Best Dynamic Pricing Tools for Short-Term Rentals (2026): Flat Fee or a Cut of Your Revenue
Every dynamic pricing tool for short-term rentals does roughly the same job: read market demand, move your nightly rate, try to fill the calendar at a better average. The products differ, sometimes meaningfully. But the largest number in this decision is not product quality.
It is how the vendor charges you.
On a listing earning $10,000 a month, the same category of software costs $14.49 with one vendor and $125 with another. Not because one does twelve hundred percent more work. Because one charges a flat fee per listing and the other takes a percentage of your revenue.
So this guide leads with the arithmetic. All prices were read off each vendor’s own pricing page on July 27, 2026 and the pages are saved.
The correction: all three sell a percentage, only one forces it
The standard framing of this category, repeated across most comparison pages, is that PriceLabs is the flat-fee tool and Beyond is the percentage tool. That is not what the pricing pages say.
PriceLabs leads with a per-listing rate and then offers, in a labelled panel on the same page, an alternative plan where you pay 1 percent of booking revenue and no per-listing fee.
Wheelhouse publishes both models side by side with both numbers, and asks you to choose: Pro Flex at 1 percent of revenue with a $2.99 minimum monthly fee, or Pro Flat at $19.99 per listing per month.
Beyond publishes Growth at 1 percent of bookings and Pro at 1.25 percent. There is no flat per-listing option on its plans page.
So the real distinction is not flat versus percentage. It is that two of the three let you pick the model that suits your portfolio, and one decides for you.
What each one actually costs
All OFFICIAL, read July 27, 2026.
| Tool | Flat option | Percentage option | Minimum | Add-ons |
|---|---|---|---|---|
| PriceLabs | $14.49/listing/mo (US multi-unit); $19.99 standard rate for US, UK, CA, EU, AU, NZ, IL; 47.50 BRL Brazil; $9.99 rest of world. Slides down from the 2nd listing | 1% of booking revenue | None stated | API usage $1/listing/mo; extra daily sync $1/listing/mo |
| Beyond | None | Growth 1% of bookings; Pro 1.25% | Not published | Guidance and Enterprise Data Feed, both quote-only |
| Wheelhouse | Pro Flat $19.99/listing/mo; $16.99 at the 10 to 49 listing tier | Pro Flex 1% of revenue | $2.99/mo on Pro Flex | Dynamic Sets $12.99 per set/mo (Navigator interface) |
| Hospitable (bundled) | $15/property/mo after 3 free bookings in the first 30 days | None | None | Included in the PMS subscription otherwise |
| Guesty PriceOptimizer (bundled) | Not published. Add-on, available on all plans, no figure given | |||
| Lodgify Dynamic Pricing (bundled) | Not published. Add-on, no figure given | |||
PriceLabs offers a 30-day free trial with no card. Beyond gives away several market research tools free, including Market Trends and a revenue analysis tool, which are useful even if you never subscribe.
The table this guide exists for
Monthly cost, per listing, at four revenue levels. This is arithmetic on published rates, nothing more.
| Monthly revenue per listing | PriceLabs flat ($14.49) | PriceLabs 1% | Beyond Growth 1% | Beyond Pro 1.25% | Wheelhouse Flat ($19.99) | Wheelhouse Flex 1% |
|---|---|---|---|---|---|---|
| $2,000 | $14.49 | $20.00 | $20.00 | $25.00 | $19.99 | $20.00 |
| $5,000 | $14.49 | $50.00 | $50.00 | $62.50 | $19.99 | $50.00 |
| $10,000 | $14.49 | $100.00 | $100.00 | $125.00 | $19.99 | $100.00 |
| $20,000 | $14.49 | $200.00 | $200.00 | $250.00 | $19.99 | $200.00 |
Three things fall out of that grid.
The crossover is low. A flat $14.49 equals 1 percent at $1,449 of monthly revenue. Below that, a percentage is cheaper. Above it, flat wins and never stops winning. For Wheelhouse’s $19.99 flat rate the crossover is $1,999. Most listings in most markets clear those thresholds comfortably, which means for most hosts the percentage model is the more expensive one from the start.
The gap is annual money. At $5,000 a month per listing, PriceLabs flat is $173.88 a year and Beyond Pro is $750. That is a $576 difference per listing per year for the same category of software. Across five listings it is $2,880.
