How we make this list: we compare pricing pages, product documentation and public user reviews. Rankite is independent; if a vendor ever pays for a featured spot, that listing is clearly labeled Partner.
Key takeaways
- Running a B&B on spreadsheets or paper costs you double bookings and hours every week. A purpose-built PMS with a channel manager pays for itself by keeping availability in sync across Booking.com, Airbnb and your own site.
- The sweet spot for most inns (4 to 15 rooms) is a per-property flat fee, not per-seat pricing. WebRezPro's $10 per unit per month (minimum $100/month) and Sirvoy's from $9 a month are the most transparent entry points on this list.
- If your bookings still come mostly from your own website and repeat guests, a US-built innkeeper-focused system like ThinkReservations or ResNexus is worth the higher flat fee: the guest communication and upsell automation is what drives repeat revenue.
- Watch out for quote-only pricing that hides the real cost until a sales call. Three of the nine tools here publish no prices at all, so budget an extra week of demos before you commit.
Quick comparison
| Tool | Best for | Starting price | Free plan |
|---|
 ThinkReservations | US B&Bs and inns that want one system for PMS, marketing and guest messaging | See website (quote-based) | No |
 ResNexus | Innkeepers who want their website, booking engine and PMS from one vendor | See website (custom pricing by units and seasonality) | No |
 Little Hotelier | Small inns wanting an easy all-in-one from the SiteMinder family | See website | Free trial (30 days) |
 Cloudbeds | B&Bs and boutique properties planning to grow their channel mix | See website (tiered) | No |
 WebRezPro | Independent properties that want one flat, published price | $100/month minimum ($10/unit/month) | No |
 Sirvoy | Solo hosts, tiny B&Bs and owners testing software for the first time | From $9/month | Yes (Sirvoy Free for single rentals; 14-day full trial) |
 Hotelogix | Small properties wanting a full PMS at a budget per-room price | See website | No |
 RoomKeyPMS | Independent hotels and larger B&Bs that want a guided, contract-based setup | See website (quote-based) | No |
 Beds24 | Hands-on owners who want pay-as-you-go with no contract and no commissions | See website (usage-based, billed in euros) | Free trial (length not published) |
Is your product missing or out of date?
We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
The best bed and breakfast software
Running a bed and breakfast means you are the front desk, the housekeeper, the marketer and the accountant, often before lunch. Software built for 200-room hotels does not understand that. The tools below are the ones that fit a property with a handful of rooms, a personal relationship with guests, and no IT staff. Nine systems, each checked against its vendor's own pricing page, with the honest trade-offs.
Starting priceSee website (quote-based)
Free planNo
ThinkReservations is one of the few systems on this list built around innkeeping rather than adapted from hotel software. The pitch is a single platform that covers the reservation calendar, a branded website, email marketing and automated guest messages, so a two-person operation can run pre-arrival upsells and post-stay reviews without bolting on extra tools. Its user base skews heavily toward B&Bs, inns and boutique hotels, and reviewers consistently rate its support highly.
The honest catch is commercial. There is no public price list and no self-serve trial; you talk to sales, get a quote and book a guided setup. Third-party comparisons have listed figures anywhere from $500 to over $1,000 a month, which tells you pricing is genuinely property-specific. That makes it hard to shortlist against flat-fee competitors without investing in a demo. If direct bookings and repeat guests are your core business, the built-in marketing tools may justify the process. If you mostly need availability synced to OTAs, simpler and cheaper options exist.
What we like- Built specifically for B&Bs and inns with strong guest communication automation
- Includes upselling and gift certificate tools
- Dedicated account manager and onboarding included
Watch out for- No published pricing, so budgeting starts with a sales call
- Channel manager coverage is narrower than the big multi-channel platforms
#2
ResNexus
Best for: Innkeepers who want their website, booking engine and PMS from one vendor
Visit resnexus.com
Starting priceSee website (custom pricing by units and seasonality)
Free planNo
Based in Utah, ResNexus is the US innkeeper's platform: a PMS plus a website they design for you, plus email marketing, cart abandonment recovery and point-of-sale for things like gift shops and packages. Their pricing page is explicit about the structure (custom, based on units and seasonality, no setup fees, cancel anytime) while publishing no numbers, and they even offer to match your current software's price. For an innkeeper who has never run a website, the done-for-you element is the real selling point.
Expect to pay accordingly. Published comparisons put their fee several times higher than budget tools, which reflects the bundled website and marketing services rather than the PMS alone. The fit is narrow but deep: if you want one vendor responsible for everything digital, ResNexus is it. If you already have a site and just need bookings synced to Booking.com and Expedia, you are paying for services you do not need.
