Guesty vs Properly (2026): which should you pick?
As of Nov 12, 2026, Guesty and Properly share a 2.4 GPA, neither has a free plan, and Guesty starts cheaper, at $9 a month against $12.99 a month.
Checked Oct 24, 2026 and Nov 12, 2026 · graded Oct 24, 2026 and Nov 12, 2026 by ToolGPA
Guesty grades higher on features. Properly grades higher on value for money. They get the same grade on the free plan, ease of use and platforms.
Price, platforms and features side by side. The table says where each price was read and when.
Guesty
Property management software for short-term rental hosts and managers
Properly
Cleaning scheduling, photo checklists and managed rental operations
Which one is for you
Pick Guesty if
- Fits if you run 1 to 3 listings now and expect to grow into a management company
- Works for teams answering Airbnb, Vrbo and Booking.com guests from one inbox
Look elsewhere if
- Pricey if you add extras: LocksManager, damage protection and analytics cost more, and so do GuestyPay and trust accounting on Pro
- Tight if you want more than Airbnb, Vrbo and Booking.com on Lite, as the 60+ other channels need Pro
- Not for you if you want a published price past 3 listings, because Pro and Enterprise are quote only
- Watch out: the $20 yearly price is marked as a limited-time offer, and the $9 plan adds 1% of every booking
- Skip it if you want a free plan, as there's only a 14-day trial of Lite
Pick Properly if
- Fits if you own a handful of rentals and want cleanings booked from the calendar without texting people
- Works for hosts who want a photo of every room before the next guest arrives
Look elsewhere if
- Skip it if you want your booking software linked directly, because that starts at $14.99 on Pro
- Tight if you plan to use the photo review, as it's $5 an inspection on top of the plan
- Pricey if you have a big portfolio, since both plans charge per property and bigger portfolios are sent to custom pricing
- Not for you if you want a full booking system, because this handles cleaning and operations only
- Watch out: Cohost Pro starts at $119 per property a month and Guest Support Plus at $149 per listing
How we grade them
| 2.4GPAGuestyFair | 2.4GPAProperlyFair | |
|---|---|---|
| Value for money | CThe 1% plan is $9 a listing a month plus 1% of each booking, so about $29 for a listing taking $2,000. The flat price is $20 billed yearly, under this category's $25.52 middle, or $29 monthly, above it. From 4 listings it's Pro, and that's quote only. | B$12.99 per property a month, under the $15.99 where the category's cheaper quarter ends. But it is per property, so ten homes is $130 a month, and Pro is $14.99. |
| Free plan and trial | CA 14-day trial of Guesty Lite with no card needed. There's no free plan, so after two weeks you're paying. | CA 30-day trial with no card needed, and then nothing free. A month is enough to try the scheduler, not to see a full season of cleanings. |
| Features | BChannel sync, a multi-calendar, one inbox with drafted AI replies, cleaning tasks after checkout, a booking site and an open API, with owner statements and revenue management on Pro. That covers the whole job, spread across a quoted plan and paid add-ons. | CAuto-scheduling, photo checklists, a cleaner marketplace and reports. The listing shows gaps: Standard syncs by iCal only, and photo review by a person is a separate charge. |
| Ease of use | CGuesty rates 4.2 on the US App Store from 566 ratings, which puts it at C on our ease ladder. | CNo store rating on record, and you have to link your calendars and set up checklists before it does anything. Mobile apps for iOS and Android. |
| Platforms and integrations | BWeb, iPhone and Android, an open API with webhooks, and 60+ channels on Pro, Expedia and Google Vacation Rentals among them. There's no desktop app, and Lite reaches only three channels. | BWeb, iPhone and Android, with Airbnb and iCal sync and direct sync to Guesty, Hostaway and other booking systems on Pro. No desktop app. |
| Best for | short-term rental managers growing past a few listings | scheduling cleanings between rental guests |
The GPA is the average of the five grades: an A is 4 points, an F is none. The full reasons are on each tool's page: Guesty and Properly. How we grade
Price against what you get
Guesty starts at $9 a month and scores 2.7 out of 4 on features, ease of use and platforms. Properly starts at $12.99 a month and scores 2.3.
Guesty scores higher and starts $3.99 a month lower. Of the other vacation rental tools on the chart, none scores higher than Guesty for less, and 2 score higher than Properly for less.
Features, ease of use and platforms, averaged
What paid plans start at, a month (each step along is roughly double) →
- The best score at each price
- Has a free plan
- No free plan
Where they differ
- Guesty also covers shared inbox and channel manager.
- Properly also covers job scheduling.
At a glance
| Guesty | Properly | |
|---|---|---|
| Pricing | Free trial | Free trial |
| Starts at | $9 per listing / month, plus 1% per reservation (LiteOptimizer) | $12.99 per property / month |
| Free plan | None | None |
| Free trial | 14-day free trial of Guesty Lite, no credit card required | 30-day free trial of the Platform, no credit card required |
| Web | ||
| iOS | ||
| Android | ||
| Made by | Guesty, Inc. | Properly |
| Price read from | guesty.com | getproperly.com |
| Checked | Oct 24, 2026 | Nov 12, 2026 |
Worth knowing
Guesty
- Only Guesty Lite has published prices; Pro and Enterprise are quoted by number of listings.
