A small inn has to sell rooms accurately across its own site and booking channels while coordinating arrival, cleaning and guest requests with a lean team. Compare systems by handling one direct reservation and one OTA change, then following room readiness, payment and owner reconciliation through checkout.
A small inn has to sell rooms accurately across its own site and booking channels while coordinating arrival, cleaning and guest requests with a lean team. Compare systems by handling one direct reservation and one OTA change, then following room readiness, payment and owner reconciliation through checkout.
What the software costs—and where your margin can improve.
Start with the bill and one costly workflow. The comparison is straightforward: recurring software costs you can actually remove, minus the hosting, AI, integrations and upkeep a replacement needs. Time saved is a separate gain, and only becomes margin when the business can use it.
Current software · researched prices
$172/ month
$2,064 a year in this worked example
a 12-room country inn that wants payments, guest messaging, performance reporting and a booking website
eviivo Single Property base$50/mo
Payment Manager, $1 x 12 rooms$12/mo
Guest Manager, $3 x 12 rooms$36/mo
Performance Manager, $2 x 12 rooms$24/mo
Booking transaction fee, $0.50 x ~100 confirmed bookings/mo$50/mo
A source-priced scenario, not a claim about your invoice. Check required modules, usage fees and your negotiated terms.
A focused tool · under your control
Pay for the parts this workflow needs.
One time: map the rules, build, test edge cases, move only the data needed and train the people who use it.
Each month: affordable hosting, coding-AI usage, any database or integrations, backups and maintenance. Price these for the actual application; a $0 or low hosting tier is not the total cost.
You control: the code repository, domain, data and service accounts. Someone on your side owns updates, access, recovery and support.
MarginVendor costs removed − the replacement’s full monthly operating cost.
Admin timeFirst target: Room and rate inventory. Set one room out of service and change a weekend minimum stay; test direct and OTA searches.
Business valueDurable, documented margin can strengthen a business; buyers still assess risk and whether someone else can run the workflow.
The exact replacement cost depends on scope and usage. Bring your invoice and one frustrating task; we’ll map what can stay, what could be owned and the costs to verify.
These terms appear in the same research category. Check your specific workflow before treating products as interchangeable.
inn management software
bed and breakfast reservation system
small hotel property management system
B&B channel manager and booking engine
bed and breakfast
B&B
country inn
guesthouse
boutique inn
historic inn
lodge
farm stay
pension
small hotel
10-room property
A shortlist to investigate
Compare by the job you need done
Fit notes are our assessment of the linked vendor descriptions, not hands-on product reviews. Feature sources checked Oct 2, 2026; pricing records below retain their own dates.
An inn, B&B or small hotel comparing front desk, channel manager and direct booking engine.
Little Hotelier markets hotel-management tools for small properties, including availability across channels and direct booking.
Before choosing
Test room types, multi-night stays, OTA cancellation, housekeeping status and deposit accounting; verify payment and tax support for your jurisdiction.
Use this synthetic example as a repeatable acceptance test. It is not a claim that any named vendor has been tested.
Create three room types with seasonal rate and minimum-stay rules.
Book one room directly and one through an OTA; change the OTA arrival date and inspect inventory sync.
Check out one guest, assign housekeeping and leave a room blocked pending inspection.
Reconcile a deposit, cancellation refund, occupancy tax and channel commission at close.
Plan a controlled data move
Import room and rate definitions, active reservations and guest notes, deposits and balances, OTA IDs, cancellation policies, availability, housekeeping states, taxes, gift certificates and payout mappings. Reconcile arrivals for the next month across every channel; retain folios and guest record exports before ending the previous service.
Where a first build could stop
Property systems do not establish accessibility, fire safety, food handling or lodging-tax compliance. Verify local requirements and ensure guest-facing rates, fees, amenities and cancellation terms are accurate.
Workflow documentation checked Oct 2, 2026. Pricing tables elsewhere on this page retain their own capture dates. The demo scripts and migration guidance are our proposed evaluation method, not hands-on vendor reviews.
For inns, b&bs & small properties, our worked example runs $172 a month, which is $2,064 a year. The research includes software with a bundled website; confirm any hosting or setup charges. 10 of 15 vendors have quote-only pricing in our research.
See the worked example: a 12-room country inn that wants payments, guest messaging, performance reporting and a booking website
Software auditInns, B&Bs & small properties
A 12-room country inn that wants payments, guest messaging, performance reporting and a booking website
eviivo Single Property base$50/moKeep
Payment Manager, $1 x 12 rooms$12/moKeep
Guest Manager, $3 x 12 rooms$36/moKeep
Performance Manager, $2 x 12 rooms$24/moKeep
Booking transaction fee, $0.50 x ~100 confirmed bookings/mo$50/moOwn it
Inn software charges a base fee plus per-room fees for each module: on eviivo that's $1 a room for payments, $3 for guest messaging and $2 for performance reporting, plus $0.50 per confirmed booking. WebRezPro charges $10 per unit with a $100 monthly minimum for 1 to 14 units and $150 for 15 to 24. The bigger cost for most inns is the OTA commission, not the software.
What to keep
Keep your property management system. Nightly rate rules, occupancy tax, housekeeping and the Booking.com channel sync all live there.
What to verify
Ask providers to demonstrate this workflow using your edge cases. Check which plan includes each step, what costs extra and how your records can be exported.
15 vendors sell to inns, b&bs & small properties
Researched vendor prices
Vendor
Plans (per month)
Website
Checked
LodgifyCharges by per plan, with property-count caps on the two cheap tiers
Basic$14
Starter$24
Professional$29
Ultimate$42
$10/mo
2026-09-21
eviivo suiteCharges by monthly base by property count, PLUS per-room prices for each optional module
Single Property$50
Multi-Property$125
Included
2026-09-21
WebRezProCharges by $10 per unit (room/site/cabin) per month, with a banded monthly minimum
Per-unit$10
Minimum 1-14 units$100
Minimum 15-24 units$150
Minimum 25-49 units$250
Minimum 50-74 units$500
Minimum 75-99 units$750
Included
2026-09-21
innRoadCharges by per property, scaled by room count - no published rate card
Prices are what each vendor publishes on its own pricing page, on the date shown. "Quote only" means the vendor doesn't publish prices. "Not verified" means we couldn't read a price off the vendor's own page, so we don't print one.
Questions owners ask
Does an inn need a channel manager?
If rooms sell through more than one channel, synchronized availability and rate rules can reduce manual conflicts. Test update timing and cancellation behavior instead of assuming integration means instant sync.
What should a B&B test before changing PMS?
Use a direct reservation and OTA reservation, an out-of-service room, housekeeping handoff, deposit refund and end-of-month tax/payout report.
How much does B&B software cost?
eviivo starts at $50 a month for a single property, WebRezPro is $10 per room with a $100 monthly minimum for up to 14 units, and innRoad says most properties pay around $150 a month. Lodgify runs $14 to $42 but is built for whole-unit rentals.
Does eviivo include a website?
Yes. eviivo's website comes with the $50 Single Property base, so for most inns the site isn't an extra line. The add-ons are per-room modules for payments, guest messaging and reporting.
Why is my WebRezPro bill more than $10 a room?
Because of the minimum. WebRezPro charges $10 per unit with a floor of $100 for 1 to 14 units, $150 for 15 to 24 and $250 for 25 to 49. An inn with fewer than 10 rooms still pays the $100 floor.
Could software for inns, b&bs & small properties work on your terms?
Bring one workflow or software bill to a free 30-minute conversation. We’ll map what a coding AI and affordable hosting might cover, and what ownership would require.