What we like- All-in-one with professionally built website, email marketing and POS included
- No setup fees and no long-term contract
- Strong reputation for support among US inns
Watch out for- Pricing is custom and not published, so expect a sales conversation
- Heavier and pricier than a pure calendar-and-channel setup
Starting priceSee website
Free planFree trial (30 days)
Little Hotelier is SiteMinder's small-property answer: a PMS with a booking engine and channel manager bundled in, priced by room count so a 5-room inn pays less than a 25-room one. The whole product is designed for owners who have never used hotel software before, with assisted setup and a 30-day trial to test it with real bookings. Third-party comparisons report plans starting around $104 a month billed annually for the smallest properties, rising by room tier.
The trade-off is depth. This is a straightforward reservation and distribution system, not a guest marketing platform: no built-in email campaigns, limited customization, and reporting is basic on lower tiers. If your distribution problem is "keep Booking.com, Expedia and my website in sync without double bookings," it solves exactly that. If you want upsell automation and guest segmentation, look at ThinkReservations or ResNexus instead.
What we like- Simple setup aimed at owners with no tech background
- Booking engine plus channel manager in one subscription
- 300-plus OTA connections through SiteMinder's network
Watch out for- Pricing is not published on the site and varies by room count
- Phone support only on higher tiers
#4
Cloudbeds
Best for: B&Bs and boutique properties planning to grow their channel mix
Visit cloudbeds.com
Starting priceSee website (tiered)
Free planNo
Cloudbeds is the heavyweight option that still takes small properties seriously. You get the full stack: PMS, channel manager with hundreds of OTA connections, a commission-free booking engine, built-in payment processing and reporting, all on every plan. The 400-plus integration marketplace means whatever you bolt on later (a POS, a guest messaging tool, a revenue system) probably connects. Their pricing FAQ confirms tiered plans for every size from B&Bs to hotel groups, with no added commissions on direct or channel-manager bookings.
For a B&B, the question is whether you need the muscle. Cloudbeds is built to scale, and smaller inns sometimes report that the breadth of features adds complexity they never use. Pricing is quote-based, which third-party sources place well above the budget tools here. Choose it if you plan to grow room count, add properties or lean hard on distribution. Choose something simpler if you want to be live by Friday.
What we like- 400-plus marketplace integrations, far more than any small-property competitor
- Commission-free booking engine and channel manager
- Payments and reporting included on every plan
Watch out for- No published prices, plans are tiered by sales quote
- Feature depth can overwhelm a 5-room inn
#5
WebRezPro
Best for: Independent properties that want one flat, published price
Visit webrezpro.com
Starting price$100/month minimum ($10/unit/month)
Free planNo
WebRezPro's pricing page is refreshingly blunt: $10 per unit per month with a $100 monthly minimum, no setup fees, no long-term lock-in (you can cancel with 30 days' notice), unlimited users and no commission on bookings from your own website. That covers the PMS, booking engine, housekeeping, group management, gift vouchers and integrated accounting in one subscription. For a 10-room inn, the math is $100 a month for everything, which is easy to budget and easy to explain to a partner.
The product is mature rather than modern: it has been around for years, the interface shows its age, and very small properties (four or five rooms) may do better on a cheaper per-room plan elsewhere. But it has one of the strongest review records among independent-property PMS products and complimentary phone and email support. If you want a set-and-forget system with predictable costs and a real support line, this is the safest pick on the list.
What we like- Transparent flat pricing with no setup fees and no per-seat charges
- No commission on website bookings
- Dedicated account manager and onboarding specialist included
Watch out for- Flat fee is steep for very small inns versus per-room competitors
- Interface looks dated compared to newer platforms
#6
Sirvoy
Best for: Solo hosts, tiny B&Bs and owners testing software for the first time
Visit sirvoy.com
Starting priceFrom $9/month
Free planYes (Sirvoy Free for single rentals; 14-day full trial)
Sirvoy's own FAQ states it plainly: plans start from $9 a month with per-room scaling, no setup fees, no contracts, and a 14-day free trial of the full PMS with no credit card required. Solo hosts running a single rental can use Sirvoy Free at no cost. That makes it the lowest-risk way for a small B&B to leave spreadsheets behind: the booking engine, calendar, rates, guest details, payments and housekeeping all live in one place, and the built-in channel manager keeps OTAs in sync.
The limitations show at the edges. Reviewers rate ease of use and support highly (4.7 and 4.9 out of 5 on hotel review sites) but push back on pricing and revenue controls, wanting better tools for seasonal rates, discounts and packages. With only 21 integrations, it is not the platform for owners who plan a big software stack. It is, however, the right first PMS for a small property, and upgrading later costs you little since there is no contract.
