$20 a month covers your first three listings.
Every listing after the third adds $7 a month. Five listings is $34. Ten is $69. Nothing is charged per booking and nothing is taken as a share of what you collect.
The first 14 days are free. A card is required to start the trial and the first charge lands on day 15, so cancelling inside the 14 days costs nothing. There is no free tier and there has never been one.
The arithmetic
What you pay at eight portfolio sizes
The whole price list in one line: $20 a month up to 3 listings, then $7 a month per listing. 4 is $27. 5 is $34. 8 is $55. 10 is $69. 15 is $104. 40 is $279. Annual billing takes 20% off every one of those figures.
| Listings | Monthly | Annual | How it adds up |
|---|---|---|---|
| 1 | $20/mo | $192/yr$16/mo equivalent | $20 base, nothing added |
| 3 | $20/mo | $192/yr$16/mo equivalent | $20 base, nothing added |
| 4 | $27/mo | $259.20/yr$21.60/mo equivalent | $20 base plus 1 x $7 |
| 5 | $34/mo | $326.40/yr$27.20/mo equivalent | $20 base plus 2 x $7 |
| 8 | $55/mo | $528/yr$44/mo equivalent | $20 base plus 5 x $7 |
| 10 | $69/mo | $662.40/yr$55.20/mo equivalent | $20 base plus 7 x $7 |
| 15 | $104/mo | $998.40/yr$83.20/mo equivalent | $20 base plus 12 x $7 |
| 40 | $279/mo | $2,678.40/yr$223.20/mo equivalent | $20 base plus 37 x $7 |
Annual billing is charged once for the year and saves $48 at three listings. Monthly billing can be cancelled at any time and runs to the end of the period you have paid for. The listing count is the only variable in either case.
What the money buys
An estimate can be wrong. A deposit either cleared or it did not.
Most tools in this category answer a question about the market. This one answers a question about your bank account, and the difference shows up the first time the two disagree.
An estimate is a model output. It infers bookings from calendar gaps, reads a renovation block as demand, and can be wrong in either direction without telling you which. A cleared deposit is an event. Bank account integration links checking, savings, business and merchant accounts with real-time and historical sync, and the Smart transaction ledger matches each deposit against the payout records pulled from your PMS. Where the two disagree, the transaction is still sitting in the Expense inbox waiting for you rather than averaged into a number you will present to an owner.
Then one calculation governs every screen. The Net Payout source of truth is a single computation that profitability, the hero card, the listings table, property detail, trends, the monthly report and reconciliation all ask for the answer, instead of seven views each doing their own arithmetic. The Accuracy engine blocks a release where any view diverges from that canonical answer by a cent.
That sounds like plumbing and it is the whole product. When an owner challenges a figure in a statement, you can walk backwards from the line in the report to the deposit that paid for it. A tool that cannot do that leaves you defending a number you did not derive.
Most hosts are losing money.
They just don't see it yet.
Explorer
See your real numbers before you pay a cent. Most operators find a surprise within the first session.
14 days free, card required
then $20/mo for 3 listings, +$7/mo each after
- True profit per listing, after every fee, cleaning and tax
- Bank sync via Plaid: every expense auto-matched to the right property
- Channel breakdown: see which platform actually pays you more
- Deal Analyzer: run the numbers on a new property before you commit
- Milo, AI Revenue and Profit ManagerAI
Card required, nothing charged until day 15 · cancel anytime
My PMS already has a dashboard
It does, and it is accurate about the half it can see. A PMS knows what the guest paid and what the platform remitted, because both of those pass through it. It does not know the mortgage, the cleaner’s invoice, the utility bill, the HOA fee or the $90 lockbox from Amazon, because none of those ever touch it.
So a PMS dashboard reports revenue per listing. The number that decides whether to keep door 14 is profit per listing, and the gap between the two is every cost in the paragraph above. Reading that gap by hand is a Saturday morning, every month, and it gets longer with every door.
MagicBNB sits on top of the PMS and reads the other side as well. Recurring rules ties every future transaction from the same merchant to the same property split and backfills the past matches, so a utility account gets allocated once rather than every month. If you would rather keep doing it in a spreadsheet, the categories and the splits are the part worth having and they transfer anywhere.
