Bed and breakfast software holds your calendar, keeps your rooms in step with Booking.com and Airbnb, takes a card on your own website, and produces paperwork your bookkeeper will accept. At ten rooms the published prices start at nothing with freetobook, then $39 a month plus 1% of bookings at Little Hotelier, $50 a month at eviivo, $100 a month at WebRezPro and $236 a month at RoomRaccoon. The two systems built specifically for B&Bs and inns, ThinkReservations and ResNexus, publish no price at all and quote you on a call.
The shortlist, priced
| System | Published price at one ten room property | Who it suits |
|---|---|---|
| ThinkReservations | Nothing published anywhere on the pricing page | B&Bs and inns. It builds its own channel manager across 20 or more channels, sells a separate ThinkWeb product that joins your website and booking engine into one checkout, and includes an account manager and training in the price it will not print |
| ResNexus | Nothing published. Priced on your unit count and your season | B&Bs and inns that want fewer moving parts. Its commission free booking engine is inside the subscription and its Direct Connect syncs rates without a separate channel manager bill |
| WebRezPro | $10 a unit a month with a $100 floor, so $100, and no setup fee | Inns, guest houses and B&Bs, its stated market. Channel management comes from a partner: its own list names SiteMinder, and free integrations only start in the 15 to 24 unit band |
| Little Hotelier | Basics from $39 a month plus 1% of what you book, Pro from $179 | Properties of 1 to 30 rooms, its own stated range. The channel manager is in the cheapest plan, and the engine goes on your existing site as a plugin or a small piece of code |
| eviivo | From $50 a month for one property, a minimum applies | Owners who want the channel manager bundled at no extra cost. Its payment and messaging services add $0.50 a confirmed booking in the US and $0.75 in Canada |
| innRoad | Around $150 a month, its own estimate, adjusted per property | Ten rooms with a front desk and several room types. The booking engine is bundled, the channel manager is an add on, and Google Booking Links is one of the channels it names |
| RoomRaccoon | Entry at $236 a month, or $197 billed annually | Owners who want payments inside the subscription and will accept that the card and terminal fees are billed separately with no rate published |
| Cloudbeds | Nothing published on any of its four plans | Bigger or growing properties. No added commission on its own engine or channel manager, though the cheapest plan, Flex, leaves the channel manager out |
| Sirvoy | $0 for a single unit, and 0% commission and fees on every plan | Anyone testing the water. Only the Pro plan connects to Booking.com and Expedia, so ten rooms will not stay on the free tier |
| freetobook | Booking engine, diary and property system free | A tight budget. The channel manager is charged per booking, so the cost follows how much the platforms actually send you |
| Beds24 | From 15.50 euros a month, pay as you go, no contract | Owners happy to assemble it themselves. Each channel link is 0.55 euros, and showing your own web address on the booking page costs 19 euros a month |
| Lodgify | $14 to $62 a month at one property billed yearly, against $18 to $77 monthly | A B&B that also lists cottages or apartments. Its widget takes the booking on the site you already have, with a 0% booking fee |
| OwnerRez | $40 a month for the first property, less for each one after | Owners with two or three separate buildings. No commission, no guest fee, no per booking fee, and its hosted site runs on your own domain |
| Guesty | $9 a month plus 1% a reservation on Lite, which stops at three listings | The $9 plan covers three listings at most. Ten rooms puts you on Guesty Pro, for 4 to 199 listings, and Pro is quoted on a call |
Every figure comes from the vendor's own pricing page, checked on August 2026, with eviivo, Guesty, Lodgify and OwnerRez checked again in September.
Three of the fourteen are quote only, and two of those three are the ones built for your exact kind of property. Book those calls first, because the rest of your comparison depends on numbers only they can give you.
What you are buying when you call the two specialists is a suite rather than a component. ThinkReservations builds its own channel manager in house and sells it beside the property system, the website, the marketing tools and guest communication, with ThinkWeb tying the site and the checkout into one flow. ResNexus puts a commission free booking engine inside the subscription, runs its own Direct Connect so you are not paying a third party for channel management, and lists housekeeping and automated emails among what the subscription covers. A general hotel system will do most of this too. The difference is that neither of these two expects you to assemble it.
