Overview

Uplisting is property management software for short-term rental operators coordinating listings, bookings and guest communications. It suits hosts who want channel tools, operational automation and API access in one system, but the property caps and monthly minimums make portfolio size central to the decision.

Founded in 2016 and headquartered in Sheffield, Uplisting spans web and mobile apps, with Android, iOS and API access. It offers a 14-day free trial without a card and cancellation anytime, but there is no free plan despite the freemium pricing label.

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. That makes the entry tier viable for operators using the three core channels, while wider reach and a more capable direct-booking option require a larger commitment.

Guest communication and automation

A unified inbox, automated guest messaging and SMS are included in the plans. The broader toolkit covers guest reviews, security deposits, AI messaging, an Airbnb auto responder, cleaning scheduling, identity verification and rental-agreement e-signing. Independent Host’s 100 AI actions per month set a clear ceiling for automation-heavy hosts; Manager’s unlimited AI Suite is better suited to heavier use.

Integrations and API

All three subscription plans provide full REST API and MCP server access, so custom workflows and connected systems are not reserved for the top tier. The integrations directory includes Stripe, Zapier, PriceLabs, Wheelhouse, Beyond and smart-lock services such as TTLock, Nuki, Yale and August. This breadth is useful for operators building around existing payment, pricing and access tools, though the specific combination should match the systems already in a portfolio.

Operations and support

Cleaning management, dynamic pricing and payment processing sit alongside the booking and communication tools. Plans include free one-to-one onboarding. Support response times improve by tier: Independent Host lists two hours, Operator one hour and Manager 45 minutes, with phone support on Manager. The faster response commitment matters more to teams that cannot absorb delays during active guest stays.

Pricing

Pay As You Go costs £0.00 per free, billed monthly, and is available for portfolios of up to 10 properties. It charges 3% commission per booking for 1–4 properties and 1.5% per booking for 5–10. There is no fixed subscription, but the booking commission can become the more consequential cost as reservations grow.

Independent Host costs £40.00 per month, billed at £40/month for five properties; it charges £40 per listing or £72 flat, whichever is higher, and is for portfolios of up to four properties. It includes Airbnb, Booking.com and Vrbo, the unified inbox, automated messaging, a basic direct booking site, 100 AI actions monthly, and full REST API and MCP access. The four-property cap rules it out for larger portfolios, and the price floor means very small operators should compare its fixed cost with Pay As You Go’s commission.

Operator costs £90.00 per month, billed at £90/month for five properties, with a £16-per-listing rate and £90 monthly floor. Custom pricing applies for 41 properties. It includes everything in Independent Host plus smart-lock integration, Uplisting Protect, Google Vacation Rentals and priority support with a one-hour response. This is the step-up for portfolios needing the extra channel, access tooling or quicker support; the monthly floor makes it less attractive for low-volume operators.

Manager costs £208.00 per month, billed at £208/month for five properties, with a £13-per-listing rate and £208 monthly floor; 41 properties receive custom pricing. It includes everything in Operator, unlimited AI Suite, client management, owner statements, a Plus direct booking site, advanced reporting and workflows, and phone support with a 45-minute response. It fits managers who need owner-facing administration and deeper operational controls, but the substantially higher minimum is difficult to justify without those needs.

The 14-day trial has no card requirement and can be cancelled anytime. Each subscription plan includes free one-to-one onboarding, but the listed plan information does not establish a seat allowance, so teams should confirm access needs before committing.

Platforms

Uplisting is available on web, Android and iOS, alongside API access. Its getting-started guide directs users to the Apple App Store and Google Play Store for mobile apps, giving operators mobile access as well as a route to system integrations.

Who it's for

Uplisting is strongest for short-term rental operators who want to centralize channel bookings, guest messaging and stay operations while retaining API and MCP access across subscription tiers. Independent Host is aimed at portfolios capped at four properties; Pay As You Go accommodates up to 10 with booking commissions. Larger teams can consider Operator or Manager, with the latter making most sense when owner statements, client management, advanced reporting or unlimited AI use are priorities. Operators seeking a genuinely free ongoing plan should look elsewhere.

Pros and cons

Pros: Full REST API and MCP access on every subscription tier keeps integration options open without requiring Manager.
Pros: Unified inbox, SMS messaging and a wide range of operational automations bring guest-facing and turnover tasks into one toolkit.
Pros: Pay As You Go avoids a subscription charge for eligible portfolios of up to 10 properties, in exchange for booking commissions.
Cons: Independent Host is limited to four properties, so growing portfolios must move to another pricing structure.
Cons: Operator and Manager have monthly floors of £90 and £208 respectively, which can outweigh their per-listing rates for smaller portfolios.
Cons: There is no free plan, and Independent Host caps AI use at 100 actions monthly.

Alternatives

Zeevou is a reasonable alternative for teams seeking a free plan: its Core Plan is listed at £0.00 per free and includes a property management system, direct booking website, email automation and automated card payments.

Booking Automation is another paid option with a free trial; its listed charges include $0.2 per SMS and $4.95 per month for an additional sub-account, which may suit teams assessing messaging and account costs separately.

Hostify uses paid monthly rental bands, including $20.00 per month for 5–19 rentals, $16.00 for 20–49 and $13.00 for 50–99, making it worth comparing for portfolios that fit those ranges.

Hostex is a paid alternative with a free trial, while Lodgix offers a month-to-month plan at $79.99 per month for 1–7 properties.

Tokeet has a free plan and trial; its AdvanceCM plan is $14.99 per month and includes 50+ channel connections, automated messaging, dynamic rates, invoicing and payments.

Hospitable offers a free Essentials plan with unlimited active properties, while Homes and Rooms is another freemium option.

Explore more options in Short-Term Rental Management Software, Vacation Rental Channel Manager Software and Property Management Software.

Verdict

Uplisting is a strong fit for rental operators who want channel management, messaging, operational automation and API access in one platform, especially when its channel mix and integrations match an existing stack. Its main reason to choose is the breadth of tools and API access across subscription tiers; its main reason to look elsewhere is the lack of a free plan and the caps or monthly floors that can make growth expensive. Choose the tier only after comparing its property limits and minimum charges with the portfolio’s booking volume.

	SmartTenant	Uplisting
Free plan	No	No
Free trial	No	Yes
Paid from	£1.50/mo	£40/mo
Open source	No	No
Platforms	Android, iOS, Web	Android, api, iOS, Web
Free plan	No	Yes
Tenant portal	Yes	—

SmartTenant vs Uplisting

SmartTenant

Uplisting