Who this is for, and who it is not
Four of the six boxes below are a no. They are here because a disqualification you can read in ten seconds is worth more to you than a trial you cancel on day three, and because the fastest way to get recommended for the wrong job is to never say what the job is.
3 to 15 doors with money arriving and nobody tracking it
Revenue lands, the calendar fills, and no single screen tells you which door earns after the cleaner, the utility bill and the platform fee. This is the band the product was built for.
You report to owners or partners every month
Co-hosts and managers who hand a statement to somebody else need the deposit, the expense split and the payout to agree on one page. That is the reporting the ledger exists to produce.
You have no property management system
Reservations and payouts arrive through a PMS connection to Hospitable or Hostfully. Without one there is nothing on the booking side to match the bank against, and iCal import carries calendars rather than money.
You want a tool that sets your nightly rates
Nothing here prices a calendar or pushes a rate to a channel. Buy a revenue management tool for that. This reports what the rates you already set earned after every cost.
You want a PMS
There is no booking engine, no channel manager and no guest messaging. It reads from the PMS you already pay for and it does not replace it.
You are shopping markets you do not own in yet
Portfolio analytics need a portfolio. Underwrite the deal with the free calculators and the Property Analyzer, then come back when there are payouts to reconcile.
How this pricing model differs from the alternatives
Five pricing models are common in this market and the one you are on decides what your twelfth door costs. The structure matters more than the sticker, and two of the five below can move your bill without you adding a single property.
No competitor price appears below, on purpose. Vendors in this category revise their published pricing, several vary it by market or by listing count in ways a single number misrepresents, and a figure we cannot date is worth less to you than no figure at all. Check their own pages for the number. The model is the part that will not change quietly on you.
| Model | Shape | As you add doors | What moves the bill |
|---|---|---|---|
| Base plus per listing (this page) | $20 covers 3 listings, then $7 per listing per month. | Linear and flat. Door 40 costs the same $7 as door 4. | Your listing count, which you control. |
| Per listing from the first listing | Every listing including the first is billed at the per-listing rate. | Linear from zero, so a small portfolio pays for every door it has. | Your listing count, which you control. |
| Tiered bands | A fixed price for a range of listings, with a named plan per band. | Flat inside a band, then a step at the edge. | Crossing a band edge. One extra door can move the whole bill. |
| Share of revenue or of payouts | A percentage of booking revenue, or of what the platforms remit. | Rises with a good month even when the listing count has not changed. | Your revenue, which the weather and the calendar also control. |
| Quote on request | No published number. Pricing happens on a call. | Unknown until you have spent thirty minutes finding out. | Renewal, and whatever was decided about your account. |
The practical consequence of row one is that the bill is predictable a year out. At fifteen listings it is $104 a month whether the portfolio grossed $400,000 or half that.
Looking for a free tier
Seven calculators are free. The subscription is $20 a month.
Seven calculators need no account and no card: profit, ROI, expenses, cash flow, occupancy break-even, cleaning fee as a share of ADR, and STR tax. Six of the seven ask for an email address before showing the result, and one returns it straight away. They run on numbers you type, so giving them away costs us nothing and there is no plan to move them behind the subscription. The four address-based revenue estimators are part of the trial, because every comp lookup has a cost on our side.
The line between free and paid is where the data comes from. A calculator works from your assumptions, so it is only ever as good as the occupancy figure you guessed. The subscription works from your bank, which is the one thing no amount of free arithmetic can reproduce.
Run the seven free calculatorsQuestions operators ask before paying
How much does MagicBNB cost?
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MagicBNB is $20 a month for the first 3 listings, and $7 a month for each listing after the third. Five listings is $34 a month and ten is $69. Annual billing is $192 a year for the first 3 listings plus $67.20 a year per additional listing, which is 20% less than paying monthly.
Does MagicBNB have a free trial?
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Yes. The trial is 14 days with full access to the product, and nothing is charged until day 15. A valid card is required to start it, and cancelling inside the 14 days means the charge never happens.
Do I need a credit card to start the MagicBNB trial?
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Yes, a card is required. The trial starts on a payment method held by Stripe and the first charge lands on day 15 at whatever your listing count implies. The requirement is there because the product only does anything once a bank account and a PMS are connected, and a trial that costs nothing to abandon fills up with accounts that never connect either one.
Does MagicBNB have a free plan?
