The Best Channel Managers for Small B&Bs, Guesthouses and Inns

Pricing verified September 2026 in USD from vendor pages. Quote-only prices are third-party estimates and should be confirmed in writing. Vendors that bill in another currency are converted approximately, so the figure moves with the exchange rate.

HostPort is the best channel manager for a small B&B, guesthouse or inn that sells each room as its own listing and does not need a hotel front desk. Flat $10 per synced listing per month, a free-forever iCal tier, direct two-way links to the channels that matter, and hands-on support. If you genuinely run pooled room-type inventory with a front desk, a night audit and folios, skip ahead to the hotel-native section.

#The short version

• For a 1 to 15 room B&B where the rooms are all different, HostPort wins. Flat $10 per synced listing per month, no contract, no setup fee, no percentage of your revenue, and a genuinely free iCal tier. Two-way API to Airbnb, Booking.com, Vrbo, Expedia, Agoda and Hipcamp.
• If your rooms are interchangeable, go hotel-native. Pooled inventory, walk-ins, folios, a night audit and breakfast rate plans are things a hotel system does and a rental system does not. Sirvoy, Little Hotelier, Cloudbeds, eviivo and RoomRaccoon are the shortlist. Expect quote-only pricing, per-room fees, onboarding fees and a steeper learning curve.
• The gap in cost is large. A six-room B&B pays about $60 a month on HostPort, against roughly $109 to $300 or more on a hotel system.
• Booking.com's real cost is not 15%. The base is about 15%, and Genius, Preferred Partner and Visibility Booster stack on top of it to reach 18 to 25%.

#Quick answer

#What makes a small B&B different

A whole-home rental is one unit sold to one party. A B&B sells several bedrooms inside one building, usually with shared spaces and breakfast. That changes channel management in five ways, and every recommendation below follows from them.

Rooms are sold individually. A six-room B&B is six sellable units, not one. On Airbnb each room is a separate private-room listing. On Booking.com and Expedia each one is a room type.

Room types carry rate plans. Booking.com and Expedia model inventory as a room type, say Double Room, with one or more rate plans attached to it: room-only, breakfast-included, non-refundable. Airbnb has no rate plan concept at all. One listing, one price, some settings. A tool built only for Airbnb-shaped listings struggles to represent breakfast-included against room-only cleanly.

Pricing changes with occupancy. Booking.com supports a different price for one guest than for two in the same room. That is standard for a B&B, and it means your channel manager has to push occupancy prices or let Booking.com derive them.

Inventory can be pooled. If you have three identical Standard Doubles and any guest can take any of them, a hotel system treats them as a pool of three and counts down as rooms sell across every channel. A rental-style tool treats each room as its own calendar, so interchangeable rooms are three separate listings rather than one pool of three.

Breakfast is a rate plan, not a product. On Booking.com, "includes breakfast" is a second rate plan on the same room. Mapping both a breakfast plan and a room-only plan to one room, and keeping them both in sync, is a real job that hotel tools do natively.

Then there is the reality of who is doing this. A 3 to 10 room B&B is usually one person doing everything. No revenue manager, no IT budget, no appetite for a two-week onboarding. Simplicity and support matter more than depth.

#How each channel models your inventory

Booking.com dominates for B&Bs. Room types and rate plans, derived rates, occupancy pricing, Genius, Preferred Partner. The base commission averages about 15%, and per several 2026 host guides typically ranges from 10% to 25%, calculated on the full reservation value including commissionable extras like cleaning and pet fees. Confirm your own rate in your extranet, which is the only authoritative source.

Airbnb has private-room and whole-place listings. No pooled inventory and no rate plans. Software-connected hosts pay the single 15.5% host-only fee, which has applied since 27 October 2025.

Expedia works like Booking.com, with room types and rate plans. It matters most for US B&Bs and inns.

Agoda is strong across Asia-Pacific. Vrbo is whole-home focused and weak for individual rooms. Google Hotel and Vacation Rentals and TripAdvisor are metasearch, usually reached through your channel manager. Hostelworld matters if you have dorm beds.

#The Booking.com problems that catch B&Bs out

These are documented in the help centres of Cloudbeds, Beds24 and myallocator, and they are the reason most B&B connections fail on the first attempt.

Derived and child rate plans. A child rate plan, say non-refundable set as standard minus 10%, is calculated by Booking.com from a parent. Your channel manager cannot update it. As Hotel Link puts it, derived rate plans are only used to receive bookings and will not directly receive updates from the channel manager.