Percentage pricing charges you for succeeding. This is the structural point. If your revenue management works, your bill goes up in proportion. A tool that lifts your revenue by 10 percent also raises its own fee by 10 percent, which means you keep 90 percent of the benefit on a percentage plan and effectively 100 percent of it on a flat plan. That is not a scandal, it is just a fee structure, but it is the opposite of what most people assume when they see a small percentage next to a dollar figure.
1. PriceLabs: the default, and the one that will sell you either model
What it does. PriceLabs sets nightly rates from market demand, seasonality and your own booking pace, and integrates with essentially every property management system in this market. Alongside Dynamic Pricing it sells Market Dashboards, Portfolio Analytics, Revenue Estimator Pro and Listing Optimizer, with a bundle discount.
Why it leads. The integration list is the broadest in the category, which matters more than it sounds: a pricing tool that cannot push rates to your PMS is a dashboard. The market data is the deepest. And the fee structure is the buyer-friendly one by default, with the percentage available if you want it.
Pricing. OFFICIAL (hello.pricelabs.co/pricing, 2026-07-27): $14.49 per listing per month plus taxes on the multi-unit view for the United States. The FAQ gives the standard rate as $19.99 per listing for the USA, UK, Canada, Europe, Australia, New Zealand and Israel, 47.50 BRL in Brazil, and $9.99 for the rest of the world. Rates slide down from the second listing onward. The alternative plan is 1 percent of booking revenue with no per-listing fee. Add-ons are $1 per listing per month each for API usage and for an additional daily sync. Thirty-day free trial, no card.
Regional pricing caveat. Our reads resolve to the US band. If you are outside it, the figures above are PriceLabs’ published FAQ numbers rather than something we saw quoted to us, and you should confirm yours at checkout. We apply this caveat to every regionally priced vendor rather than presenting one country’s rate as the price.
One honest limitation. It does one job. If you want messaging and turnovers in the same subscription, this is a second bill alongside your PMS. And the add-on structure means the headline is not always the whole cost: API access, which you may need for a custom integration, is a further $1 per listing per month.
2. Wheelhouse: the only one that puts both models on the page
What it does. Wheelhouse is dynamic pricing built around control rather than automation: custom strategies, comparable-set tuning, and a mapping interface called Navigator sold as Dynamic Sets.
Why it ranks here. Because of how it sells, which in this category is a feature. PriceLabs offers both fee models but leads with one. Beyond offers only one. Wheelhouse prints Pro Flex and Pro Flat next to each other, with both numbers, and lets the buyer choose. That is a small thing that saves a customer real money, and in a market this opaque it deserves the ranking.
Pricing. OFFICIAL (usewheelhouse.com/pricing, 2026-07-27): Pro Flex is 1 percent of revenue with a $2.99 minimum monthly fee. Pro Flat is $19.99 per listing per month, discounted to $16.99 at the 10 to 49 listing tier, described on the page as 15 percent off. Dynamic Sets is $12.99 per set per month. Enterprise pricing is custom above 50 listings.
One honest limitation. The flat rate is meaningfully above PriceLabs’ US multi-unit rate, $19.99 against $14.49, and Dynamic Sets is a separate line item, so the all-in cost can run higher than the headline suggests. The $2.99 floor on Pro Flex also means an empty listing still costs something, though not much.
Who it’s for. Hosts who want to run their own pricing strategy rather than accept a recommendation, and anyone whose revenue swings enough that being able to switch fee model is worth having.
3. Beyond: good product, one fee model, no negotiation
What it does. Beyond is dynamic pricing and revenue management, with search-powered pricing, market insights, custom comparable sets, owner insights and reports, and API access on its upper tier. It also publishes genuinely useful free tools: Market Trends, Market Insights and a revenue analysis tool, none of which require a subscription.
The structure. Growth is 1 percent of bookings. Pro is 1.25 percent of bookings. There is no flat per-listing option. Guidance, which supplies dedicated revenue managers, and an Enterprise Data Feed are both quote-only.
Why it still makes the list. Two reasons. The free market research tools are legitimately worth using regardless of what you subscribe to. And for genuinely low-revenue listings the percentage model is cheaper: at $1,000 a month per listing, Beyond Growth is $10 against PriceLabs’ $14.49. That is a narrow band, but it is real, and it covers plenty of listings in secondary markets and shoulder seasons.
One honest limitation. The percentage-only model means Beyond gets progressively more expensive relative to its competitors exactly as your portfolio succeeds, and there is no way to opt out of that within Beyond’s own pricing. At $10,000 a month per listing you are paying $100 to $125 for a job priced at $14.49 next door. That is the entry, and it is a deliberate choice on Beyond’s part, not an oversight.