Reviews are the other thing an inn lives or dies by, and only one of the fourteen says anything specific: eviivo states that guest reviews and guest messages update in real time across every connected OTA alongside rates and availability. For everyone else, ask the demo to show you where a new Booking.com review lands and who gets told about it.
What the software has to do at ten rooms
At ten rooms the software has four jobs. Vendor pages describe the calendar and the booking page in detail and say very little about invoicing or about where the money lands.
The calendar. When a room sells on any channel, the system has to pull it off every other channel and off your own website within seconds. The channel manager does that work, and in most small systems it comes built into the property system you already bought. The B&B channel manager comparison prices ten of them.
The money. You need a card rate you can read before you sign, and the money has to land in an account in your own name.
The invoice. Each one needs a number following the last in an unbroken run, and it has to survive an audit years later.
The page that sells. A guest should be able to book and pay without leaving your website.
Any demo walks you through the calendar and the booking page unprompted, so spend your twenty minutes making it prove the card rate and the invoice instead.
The demo script
Get all five of these on one screen share, in one login, in twenty minutes.
- Sell a room in the demo account, then show me that room going unavailable on Booking.com and on the website at the same time.
- Charge a card, then tell me the exact rate and which merchant account holds the money until it reaches my bank.
- Produce that booking's invoice with its number printed on it, then open the invoice before it.
- Open the booking page a guest sees, on a phone, and leave the address bar in shot the whole way through payment.
- Send me a year of cost for ten rooms with every transaction fee included, by email, before the follow up call.
Watch for the demo that agrees to all five and never actually puts an invoice on the screen. Ask for it a second time with the screen shared. Knowing early that something costs extra lets you put it in the budget, instead of meeting it on the invoice in month three.
What happened when our invoices did not fit
We run MINT @Naschmarkt, 18 serviced apartments in five apartment types in Vienna, and our property system produced an invoice PDF our bookkeeper would not sign off on. Its template could not be bent into the shape she needed. So invoicing carried on living where it had always lived, in a small separate tool called easybill, with somebody copying the details of every stay across by hand.
I run an agency and had developers on hand, so I spent an evening costing a build. Taking invoicing in house came out at 8 to 12 days of work, and the build was the cheap end of it, because we would then own the numbering rules and a seven year archive for as long as the business runs, and keep the tax calculation correct every time a city changed a rate.
We kept easybill, at 240 to 360 euros a year, and built only the bridge between the two systems. A confirmed booking now arrives in easybill as an invoice with nobody retyping anything. We paid a specialist tool to keep us compliant and built only the connection into it.
A ten room B&B hits the same wall in a smaller way, usually the first time a corporate guest asks for an invoice their employer will accept. Ask the demo for a real invoice with its number on it, then the one before it. An export your accountant can work from is a perfectly good answer, as long as you are told about it before you migrate. Ask which package it exports to by name, whether that is QuickBooks, Xero or whatever your bookkeeper already runs, and ask to see the file itself instead of a logo on a slide. Tax adds another layer on top: in Texas, the Comptroller's hotel occupancy tax rules cover bed and breakfasts alongside hotels, at a state rate of 6 percent on rooms costing $15 or more a day, and on a booking taken through your own website the tax is yours to charge the guest and yours to send to the city. Platform bookings are the harder half, because some channels remit it for you in some cities and hand it to you in others, which is a question worth settling per channel.
Whose account does the card money land in?
Card rates are often published, so this is one number you can check before anyone calls you. Stripe publishes 2.9% plus 30 cents on a successful domestic card payment, and every quote you receive should be compared against that.
Systems that bundle payments answer the same question at one remove. Cloudbeds Payments names two pricing structures, blended and cost plus, and attaches no percentage to either. Blended means one flat rate on every card you take. Cost plus means the card network's own fee is passed straight through to you with the processor's margin added on top, so the rate moves with the type of card your guest hands over. Neither is automatically cheaper, and neither can be compared against anything until somebody gives you a number. RoomRaccoon marks every plan commission free and then says in its own pricing FAQ that payment and card machine fees are charged separately, again with no number. eviivo's $0.50 a confirmed booking applies only once you take its payment service.