- Lite is for 1 to 3 listings and syncs with Airbnb, Vrbo and Booking.com only; the 60+ other channels need Pro.
- Many tools are paid add-ons: PriceOptimizer, LocksManager, damage protection, advanced analytics and, on Pro, GuestyPay and trust accounting.
- The pay-as-you-grow Lite plan adds 1% of each reservation to the per-listing fee.
Properly
- Standard syncs through iCal; direct PMS integrations need the Pro plan.
- Photo inspection by reviewers is a separate $5 per inspection charge.
- Cohost Pro and Guest Support Plus are managed services; pricing and damage-claim help cost extra on Guest Support Plus.
- Portfolios are directed to custom pricing rather than a published volume rate.
Key features
Guesty
- Channel manager
- Syncs rates, availability and reservations with Airbnb, Vrbo and Booking.com in real time on every plan; Pro reaches 60+ channels, including Expedia and Google Vacation Rentals.
- Unified inbox and ReplyAI
- Guest messages from every channel land in one inbox beside the reservation details, and ReplyAI drafts a reply for each one to review and send.
- Multi-calendar
- One calendar shows bookings from all channels, color-coded by source, with cleaning schedules; reservations can be created and moved from it.
- Automated tasks and messages
- Creates cleaning and maintenance tasks after each checkout and sends guests scheduled messages from booking confirmation to checkout.
- Direct booking website
- A booking site built from templates, with rates and availability synced to the channels; Guesty takes no percentage fee on direct bookings.
- Owners portal and open API
- Pro adds an owners portal with customizable owner statements. The open API has webhooks and allows up to 15 calls per second.
Properly
- Autoscheduler
- Turnovers and recurring jobs are scheduled automatically from the synced booking calendar.
- Photo checklists
- Unlimited checklists where cleaners submit photos as proof of completion.
- Real-Time Inspection
- Reviewers check each cleaner's photos with AI help, flag issues before check-in and produce a pass or fail report by email.
- Service provider marketplace
- Hosts can find vetted cleaners in their area, and a skills and training library supports certification.
- PMS and calendar sync
- Standard syncs Airbnb and iCal calendars; Pro adds direct API sync with Guesty, Hostaway and 10+ other platforms.
- Claude and ChatGPT over MCP
- The site says Claude and ChatGPT can connect over MCP to answer questions about cleanings, bookings and properties.
Plans
Guesty
LiteOptimizer$9
per listing / month and up, plus 1% per reservation
Guesty Lite on a pay-as-you-grow basis, with the PriceOptimizer pricing tool included. For hosts with 1 to 3 listings.
Lite$20
per listing / month and up, billed annually ($29 billed monthly)
Airbnb, Vrbo and Booking.com sync, multi-calendar, unified inbox and a booking website. The annual price is marked as a limited-time offer.
ProCustom
For 4 to 199 listings: 60+ channels, owners portal and statements, revenue management and 24/7 support. Priced by number of listings.
EnterpriseCustom
For 200+ listings: custom reporting and analytics, tailored onboarding and enterprise-grade security.
Properly
Platform Standard$12.99
per property / month
Autoscheduler, photo checklists, Airbnb and iCal sync, cleaner marketplace, reports and mobile apps.
Platform Pro$14.99
per property / month
Standard plus API access and direct sync with Guesty, Hostaway and 10+ other PMS platforms.
Real-Time Inspection$5
per inspection
Expert, AI-assisted review of cleaner photos, with damage documentation and pre-check-in alerts.
Cohost Pro$119
per active property / month, and up
Managed: guest communication, turnover coordination, remote inspection and revenue management.
Guest Support Plus$149
per listing / month
24/7 guest support. Dynamic pricing is +$89/mo and damage claims +$19/mo.
Ways to pay less
Guesty
- Annual discount
Save up to 50% with annual billing on Lite
The Guesty Lite page marks annual billing as a limited-time offer saving up to 50% (crossed out from 30%): from $20 rather than $29 per listing a month.
- Other savings
Guesty Ultimate bundle: 40% off premium add-ons
The pricing page offers a quoted bundle of premium features, including PriceOptimizer, LocksManager, advanced analytics and premium channels, at a stated 40% saving.
Properly
No public discounts listed.
Common questions
Which is cheaper, Guesty or Properly?
As of Nov 12, 2026, Guesty is cheaper to start with: $9 a month, against $12.99 a month for Properly. Guesty starts at $9 per listing / month, plus 1% per reservation (LiteOptimizer), and Properly starts at $12.99 per property / month.
Which has a free plan, Guesty or Properly?
As of Nov 12, 2026, neither Guesty nor Properly has a free plan. Both have a free trial.
More comparisons
How this page was made
- The verdict at the top follows a fixed rule. When both tools are in the same category and either is in our top three for it, the verdict follows that ranking: the higher-placed tool is our pick. The top three weigh who each tool suits as well as its grades, so a pick can go against the GPA. Otherwise the page does not pick one and says which grades higher: the higher GPA first; on a tie, the one with a free plan, then the one that starts cheaper in dollars a month, counted the same way for both; if they are still level, what the choice depends on.
- The grades are our own, from each tool’s review or report card. The GPA is their average.
- Prices, plans and platforms come from each tool’s listing. The table above says where each price was read and when.
- The differences and the answers to the questions are worked out from those listings.