Overview

Uplisting brings short-term rental bookings, guest communications and stay operations into property management software for holiday and vacation rental operators. It suits hosts who want channel management and automation alongside direct booking options, but the four-property cap on its entry subscription and booking commissions on its free-to-start option make portfolio size central to the decision.

Its range extends from guest messaging and cleaning coordination to integrations and API access. The trade-off is that the lowest-cost route charges per booking, while paid subscriptions have monthly floors that can matter when listing counts are low.

Key features

Channels and direct bookings

Independent Host connects Airbnb, Booking.com and Vrbo and includes a basic direct booking site. Operator and Manager add Google Vacation Rentals; Manager also upgrades the site to Plus. The entry plan covers the three named channels, but operators who need Google Vacation Rentals must move to a higher tier.

Guest communication and automation

A unified inbox and automated guest messaging bring guest conversations together, and SMS messaging is included in the plans. Other listed tools cover guest reviews, security deposits, AI messaging, an Airbnb auto responder, cleaning scheduling, identity verification and rental agreement e-signing. Independent Host includes 100 AI actions a month, while Manager includes an unlimited AI Suite, so heavier AI use points toward a much higher-priced plan.

Integrations and operations

The integrations directory includes Stripe, Zapier, PriceLabs, Wheelhouse and Beyond, as well as smart lock services such as TTLock, Nuki, Yale and August. Smart Lock integration is included in Operator and Manager, not Independent Host. All three subscriptions include full REST API and MCP server access, giving teams a way to connect custom workflows without reserving API access for the top plan.

Uplisting also lists payment processing, dynamic pricing and cleaning management. Free one-to-one onboarding comes with the plans; listed support response times improve from two hours on Independent Host to one hour on Operator and 45 minutes on Manager. Manager adds client management, owner statements, advanced reporting and workflows, and phone support.

Pricing

Uplisting offers a 14-day free trial without a card, with cancellation anytime. Despite its freemium pricing model, it has no free plan. The trial is a way to evaluate the product, not a continuing no-cost tier.

Pay As You Go: Free, billed monthly, with a 3% commission per booking for 1–4 properties or 1.5% per booking for 5–10. It supports portfolios up to 10 properties. This avoids a monthly subscription but ties the cost to bookings, so it is most suitable for smaller portfolios that prefer variable charges.
Independent Host: £40.00 per month; billed £40/month for 5 properties, or £40/listing or £72 flat, whichever is higher. It is for portfolios up to 4 properties and includes Airbnb, Booking.com and Vrbo, unified inbox, automated guest messaging, a basic direct booking site, 100 AI actions/month, and full REST API and MCP access. Its property cap rules it out for larger portfolios, while the monthly floor makes it a different cost calculation from commission pricing.
Operator: £90.00 per month; billed £90/month for 5 properties, or £16/listing with a £90 monthly floor. Custom pricing applies for 41 properties. It includes everything in Independent Host, plus Smart Locks integration, Uplisting Protect, Google Vacation Rentals and priority support with a 1-hour response. This is the step up for operators needing those additions, but the monthly floor can outweigh per-listing pricing in smaller portfolios.
Manager: £208.00 per month; billed £208/month for 5 properties, or £13/listing with a £208 monthly floor. Custom pricing applies for 41 properties. It includes everything in Operator, unlimited AI Suite, client management and owner statements, a Plus direct booking site, advanced reporting and workflows, and phone support with a 45-minute response. It is aimed at managers who need owner-facing tools and higher-volume automation; the substantially higher floor is difficult to justify without those needs.

Platforms

Uplisting is available on web, Android and iOS, and offers an API. Its getting-started guide directs users to the Apple App Store and Google Play Store for the mobile apps.

Who it's for

Independent Host is the natural fit for a host with up to four properties who wants core channel management, messaging and a direct booking site. Pay As You Go gives portfolios of up to ten properties a commission-based alternative. Larger or more operationally complex businesses have reason to consider Operator or Manager, particularly if they need Google Vacation Rentals, smart locks, owner statements or advanced workflows.

Uplisting is less compelling for a small host who wants to avoid fees linked to bookings and cannot make use of a paid plan's monthly floor. The best tier depends on whether the extra channels and management tools offset the higher fixed cost.

Pros and cons

Pro: Full REST API and MCP server access are included across all three paid subscriptions, rather than being reserved for Manager.
Pro: The toolset covers guest communications, direct booking, cleaning and integrations with pricing and smart-lock services, reducing the need to treat those workflows as separate categories.
Con: The Independent Host subscription is capped at four properties, while the alternative for up to ten properties charges a commission on each booking.
Con: Operator and Manager have monthly floors of £90 and £208 respectively, which can make advanced features expensive for smaller portfolios.
Con: Google Vacation Rentals and the Plus direct booking site are tier-gated, so they are not part of the entry subscription.

Alternatives

For teams comparing rental-management categories, start with Short-Term Rental Management Software, Vacation Rental Channel Manager Software or Property Management Software.

Booking Automation is an alternative for buyers seeking booking automation across Android, iOS, web and API, with a free trial but no free plan; its listed per-SMS and additional-sub-account charges are relevant when estimating communication costs. Icnea is a paid, web-based alternative whose listed offer includes four one-to-one training sessions and a professional PMS plus channel manager plan from 300 properties, making it worth comparing for larger operations. iGMS offers Android, iOS and web access, a free trial and a FLEX plan charged per booked night, with a $20 per-property monthly minimum, 0% booking fee and no charge for canceled reservations; consider it if that pricing structure better fits booking volume.

Tokeet has a free plan and a paid AdvanceCM option with 50+ channel connections, automated messaging, dynamic rates, invoicing and payments, so it is a candidate for operators seeking broad channel reach. Zeevou has a free Core Plan that includes a property management system, direct booking website, email automation and automated card payments; it may suit buyers prioritizing a free starting tier. Hostex is a paid alternative with a free trial and plans described for individual hosts and broader needs. Hospitable offers a free Essentials plan with unlimited active properties, making it a distinct option for those who prioritize a free tier. Hostify is a paid alternative with web, Android, iOS and API access and tiered per-rental pricing, which may suit buyers comparing rental-count pricing.

Verdict

Choose Uplisting if you manage a short-term rental portfolio and want channel management, guest communication, operational automation and API access in one product. Its clearest advantage is the breadth of included tools, with API and MCP access even on the entry subscription. Look elsewhere if the four-property cap, booking commissions or monthly floors do not fit your portfolio economics, or if you need a free plan.

	Nine	Uplisting
Free trial		Yes
Paid from		£40/mo
Platforms		Android, api, iOS, Web
Maintenance management	Yes
Property accounting	Yes
Lease management	Yes
Free plan		Yes
Property limit		4 properties
Channel connections		3 channels
Direct booking site		Yes
Automated messaging		Yes
Dynamic pricing		Yes
Cleaning management		Yes
Payment processing		Yes

Nine vs Uplisting

Nine

Uplisting