Pricing
Flat-fee Airbnb management pricing
Lodging Gurus charges one flat monthly fee per listing, never a percentage of your revenue. Full remote management starts at $79 per listing per month, and the calculator below shows your exact price.
Last updated
The share of nights booked over a year. Sets the revenue the comparison below runs on.
The cut of revenue a typical manager takes. Compare it with our flat fee below.
Your estimated flat fee
| Per listing per month | $112 |
|---|---|
| Total per monthacross 8 listings | $896 |
Set once and locked for 12 months. It stays the same whether you charge $400 a night in peak season or $120 in the slow months.
Roughly 0.5 of one booked night per listing per month funds your entire guest ops department.
Against a 20% manager
A 20% manager would charge $77,088 a year on this portfolio. Our annual fee is $10,752.
You keep $66,336 more a year
- 20% manager$77,088
- Lodging Gurus$10,752
Cleaning is usually paid through the guest cleaning fee, so it rarely changes this comparison.
Estimate only. Final pricing uses your PMS-verified trailing-12-month booked ADR (booked nightly revenue divided by booked nights, excluding taxes, refundable charges and cleaning fees) at signing, locked for 12 months. New listings without 12 months of history are priced from similar listings nearby, then reviewed at your first annual review.
Full remote management
Your base fee is $79 per listing per month. If a listing's average nightly rate over the last 12 months is above $150, add 30 cents for every dollar above $150. Weekly revenue management is $12 per listing per month. It's included by default, and you can switch it off. Full management has a $200 monthly minimum.
Example: a listing that averaged $250 a night over the last 12 months costs $79 + (0.30 × $100) = $109 a month, plus $12 for weekly revenue management, for $121 in total. Five listings like that cost $605 a month, whether they earn $15,000 or $30,000 that month.
Why your nightly rate sets the price
Homes that rent for more are usually bigger, host more guests and come with more requests and amenities to coordinate, so they take more of our team's time. We use your average nightly rate as a simple way to size that work. It's measured once and then locked, so your fee never rises because you had a good month or raised your prices.
A flat fee is not an unmotivated fee
A percentage manager earns more when a guest pays more. We earn more when you add a listing, because the fee is per listing. So our incentive is to take enough work off your plate that you can scale, and scaling is how we grow with you. Every dollar a listing earns above last month stays yours, and the next listing you buy is the one that pays us.
What's included
- Guest messaging 24/7 in any language, with an average first response under 10 minutes
- Courtesy calls to guests
- Reviews, disputes and damage claims handled for you
- Cleaning and maintenance scheduled, checked and followed up with your local team
- Local cleaners and vendors found and hired for you when you need them
- Listings and calendars kept in sync across Airbnb, Vrbo, Booking.com and your PMS
- Weekly revenue management (included by default, $12 per listing, can be switched off)
- Performance reports on request, at the schedule you choose
What you pay for directly
- Your software subscriptions, such as your PMS and PriceLabs
- Your cleaners, maintenance vendors and any local staff we hire for you
- Supplies and repairs
Revenue management and listing optimization
Run your own operations and only want pricing and listing work? This plan covers both. Revenue management and ongoing listing optimization come together, and we don't sell either one on its own as an ongoing service.
Includes daily pricing, weekly reviews, ongoing listing optimization, reports at the schedule you choose and a weekly strategy call with the founders.
| Listings you bring | Price per listing, per month |
|---|---|
| 1 to 2 | $100 |
| 3 to 4 | $70 |
| 5 to 9 | $60 |
| 10 to 19 | $50 |
| 20 to 29 | $35 |
| 30 to 49 | $30 |
| 50 to 100 | $25 |
| More than 100 | Custom quote |
One-time listing optimization
One night at your listing's average nightly rate, with an $80 minimum. A listing that averages $220 a night costs $220 to optimize.
Quoted on a call
- Guest communication on its own
- A dedicated STR assistant, at a flat monthly rate per assistant with no setup fee, month to month
- Dynamic pricing setup: a one-time PriceLabs setup for your whole portfolio
How billing works
We bill at the end of each month for the work already done. You pay by bank transfer or Remitly. Prefer escrow protection? You can hire us through Upwork, where our agency has a 100% Job Success Score and Top Rated status.
Our guarantee
Don't see the value in your first 30 days? You don't pay for them.
If you decide we didn't add value in your first 30 days, you don't pay for them and we part ways. That is the only guarantee we make, and we make it in writing.
And the terms around it
No lock-in.
You go live in 3 days, there's no notice period and your listings stay in your own accounts.
A response standard, not a stunt.
Our average first response to guests is under 10 minutes, around the clock.
Who Lodging Gurus is for
Single-listing owners, hosts with a few listings and property managers who want a remote team to run guests, pricing and day-to-day operations. We don't offer bookkeeping or marketing, so if you need ads, social media or a direct-booking website, you'll want a separate partner for that.
Pricing questions
Fees, billing and what happens if it isn't working.
Full remote management is $79 per listing per month, plus 30 cents for every dollar your average nightly rate is above $150. Weekly revenue management adds $12 per listing, so a listing averaging $250 a night comes to $121 a month. Full management has a $200 monthly minimum.
No. You pay a flat monthly fee per listing, so a record month doesn't raise your bill.
No. Your fee is set once from your 12-month average nightly rate and locked for 12 months. A busy month, a price increase or a holiday weekend doesn't change it, and it's never a percentage of your revenue.
Homes that rent for more usually host more guests and need more coordination, so they take more of our team's time. We measure your average once, then lock the fee.
No. Use your nightly rate only, before cleaning fees and taxes. We confirm the exact figure from your booking data before your first invoice.
New listings without 12 months of history are priced from similar listings nearby, then reviewed at your first annual review.
Your software subscriptions, such as your PMS and PriceLabs, plus your cleaners, maintenance vendors, supplies and repairs. If we hire local staff for you, you pay them directly.
Yes. It's $12 per listing per month and on by default, and you can turn it off at any time.
There's no notice period, and your listings stay in your own accounts. You can stop at the end of any month.
We bill at the end of each month by bank transfer or Remitly. If you'd like escrow protection, hire us through Upwork instead.
If you decide we didn't add value in your first 30 days, you don't pay for them.
Yes. Full management has a $200 monthly minimum.
Next step
Your listings earn more. You're off call for good.
Tell us about your portfolio. You'll get a scoped plan, services, systems and pricing, within one business day.
No retainer until you approve the plan. No percentage of your revenue, ever.