Read-only rate plans. If your rate plans are read-only, you get the error "There are no usable rate plans configured for this channel." The fix is to ask your Booking.com account manager, not general support, to make them XML-enabled.

Non-XML room types. A room added in the extranet with the NON-XML setting will not appear in your channel manager for mapping at all.

Occupancy pricing has to match. The pricing model set in Booking.com, whether Per Occupancy, Per Day, or Per Day + Single, must match what your channel manager sends, or your prices push wrong. Booking.com does not support occupancy pricing for dorms.

Once XML-enabled, the extranet stops editing rates. After a rate plan is XML-enabled you can no longer edit it in the extranet. The channel manager owns it from that point.

Some things live only in the extranet. Genius, Visibility Booster and promotions are managed there, not in your channel manager.

Payments and virtual cards. Payments by Booking.com deducts a processing fee of roughly 1.1 to 3.1% and pays by virtual credit card. Those cards are charged on a schedule and do not suit deposit workflows. Commission is still charged on no-shows and non-refundable bookings.

#What Booking.com actually costs

The headline rate is a floor, not a total. Each extra sits on top of the one before it.

Genius is the one that hides. It costs you a discount rather than a higher commission, so it cuts what you take home without moving the percentage you see on your invoice. Preferred Partner adds roughly 3 points. Visibility Booster is a bid you set yourself, often 5 to 30% on chosen dates. Add the payment processing fee and an all-in cost of 20 to 25% is normal.

This stacking is exactly why a channel manager that also takes a percentage hurts more on Booking.com than anywhere else.

#Group A: rental-style tools, where each room is a listing

These list each room, or the whole property, as an individual listing. They fit a B&B where the rooms are all different and you do not need a front desk. None of them pools interchangeable room-type inventory the way a hotel PMS does.

#HostPort, our pick for small B&Bs and guesthouses

Price. Flat $10 per synced listing per month. The free tier is unlimited listings on iCal sync, with a unified calendar, the mobile app and a direct booking page. No contract, no setup fee, no percentage of revenue. The first two months of Pro are free.

Channels. Two-way API to Airbnb, Booking.com, Vrbo, Expedia, Agoda and Hipcamp. Anything else comes in by free iCal import.

How rooms work. Each room, or the whole property, is listed individually, with linked calendars for multi-listing properties.

What you get. A unified inbox, automated messaging, team and cleaner permissions with granular access, a commission-free direct booking page, a PriceLabs integration for dynamic pricing, web and mobile apps, and Stripe payments where you are the merchant of record.

Why it wins here. It is the cheapest transparent price at small scale with no onboarding fee, migration brings your existing photos, pricing, calendar and bookings across in under 30 minutes per listing, and support is hands-on. A six-room B&B pays $60 a month, flat, and that number does not move when your revenue does.

Check these with us before you commit. Our public documentation does not cover pooled room-type inventory, the depth of Booking.com room-type-plus-rate-plan mapping, breakfast and meal-plan rate plans, per-occupancy price pushing, guest registration cards, or trust accounting. If any of those is a must-have, ask us directly rather than assuming.

#Hospitable

Free Essentials tier at $0 for unlimited properties with calendar sync, a unified inbox and basic automation. Paid Host from about $29 a month for one property and $10 for each extra, Professional around $59, Mogul around $99. No onboarding fee and a 14-day trial. Dynamic pricing is a $15 per property per month add-on on the lower tiers.

The automated messaging and AI replies are excellent and the interface is clean. It is rated 4.9 out of 5 on G2 across 245 verified reviews, with 93% five-star, and 4.8 on Capterra. Against that, the per-property fee climbs fast, the focus is Airbnb, Booking.com and Vrbo, and there is no hotel room-type or rate-plan depth.

#Smoobu

From about $16 a month for one property at entry, with Professional around $28 to $36 per property and dynamic pricing a $14 per property per month add-on. No onboarding fee, 14-day trial. It is friendly to use, has strong support and reaches 50-plus channels including regional sites. Multi-unit is not a native strength, dynamic pricing and API access are gated to higher tiers, and it thins out past 20 listings.

#OwnerRez

$40 a month for one property, then $15 each for properties two and three, dropping to $8 for five to nine and $7 for ten to nineteen. Premium modules are add-ons: Property Management at $10, QuickBooks at $10, Hosted Sites at $15. No booking fees and no setup fees, though ProConnect setup assistance starts at $500.

It has the highest user ratings in the category, deep control, transparent pricing, no percentage fees and strong accounting. The learning curve is steep, parts of the interface are dated, there is no free tier, and it is built for whole-home rentals rather than room-by-room B&Bs.