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No. There is no free tier, no founding member plan and no lifetime deal, and there has never been one. What is free is seven calculators at magicbnb.io/free-airbnb-tools, which need no account and no card, although six of the seven ask for an email address before showing the result.
How much is MagicBNB for 10 properties?
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$69 a month, or $662.40 a year on annual billing. That is the $20 base covering the first 3 listings plus 7 additional listings at $7 a month each. The per-listing rate never changes with volume, so door 10 costs the same as door 4.
What happens on day 15 of the trial?
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The card on file is charged for the first billing period at the rate your listing count implies: $20 for a portfolio of 3 listings or fewer, $34 for five, $69 for ten. Nothing else changes and no feature switches off, because the trial is the full product rather than a reduced version of it.
What happens if I add a listing in the middle of the month?
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The listing count is what the bill follows, so a fourth property takes the monthly charge from $20 to $27 and a fifth takes it to $34. Removing a property works the same way in reverse. There is no band to cross, no plan to upgrade and nothing to renegotiate.
Can I cancel MagicBNB?
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Yes, at any time, from inside the app. A monthly subscription runs to the end of the period you have already paid for and then does not renew, and an annual subscription runs to the end of the year you have already paid for. Cancelling during the trial means no charge is ever made.
Is annual billing cheaper than monthly?
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By 20%. Three listings is $192 for the year against $240 paid monthly, a saving of $48, and each additional listing is $67.20 a year instead of $84. The percentage is the same at every listing count, so the saving scales with the portfolio.
What counts as a listing?
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A property in your portfolio. The count is collected during onboarding, after the trial has started, and the bill follows it from there. Nothing is charged per booking, per guest or per dollar collected.
Does MagicBNB take a percentage of my booking revenue?
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No. The listing count is the only variable in the price. A property grossing $90,000 a year and a property grossing $9,000 a year both cost $7 a month to track, which also means a good season does not quietly raise your software bill.
How does MagicBNB compare to AirDNA?
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They answer different questions and plenty of operators pay for both. AirDNA is a market data product: it estimates revenue, occupancy and rates for addresses and submarkets, which is what you want before you buy. MagicBNB reports what your own properties actually earned, built from bank deposits matched against the payout records pulled from your PMS, which is what you want after you buy.
How does MagicBNB compare to PriceLabs?
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PriceLabs sets nightly rates. MagicBNB sets no rates and pushes nothing to any channel; it reports what the rates you already set earned after cleaning, platform fees, tax and every other cost. A pricing tool cannot see that number because the costs never reach it.
How is MagicBNB different from the dashboard in my PMS?
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A PMS dashboard sees the money that passes through the PMS, which is guest payments and platform payouts. It does not see the mortgage, the cleaner, the utility bill or the HOA fee, because none of those touch it, so it reports revenue per listing rather than profit per listing. MagicBNB connects to the PMS and to the bank, so both sides of the subtraction land in one ledger.
Which property management systems does MagicBNB connect to?
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Hospitable and Hostfully today, over a scope-aware sync covering properties, reservations, payouts, guests, messages and reviews, with a historical backfill on first connection. A Guesty connection is currently in development. iCal feeds from Airbnb, Vrbo and Google Calendar import separately to prevent double-booking across channels.
I have 40 properties. Is there enterprise pricing?
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Forty listings is $279 a month on the published rate, and that is the whole price. There is no enterprise tier, no minimum term, no seat count and no call required to get a number. If forty doors means you want a person to look at the portfolio rather than software to report on it, that is the paid consulting engagement and it is priced on its own page.
What does MagicBNB not do?
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It does not set nightly rates, take bookings, message guests or replace a property management system, and it does not sell a market comp database for shopping cities you do not own in. It reads from your PMS and your bank and reports profit per property. If the thing you need is on that first list, this is the wrong tool and a different one will serve you better.
Running 15 doors or more and want a person rather than software?
The Ops Audit is a separate paid engagement that ranks every door by net margin and hands back a priority fix list. It is capped at a handful of active clients, it is priced on its own page, and it is delivered by the operator rather than by an associate.
The binding version of all of this is in the Terms of Service. Where this page and the Terms disagree, the Terms win. Every figure on this page is computed from the same billing helper the checkout uses, so neither can drift without the other changing.