4. Already in your PMS: the option nobody ranks
No roundup on page one for this query seriously discusses the bundled option, and for a large share of hosts it is the right answer.
Hospitable sells Dynamic Pricing free for 3 bookings in the first 30 days, then $15 per property. Note how close that is to PriceLabs’ $14.49: the bundled option is not the cheap shortcut people assume. It is priced at the specialist rate, which suggests Hospitable knows exactly what it is competing with. Detail in our Hospitable review.
Guesty PriceOptimizer is available on all plans as an add-on. No price is published anywhere. If your quote puts it above the $14.49 to $19.99 specialist band, buy the specialist. Our Guesty pricing decode covers the wider add-on problem.
Lodgify Dynamic Pricing is an add-on, also unpriced. Same advice. See our Lodgify review.
When bundled is right: one to three listings, a market you understand, and no appetite for another dashboard and another login. The pricing engine your PMS ships will beat setting rates by hand by a wide margin, and that is where most of the available gain sits.
When it is not: several listings, a competitive market, or any intention of tuning strategy rather than accepting defaults. The specialists exist because market data and strategy control are their whole product, not a feature on a roadmap.
Two things about this category you should know before you read anything else
The trade press here is partly vendor-owned. Rental Scale-Up is among the most cited sources on short-term rental revenue management, and it has been owned by PriceLabs since August 2022. Rental Scale-Up discloses this on its About page and states, under its editorial standards, that it covers PriceLabs alongside competing tools on the same editorial terms as any other company. We take that at face value, and we mention it only because the disclosure lives on the About page rather than on the comparison articles a reader actually lands on. Knowing who owns a publication is part of reading it.
The RealPage cases are not about you. Algorithmic pricing in housing has been in court throughout 2025 and 2026, and the coverage sometimes bleeds into short-term rental discussion. It should not. Those actions concern algorithmic rent-setting in long-term multifamily housing, where the allegation is that competing landlords coordinated rents through shared software fed by non-public competitor data. Short-term rental revenue management operates in a different market, with nightly rates, public rate data and no lease terms, and as of publication it is not the target of those actions. We cover the long-term side separately in our AI rent pricing legal guide. If you are setting nightly rates on your own listings from public market data, that guide is background reading, not a warning.
Choosing in two minutes
Under about $1,400 monthly revenue per listing. A percentage plan is genuinely cheaper. Beyond Growth or Wheelhouse Pro Flex. Revisit when your listings grow.
$1,500 to $10,000 monthly per listing, one to three listings. Start with whatever your PMS bundles if it is at or under the specialist band. If it is unpriced or quoted high, PriceLabs flat.
Several listings, any decent revenue. PriceLabs flat, on the sliding multi-unit scale. This is the default for the largest number of people and the arithmetic above is why.
You want to run the strategy yourself. Wheelhouse, and take the flat plan unless your listings are low-revenue. Budget for Dynamic Sets if you want Navigator.
Fifty listings and up. All three go to custom pricing and the flat-versus-percentage decision is worth thousands a year. Get both quotes, and put the crossover arithmetic in the email.
The bottom line
The products in this category are more alike than the marketing suggests, and the fee structures are more different than the marketing suggests. That is the wrong way round for buyers, and it is why most people overpay here.
PriceLabs at $14.49 per listing on its US multi-unit rate is the right default for most hosts, with the percentage plan there if a low-revenue portfolio makes it the better maths. Wheelhouse earns its place by being the only vendor that lets you make that comparison on one page. Beyond makes a good product and sells it on the one model that gets more expensive precisely as you get better at your job.
Every figure here was read off the vendor’s own pricing page on July 27, 2026 and the pages are saved. When they change, so will this.
For the full category, see our best AI tools for Airbnb hosts.
Also in this guide series: Lodgify Review (2026): The 1.9% Booking Fee Everyone Still Quotes Is Not on Any of Its Four Plans, Guesty Pricing in 2026: The Price Card Says $16, the FAQ on the Same Page Says $9, and Above 3 Listings Nobody Publishes Anything, Hospitable Review (2026): A Real Free Tier, and an Extra Property Costs Three Times More on the Expensive Plan, Hostaway Review (2026): A $925M Company Whose Pricing Page Contains No Prices and Best AI Tools for Airbnb Hosts in 2026: Ranked by Someone Who Does Not Sell One.
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