#Lodgify

Starter is about $16 a month on annual billing, $23 monthly, plus a 1.9% booking fee. Professional is around $42 with no fee, Ultimate $62 to $103 with no fee. All per property.

The built-in direct-booking website builder is the best in the category and it holds Booking.com Premier partner status for 2026. The catch is that 1.9%: on $8,000 a month of bookings it adds about $152, which is a revenue cut most flat-fee tools do not take. It is not room-type or pooled.

#Beds24

Pay-as-you-go from roughly $9 to $17 a month for one or two rooms, with channel connections about $0.60 each per month and metered add-ons. No onboarding fee and a 30-day trial.

This is the interesting one for a B&B. It is extremely flexible, reaches 100-plus OTAs, has been a Booking.com Premier Partner for ten consecutive years, and genuinely supports room types, rate plan mapping, occupancy pricing and a hotel mode for pooled inventory. It is the rental tool that can behave like a hotel channel manager if you put the setup time in. The cost is the learning curve. One review called it overkill, overcomplicated and extremely dated in the interface for smaller operators, and that is a fair summary if you are not technical.

#Uplisting

About $100 a month as a floor for up to five listings, roughly $20 a listing beyond that, plus a newer pay-as-you-go plan at 1.5 to 3% commission per booking with no monthly fee. 14-day trial. Acquired by AirDNA in 2024. The core sync, automation and direct booking tools are reliable, but that $100 floor makes it expensive for a one or two room operator and add-ons are billed separately.

#iGMS

FLEX at $1 per booked night with a $20 per property per month minimum, or PRO at roughly $14 to $18 per property per month. 0% booking fee, 14-day trial. Strong Airbnb automation and good task and cleaner management, but the same Airbnb, Booking.com and Vrbo focus and no hotel room-type depth.

#The rest, briefly

Hostex at roughly $4 to $5 per property per month is one of the cheapest, an Airbnb Preferred partner with AI replies, but thin on B&B room-type handling. Host Tools at $28 to $32 per listing per month is reliable for messaging and pricing automation but expensive for a multi-room B&B next to a flat $10. Tokeet at about $15 per rental per month suffers from interface complexity and module sprawl. Zeevou has a forever-free core with unlimited units including a channel manager, with paid direct-booking website tiers from about $38 a month, though the operational depth sits behind paid add-ons. Hosthub is $28 per rental per month on annual billing with pricey one-time add-ons.

Guesty runs Lite at $9 to $39 per listing per month capped at three listings, and Pro as quote-only where real costs land around $40 to $72 per listing plus $1,500 to $4,000 or more of onboarding. Hostaway is quote-only at roughly $25 to $50 per listing with $300 to $1,000 of onboarding, a 1% Stripe application fee and a 1.8% booking-engine fee on direct bookings. Both are built for portfolio operators, not a three to eight room B&B.

None of the tools in this group natively pools interchangeable room-type inventory or manages breakfast rate plans the way a hotel PMS does.

#Group B: hotel-native tools, with true room types and pooled inventory

Choose one of these if your rooms are interchangeable, you serve breakfast and need meal-plan rate plans, you take walk-ins, or you need a front desk, a night audit, folios, a POS or trust accounting. They are aimed at 15 to 30 rooms and up, though several serve smaller inns well.

#Sirvoy, the budget hotel-native pick

A free plan for a single unit launched in January 2026, Starter from about $9 to $15 a month, and Pro from roughly $35 to $54 a month with the channel manager included. It scales per room with no setup fees, no contracts, 0% on direct bookings and 24/7 support. 14-day trial.

It is clean, easy, cheap and purpose-built for B&Bs, guesthouses and hostels, with room categories, sellable add-ons like breakfast, late checkout and parking, and an OTA channel manager covering Booking.com, Airbnb, Expedia, Agoda, TripAdvisor and Hostelworld. The reviews back it up: 4.7 out of 5 on Capterra across 301 reviews, 96% positive, with Customer Service at 4.8. Advanced reporting and multi-property controls are limited, and automation is lighter than the rental tools.

#Little Hotelier, by SiteMinder

Basics from $29 a month plus a 1% booking fee, Pro at a fixed roughly $109 a month for one to five rooms and $129 for six to ten, with a custom quote above that. A dedicated onboarding specialist is included.