Ask three things and get them in writing. What is the rate, whose merchant account holds the money, and how many days until it reaches your bank. Then ask whether you can keep your own Stripe or Square account. Cloudbeds and RoomRaccoon both sell payments as part of the product, eviivo sells its Payment Manager as an optional extra on top of the subscription, and the rest of the fourteen leave the question to the sales call.
Will it really stop double bookings?
Most vendors describe the same mechanism in much the same words. Cloudbeds says its channel manager syncs across connected channels in real time with no lag. ThinkReservations claims 99.99% uptime across 20 or more channels. OwnerRez pushes one edit out to every channel you have connected. Guesty states flatly that double bookings are not a risk.
The sync works by one system sending the other an update message every time something changes. When a message does not arrive, one calendar updates and the other does not. Vendors say very little about what happens when one does not. Of the systems here, ThinkReservations, ResNexus, eviivo, innRoad and Beds24 publish no failure handling at all, while Cloudbeds publishes its retry rule: a failed call is tried again after a minute, up to five attempts.
When a sync does fail, sometimes a guest turns up for a room you already sold. More often it goes the other way and your calendar marks a free room as taken, so the night passes unsold and nobody ever tells you it happened. If you have never tested your own, the B&B channel manager piece sets out an afternoon test: free up a night, then time how long it takes to come back on sale everywhere.
What the system says to your guests without you
Ten rooms and no night porter means the software has to do some of the talking. Somebody has to send the directions, the door code and the breakfast times before a guest arrives, and at ten rooms the software sends them. Three of the systems here say something about it on their own pages: ThinkReservations sells guest communication tools next to the property system, ResNexus counts automated emails among what a subscription covers, and eviivo runs messaging as a paid service, at the same $0.50 a confirmed booking it charges for payments.
The other eleven say nothing about guest messaging on their own pages, so put the question in the demo. Send yourself the pre arrival email that a Booking.com guest would get, and the one your own website would send, and see whether they read like the same property. Ask what messaging costs, because some systems charge for it by the booking and the charge only becomes visible on your first invoice.
Housekeeping belongs in the same conversation. ResNexus names it in what a subscription covers, and the rest leave it off the pricing page. Ask the demo to put tomorrow morning's cleaning list on the screen with the checkouts and the stayovers marked, and watch how long it takes them to find it.
What ten rooms costs in a year
On published numbers, for one property with ten rooms:
- freetobook: nothing for the core system, with the channel manager charged per booking.
- Little Hotelier Basics: $468, plus 1% of everything you book. At $20,000 a month that 1% is $2,400, which makes the subscription the small part.
- eviivo: $600 and up, before payment and messaging.
- WebRezPro: $1,200.
- innRoad: about $1,800 on its own estimate.
- RoomRaccoon Entry: $2,364 billed annually.
- ThinkReservations, ResNexus, Cloudbeds and Guesty Pro: unknown until you call them.
Each annual number above is the vendor's own monthly price multiplied out. None of them include card processing, which is charged per payment at 2.9% plus 30 cents. Two lines matter more than the subscription: the percentage fee, if the plan carries one, and what the platforms take on the bookings a direct page would have caught instead.
Which one, for which kind of B&B
You run ten rooms in one property and nobody there enjoys software. Take Little Hotelier at $39 a month plus the 1%, or eviivo at $50. Both publish a number, both include the channel manager, and neither turns into a project.
You run a proper inn, with breakfast service, packages and a front desk. Call ThinkReservations and ResNexus first. They are built for exactly this and they will not quote until you talk to them, so start the clock early. WebRezPro at $100 is the published price nearest to what they do.
You have rooms plus a cottage, a barn or an apartment. Lodgify from $14 billed yearly or OwnerRez at $40 for the first property handle mixed inventory more naturally than the hotel systems do.
You are still working off paper and the Booking.com extranet. Sirvoy's free tier or freetobook will get you to a real calendar for nothing. Move to a paid plan when the channel manager starts to matter, which at ten rooms will be soon.
You are already on something that works. Keeping it usually costs less, because changing systems in the middle of a season takes weeks of your attention and a smaller subscription will not pay you back for them.
If what you need next is more bookings arriving through your own website, direct booking for bed and breakfasts covers what changes when you go after them. If you want somebody to sit with your shortlist and push on the two jobs the demo will not volunteer, book a call.
