Overview

Uplisting is property management software for short-term rental operators who need to coordinate bookings, guest communication and stay operations. It is best suited to hosts managing multiple listings across major booking channels, though its property-based pricing makes the right tier important. The main trade-off is a broad operational toolkit against monthly floors and, on the entry plan, a four-property cap.

Key features

Channels and direct bookings

All three subscription plans connect Airbnb, Booking.com and Vrbo, and include a basic direct booking site. Operator and Manager add Google Vacation Rentals, while Manager upgrades the direct booking site to Plus. That makes the lower tiers a reasonable fit for operators focused on the three major channels; broader channel reach and the enhanced booking site require a higher plan.

Guest communication and automation

The unified inbox and automated guest messaging centralize guest conversations, with SMS messaging included in the plans. Listed tools also cover guest reviews, security deposits, AI messaging, an Airbnb auto responder, cleaning schedules, identity verification and rental agreement e-signing. Independent Host includes 100 AI actions per month; Manager includes an unlimited AI Suite, a meaningful distinction for operators expecting heavier use.

Connections and operations

Uplisting provides a full REST API and MCP server on all three subscription plans, so access to those interfaces does not require the top tier. Its integrations directory includes Stripe, Zapier, PriceLabs, Wheelhouse, Beyond and smart lock services such as TTLock, Nuki, Yale and August. Smart lock integration is included from Operator, alongside Uplisting Protect. The product also supports dynamic pricing, payment processing and cleaning management.

Onboarding and support

Each plan includes free one-to-one onboarding. Listed response times improve by tier: Independent Host offers a two-hour response, Operator one hour and Manager 45 minutes. Manager also includes phone support, which may matter to teams that prefer a direct support channel.

Pricing

Uplisting offers a 14-day free trial without a card and says customers can cancel anytime. There is no free plan despite the freemium pricing label, so the Pay As You Go option should not be mistaken for free usage without fees: it charges commission on bookings.

Plan	Price and limits	What it includes
Pay As You Go	£0.00 per free, billed monthly; 3% commission per booking for 1–4 properties, or 1.5% for 5–10 properties. Available for portfolios up to 10 properties.	A commission-based option for smaller portfolios that want to avoid a fixed subscription, at the cost of paying a share of each booking.
Independent Host	£40.00 per month. Billed at £40/month for 5 properties; £40/listing or £72 flat, whichever is higher. Limited to 4 properties.	Airbnb, Booking.com and Vrbo, unified inbox and automated messaging, basic direct booking site, 100 AI actions/month, full REST API and MCP access, and email support with a two-hour response.
Operator	£90.00 per month. Billed at £90/month for 5 properties; £16/listing with a £90 monthly floor. Custom pricing for 41 properties.	Everything in Independent Host, plus smart locks, Uplisting Protect, Google Vacation Rentals and priority support with a one-hour response.
Manager	£208.00 per month. Billed at £208/month for 5 properties; £13/listing with a £208 monthly floor. Custom pricing for 41 properties.	Everything in Operator, plus unlimited AI Suite, client management and owner statements, Plus direct booking site, advanced reporting and workflows, and phone support with a 45-minute response.

Independent Host is the entry point for a small operator, but its four-property cap means even a modest expansion can require a change of plan. Pay As You Go reaches ten properties, but commissions can make it less attractive as booking volume grows. Operator suits businesses that need smart lock integration, Google Vacation Rentals or faster support; Manager is aimed at portfolio managers who need owner-facing functions, more advanced reporting and workflows, or unlimited AI use. The published monthly floors on Operator and Manager matter for smaller portfolios, while portfolios of 41 properties are custom pricing.

Platforms

Uplisting supports web, iOS, Android and API access. Its getting-started guide directs users to the Apple App Store and Google Play Store for mobile apps.

Who it's for

Uplisting makes the most sense for short-term rental operators who want channel management and guest messaging in one system, with operational tools and API access alongside them. Independent Host is tailored to portfolios of up to four properties; Pay As You Go covers portfolios up to ten when booking-based charges are preferable to a fixed plan. Larger or more managed operations have a path through Operator and Manager, but should weigh the monthly floors against their needs.

Pros and cons

Broad core channel coverage: Airbnb, Booking.com and Vrbo appear across all three subscription plans, with Google Vacation Rentals added on Operator and Manager.
API access on every subscription tier: REST API and MCP access are not reserved for the highest plan.
Useful progression for growing teams: higher tiers add smart locks, owner management, advanced reporting and faster support.
No free plan: trial access lasts 14 days, after which users must choose a paid subscription or commission-based Pay As You Go.
Entry-plan ceiling: Independent Host stops at four properties, limiting its suitability for expanding portfolios.
Monthly minimums and commissions affect cost: Operator and Manager have £90 and £208 monthly floors respectively, while Pay As You Go takes a percentage of each booking.

Alternatives

Choose Tokeet if a free plan and a monthly-priced AdvanceCM option with 50+ channel connections, automated messaging, dynamic rates, invoicing and payments better match your priorities.

Zeevou is worth comparing if a free Core Plan with a direct booking website, email automation and automated card payments is more important than a trial period; it has no free trial.

Consider Hospitable if an Essentials free plan with unlimited active properties is the deciding factor, or if its $29.00 USD/month Host plan for one included active property fits your scale.

Vacation Rental Desk is another freemium option with a web platform.

Homes and Rooms is another freemium option with a web platform.

Choose RentalReady if its Rise plan's operations, finance, communication and guest management tools, plus channel management and booking synchronization, better suit your requirements; it is a paid product.

AirHost is another paid, web-based option.

Booking Automation is a paid alternative with Android, iOS, web and API platforms, and offers a free trial.

For broader comparisons, browse Short-Term Rental Management Software, Vacation Rental Channel Manager Software or Property Management Software.

Verdict

Uplisting is a strong fit for rental operators who want channel management, unified guest messaging and practical operational tools, with API access available across its subscription plans. Its higher tiers add useful capabilities for managers overseeing owners and larger portfolios. Look elsewhere if a lasting free plan is essential, or if a four-property entry tier and higher monthly floors do not suit your portfolio economics.

	roommaster	Uplisting
Free plan	No	No
Free trial	No	Yes
Paid from	—	£40/mo
Open source	No	No
Platforms	Web	Android, api, iOS, Web
Free plan	No	Yes
Maintenance management	Yes	—
Lease management	No	—

roommaster vs Uplisting

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