It is purpose-built for B&Bs, guesthouses and inns up to 30 rooms, with true room types, a front desk, a booking engine and payments, and it is SiteMinder-owned. The ratings are genuinely split: 4.0 out of 5 on Capterra across 233 reviews, but 4.6 on HotelTechReport across 1,767 reviews where it ranks first of 36 for Small Hotels in 2026. Reviews cite slow performance, a limited mobile app and support delays, and that 1% on Basics is a cut of your revenue.

#Cloudbeds

Quote-only, reported at roughly $180 to $320 a month at entry, around $15 a room, ranging from $200 to $1,000 by size. myallocator is its standalone channel manager. It is a full hotel PMS with pooled inventory, room-type and rate-plan mapping, bundled channel manager and payments, and high support ratings. It handles dorms, occupancy pricing and breakfast rate plans properly. It is also quote-only, expensive for a tiny B&B, and more system than a three to six room operator needs.

#eviivo

Quote-only at roughly $50 a month for a single property and $125 multi-property, about $3 to $8 a room, with some users reporting a minimum one-year contract. It is a long-standing B&B and small-hotel specialist with room types, rate plans, deposits and OTA management.

It also carries the most frequent and most serious support complaints in this comparison. Trustpilot and Capterra reviews repeatedly cite unstaffed chat, unanswered tickets, three-week fix times and payout problems. One reviewer described listings not syncing correctly between Airbnb and Booking.com, contacting support several times, and it never being fixed. Confirm the current support experience yourself before you commit.

#RoomRaccoon

Per room per month: Entry about $11.25 with a roughly $202.50 monthly minimum, Starter $14.40, Premium $21.15, Enterprise $29.48. There is a one-time activation fee equal to twice the monthly subscription. 14-day trial. It is a modern all-in-one system with smart automation, good reviews at 82% positive on Capterra, and real room types and yield management. It is priced around 30-room properties, so the minimum plus the activation fee makes it expensive for a small B&B.

#ResNexus

Essentials at $30 a month and Premier at $50, with some third-party costs for channel management and payment processing. It is 4.8 out of 5 on Capterra across 428 reviews, 97% positive. A very well-reviewed US inn and B&B specialist with a beautiful booking engine, front desk, housekeeping, POS, gift certificates and packages. Small inns say the price can feel high once add-ons stack, and it is US-centric.

#The rest, briefly

innRoad from about $150 a month, quote-based, with rate plans, seasons, per-person-above-standard-occupancy pricing and an OTA channel manager. Hotelogix is per-room and quote-only at roughly $8 to $18 a room with monthly minimums that make the per-room cost highest for the smallest properties. WebRezPro is about $5 a room with a $60 to $150 floor and reported implementation of $1,000 to $5,000, best for 15 to 120 rooms. Mews is quote-only at roughly $8 to $25 a room with a $300 monthly floor, aimed at tech-forward boutiques rather than a very small B&B. Octorate is tiered and Europe-focused with a PMS from about $22 a month for one property. SiteMinder standalone is a channel manager only from about $85 a month, to pair with a separate PMS. Newbook, Kross Booking and Clock PMS are quote-only platforms aimed at larger or specialty properties, and are overkill here.

#What a month actually costs

Software only, in USD. These figures exclude OTA commissions, payment processing and add-ons unless noted, and quote-only tools show reported ranges.

Read the model, not just the sticker price. Flat is predictable. Per-property and per-room scale with your size. A percentage scales with your revenue, which means it punishes you precisely when you are doing well. Quote-only hides the onboarding fee and the contract term until the sales call.

#Which one to pick

By size. At one to three rooms, HostPort at $10 to $30 a month, or Sirvoy if you serve breakfast and want a front desk. Quote-only hotel systems are overkill at this size. At four to eight rooms HostPort stays the value pick if the rooms are different and you do not need a front desk, otherwise Sirvoy or Little Hotelier. At nine to fifteen rooms HostPort still works room by room, but if you need pooled inventory go to Little Hotelier, Sirvoy or Cloudbeds, or Beds24 in hotel mode if you are technical and cost-focused. Past fifteen rooms, go hotel-native.

By whether your rooms are interchangeable. Unique rooms mean each one is its own listing and no pooling is needed, so a rental-style tool is correct. Pooled rooms need a system that counts inventory down as a pool: Cloudbeds, Little Hotelier, RoomRaccoon, Sirvoy or Beds24 hotel mode.

By breakfast. If breakfast is baked into one price, or you sell room-only, any rental tool is fine. If you need separate breakfast-included and room-only rate plans on Booking.com kept in sync, go hotel-native, or Beds24. Ask us about meal-plan handling before you rely on HostPort for it.

