Essentials have neither, so no per-property P&L at all.
• Bank reconciliation: Plus and above. "Reconciles your books" does not appear under Simple Start or Essentials.
• Owner statements: no.
• Free trial: 30 days.
• The catch: those list prices went up on 1 August 2026. Almost every comparison post still quotes $35 / $65 / $99 / $235. The real entry point for per-property reporting is $140 a month, not $99, and that changes the arithmetic against every vendor above.

The comparison that matters at your door count

Price per door tells you less than which of the six dimensions you actually need. Three honest rules from the table above.

If you have third-party owners, the field narrows immediately. Only Hostfully, Clearing and Guesty Pro produce owner statements at all, and of those only Hostfully publishes a per-property rate. Baselane, Stessa and QuickBooks are not in this conversation, whatever their price.

If you are an owner-operator with no outside owners, the opposite is true and you are probably overpaying. Stessa at $12 a month with unlimited properties or Baselane at $20 does the reporting job for a 6-door portfolio, and neither charges per door. Against Guesty Lite’s $20 per listing per month, a 3-door operator pays $60 for Guesty and $12 for Stessa.

And if the reason you are shopping is that reconciliation is broken, note that exactly one vendor here names bank reconciliation as a published feature. Clearing does. The rest offer bank feeds, which is a different thing: a feed imports transactions, reconciliation proves the imported transactions agree with what the channels say they paid you.

This is the gap that sends operators looking for a Guesty alternative in the first place, and usually the PMS is not the thing that needs replacing. MagicBNB’s Profitability & P&L produces a real per-property statement any day of the week, with filter modes for at-loss, low-margin, improving and highest-expense doors. Keep the PMS that runs your operations well and stop asking it to answer a question it was never built to answer.

A worked example at six doors

Take a co-host running six units for two owners, currently on a PMS and rebuilding owner statements in a spreadsheet each month.

Guesty is not directly priceable here, because six listings falls in Pro and Pro is quote-only. Hostfully Growth is $15 per property, so $90 a month plus an unpublished platform fee, and it includes owner reports on that tier. Clearing is $150 a month for up to 10 listings plus the one-time $199, and it is the only option that names both reconciliation and owner statement generation. QuickBooks Plus is $140 and gives you class tracking, which means you build the per-property split yourself.

The honest read: Hostfully is cheapest on published numbers and you cannot complete the calculation, because the platform fee is not published. Clearing is the only quote you can actually total before speaking to sales. That is a real difference between vendors and it rarely appears in comparisons, because comparison posts fill the gap with a number from another blog rather than saying the vendor does not publish one.

The commonly quoted Guesty entry price of $9 per listing applies only to portfolios of three or fewer, and carries a 1% charge on every reservation that almost no comparison mentions.

Whichever layer you land on, the monthly owner pack is where the hours go. MagicBNB’s Monthly Portfolio Report Builder runs a month and property picker over 40+ column definitions grouped by booking, financial and taxes, with a live preview and dual PDF and Excel export. Owners get the PDF, accountants get the Excel, and the Saturday morning spent rebuilding statements goes away.

Why most Guesty comparison posts are wrong right now

Four figures in this category went stale in 2026 and are still being republished. Check any comparison you read against these.

• QuickBooks Online list prices rose on 1 August 2026 to $38 / $85 / $140 / $340. The old $35 / $65 / $99 / $235 is still quoted almost universally.
• Guesty’s "$9 per listing" is presented as a flat rate. It carries 1% of every reservation and caps at three listings.
• Hostfully’s $99 platform fee is quoted as a Hostfully figure. Hostfully does not publish it. The only vendor page with hard numbers is marked "(Legacy)".
• Xero’s US prices of $25 / $55 / $90 are scheduled to rise on 1 October 2026, per a notice on Xero’s own pricing page.

There is a simple reason this happens. A comparison post is written once, ranks, and is never revisited, because updating it earns no new traffic. The vendor changes its pricing and the post keeps ranking with the old number. Every price in this post carries the date it was read for exactly that reason, and it will be re-verified rather than left to rot.