By whether you have a front desk. No front desk means HostPort with Stripe direct booking, where you are the merchant of record. Walk-ins, folios, a night audit or a POS mean hotel-native, with no rental tool as a substitute.

By direct bookings. HostPort's commission-free direct booking page covers most B&Bs. If you want a full marketing website, Lodgify or Zeevou.

#The mistakes that cost real money

Double bookings from iCal. iCal syncs on a timer, often 30 to 120 minutes. Two rooms selling inside that window overlap. Use two-way API for anything with high occupancy.

Mapping the wrong room type. Map Double to Double, not Twin. A mismatch sends the wrong availability to the wrong space.

Derived rate plans blocking your rates. If a rate plan is a child of another, your channel manager cannot change it. Ask your account manager to break the link or XML-enable the parent.

Breakfast rate plans drifting apart. If room-only and breakfast plans both map to the same room, both have to receive updates. Confirm your tool pushes to both.

Listing a room both individually and inside a whole-property listing. That double-sells the room. Pick one model per room and stick to it.

Content overwritten in the extranet. Once XML-enabled, your channel manager can overwrite the edits you make in the extranet. Decide where content is mastered and make changes there.

Genius stacking on commission. Genius is a discount you fund, on top of the roughly 15% commission. Preferred Partner adds about 3 points. Visibility Booster adds your bid. That is how 15% becomes 25%.

Running two connectivity providers at once. Booking.com allows one. Disconnect the old one before connecting the new one, or the updates fight each other.

A mismatched timezone. If your account timezone does not match the property, availability updates land on the wrong night.

#Connecting and migrating, in order

#Test it before you trust it

Before you rely on any channel manager, verify each of these on a live but controlled basis.

Rate push, per rate plan. Change a price on each rate plan, both room-only and breakfast, and confirm it lands correctly on every channel.

Restriction push. Set a minimum stay and a closed-to-arrival rule, and confirm both appear on Booking.com and Expedia.

Block timing. Book one channel and time how long until the room blocks on the others. Under a few seconds is API. Thirty minutes or more is iCal.

Changes and cancellations. Modify and cancel a test booking, and confirm the calendar and the payout both adjust.

Message routing. Send a message from each channel and confirm it lands in the unified inbox and that your reply routes back.

Payouts. Run a direct booking through Stripe and confirm the money arrives and the merchant-of-record setup is what you expect.

#What we would do

Start on the free tier today. Connect your listings on iCal, get the unified calendar and the direct booking page, and pay nothing. There is no trial clock because there is no paywall until you turn sync on.

Turn Pro on for your busiest rooms first, at $10 per synced listing per month, and run the test checklist above. The first two months of Pro are free.

Ask us about the B&B-specific gaps if they matter to you: pooled room-type inventory, Booking.com rate-plan mapping depth, breakfast and meal-plan rate plans, per-occupancy price pushing, guest registration cards and trust accounting. If we confirm we handle what you need, we are the cheapest and simplest option here by a wide margin.

Move to a hotel-native tool only when you hit a real wall. That wall is pooled inventory for interchangeable rooms, a front desk for walk-ins, a night audit, folios, a POS, or Booking.com breakfast rate plans that must stay in sync. When you get there, shortlist Sirvoy first for being cheapest and easiest, then Little Hotelier for being purpose-built, then Cloudbeds for depth. Avoid eviivo unless you have checked its current support quality yourself.

Four things should change your answer: your rooms become interchangeable and the overbooking risk rises, you start taking walk-ins or need a folio, Booking.com requires you to run separate breakfast and room-only rate plans, or you pass roughly 15 to 20 rooms and hire staff. Any one of those moves you to a hotel system. Until then, you are paying for depth you are not using.

#What to double-check yourself

Our depth on pooled inventory, room-type and rate-plan mapping, breakfast rate plans, per-occupancy pricing, guest registration cards and trust accounting is not publicly documented. Ask us directly before relying on any of it.

Pricing for quote-only tools is drawn from third-party reports and directories and varies by property size, region and negotiation, so treat per-room and onboarding figures as indicative rather than as a quote. Booking.com commission, Genius mechanics and connectivity tier names change periodically, and your extranet is the only authoritative source for your own rate. Airbnb's 15.5% host-only fee applies to software-connected hosts, though some regions and stay lengths differ.

One last thing worth knowing: directory sites frequently lag on vendor pricing. Several tools here show outdated numbers on Capterra, GetApp and SoftwareAdvice. The vendor's own page is the one to trust, and where review scores differ sharply across platforms, as with Little Hotelier, we have shown both.