Frequently asked questions

How much does Guesty cost per month?

Between $9 and $29 per listing per month for 1 to 3 listings, and an unpublished quote above that. The three Lite options are $9 per listing plus 1% of each reservation, $20 per listing on annual billing, or $29 per listing monthly. Guesty Pro covers 4 to 199 listings and publishes no price at all.

What is the best Guesty alternative for a small portfolio?

It depends on whether you have outside owners, and that single question splits the field. With third-party owners, Hostfully at $15 per property per month plus platform fee is the cheapest option publishing owner statements on its entry tier. Without them, Stessa at $12 a month or Baselane at $20 covers unlimited properties for less than Guesty charges for one listing.

Is there a free alternative to Guesty?

Yes, for reporting, and no, for property management. Baselane Core and Stessa Essentials are both permanently free and both handle property-level income and expense tracking with unlimited properties. Neither is a PMS, so neither pushes rates to channels or manages a unified inbox.

Does Guesty include owner statements?

Only on Pro and Enterprise, never on Lite. The "Owners Portal" and "Customizable Owner Statements" rows are blank for Lite on Guesty’s own comparison table, and Trust Accounting is a separate paid add-on available only on Pro and Enterprise.

Why will Hostaway not show me a price?

Because Hostaway publishes none. Its pricing page is a three-step form asking your listing count before it routes you to sales, and the page text contains no dollar figures, no plan names and no feature list. Any Hostaway price quoted on a comparison site cannot be checked against the vendor.

Do I need a PMS and a separate accounting tool?

At more than two or three doors with outside owners, usually yes, because the two jobs are genuinely different. A PMS pushes rates, blocks calendars and runs the guest inbox. A reconciliation layer proves what landed in your account after cleaning, utilities and channel fees. Only Clearing on this list names bank reconciliation as a published feature, which is a good indication of how rarely a PMS covers it.

Key takeaways

• Guesty publishes prices only for 1 to 3 listings: $9 per listing plus 1% of every reservation, $20 per listing annually, or $29 per listing monthly. Pro (4 to 199 listings) and Enterprise are quote-only.
• Guesty Lite does not produce owner statements at any price, and Trust Accounting is a paid add-on restricted to Pro and Enterprise.
• Hostfully is the cheapest option publishing owner statements on its entry tier at $15 per property per month, but the accompanying platform fee is not published, so the total cannot be calculated.
• Clearing at $25 per month up to 5 listings, or $150 up to 10 plus a one-time $199 setup, is the only vendor here that explicitly publishes both bank reconciliation and owner statement generation.
• For owner-operators with no third-party owners, Stessa at $12 per month or Baselane at $20 covers unlimited properties for less than Guesty charges for a single listing.
• QuickBooks Online now lists at $38 / $85 / $140 / $340 after a 1 August 2026 increase, and per-property reporting starts at the $140 Plus tier rather than the $99 figure still widely quoted.

For the full breakdown of what Guesty charges tier by tier, our Guesty pricing guide goes deeper on the add-ons and the Guesty Pay structure. If you are choosing between the three PMS platforms most often shortlisted against it, the Hospitable vs Guesty vs Hostfully comparison runs them on the same dimensions.

Whichever PMS you land on, it reports gross bookings. It does not tell you what each door netted after the cleaner, the utilities and the channel fee came out. See what each door actually nets in MagicBNB →

About MagicBNB

MagicBNB is the portfolio analytics layer that sits on top of whichever PMS you already run. The Property Health Grid puts a margin-derived health dot on every door so the problem property surfaces before it costs you a month. YoY comparison runs a delta pill against the same period last year through every view, period-corrected, including channel mix. Today Pulse merges every arrival, departure, cancellation and new booking into one live feed, so a broken sync shows up as a missing check-in rather than a month-end surprise. See what your portfolio earns at magicbnb.io.