What we like- Cheapest credible entry point in the category with a genuinely free tier
- No setup fees and no contracts
- Channel manager connects to Booking.com, Airbnb and Expedia
Watch out for- Advanced revenue features like seasonal pricing controls frustrate some reviewers
- Only 21 integrations, far fewer than the big platforms
#7
Hotelogix
Best for: Small properties wanting a full PMS at a budget per-room price
Visit hotelogix.com
Starting priceSee website
Free planNo
Hotelogix is a long-running cloud PMS from India that competes on value: third-party directories report pricing around $4 to $5 per room per month, which for a 10-room inn lands near $40 to $50 a month. The feature set is surprisingly complete for the price: front desk, channel manager, booking engine, multi-language and multi-currency support, and mobile apps. That combination makes it a plausible budget alternative to tools that cost three to five times more.
The catches are transparency and support. The vendor does not publish prices or offer a self-serve trial, so you are negotiating blind until a rep quotes you. The integration ecosystem is limited, which matters less for a B&B than for a chain but still counts if you use a specific accounting or POS tool. And some reviewers describe slow support responses, a real risk when a double booking happens at check-in time. A good fit for price-sensitive owners willing to do their own diligence.
What we like- Affordable per-room pricing model reported by users
- Broad multi-language and multi-currency support for international guests
- Mobile apps for managing the property on the go
Watch out for- No published pricing and no self-serve trial
- Integration list is thin and some reviewers report slow support responses
#8
RoomKeyPMS
Best for: Independent hotels and larger B&Bs that want a guided, contract-based setup
Visit roomkeypms.com
Starting priceSee website (quote-based)
Free planNo
RoomKeyPMS positions itself as the cloud PMS built by hoteliers for independent hotels, covering front desk operations, reservations, housekeeping, billing and guest messaging. There is no public rate card and no sign-up-and-try flow: you book a demo, a rep sizes a quote to your property, and onboarding is guided. Third-party estimates suggest roughly $8 to $14 per room per month as a planning proxy, but treat that as exactly what it is, a proxy, and get the real number from the vendor.
Reviewers rate its support and value decently, though some note it can feel heavy for very small properties and flag occasional Mac and mobile limitations. The honest fit: properties with 15 to 50 rooms that want a full-service PMS vendor relationship rather than a DIY tool. A 6-room B&B will likely find the sales process and the feature set both oversized.
What we like- Built for independent properties with a team of hoteliers behind it
- Guided demo and onboarding rather than self-serve guesswork
- Mobile-optimized booking engine included
Watch out for- Quote-based pricing with no self-serve trial, so evaluation takes longer
- Can feel heavy for very small properties
#9
Beds24
Best for: Hands-on owners who want pay-as-you-go with no contract and no commissions
Visit beds24.com
Starting priceSee website (usage-based, billed in euros)
Free planFree trial (length not published)
Beds24 is the technician's choice: a channel manager and booking system that never charges commissions, asks for no contract, and bills pay-as-you-go in euros, with pricing based on the rooms and connections you actually use. The vendor is explicit about the no-surprise policy: no hidden fees, no booking commissions (OTAs take their own cuts, which is unavoidable), and you simply top up your account balance to keep going. For an owner comfortable configuring rate plans and channel mappings, it is one of the most powerful small-property systems available.
That power is also the barrier. Beds24's interface is dense and assumes hospitality-software literacy; it is not the guided, hand-holding experience a first-time software buyer gets from Little Hotelier or Sirvoy. Usage-based pricing makes monthly budgeting less predictable than a flat fee, though heavy users still tend to pay less than with flat-rate competitors. Pick Beds24 if you like control and hate contracts. Pick a guided PMS if you want someone to set it up for you.
What we like- No contracts, no commissions on bookings, pay-as-you-go like a prepaid phone
- Broad channel coverage including major OTAs
- Deep customization for technically confident owners
Watch out for- Pricing is usage-based and harder to budget than a flat fee
- The interface assumes you know what a channel manager is
How we chose
We researched this list the way a buyer would: reading vendor pricing pages for real numbers, comparing feature lists and documentation, and checking public reviews on Hotel Tech Report, G2, Capterra and Reddit for what owners actually say after months of use. Products made the list only if they exist today, serve small independent properties, and include a booking engine plus channel management or a credible equivalent. We excluded enterprise suites built for chains, pure vacation-rental tools without front-desk features, and products with no credible US user base.
What B&B software should actually do for you
Start with the jobs, not the feature grid. The non-negotiables for a bed and breakfast are: one calendar that every booking source writes to (so you never double-book), a booking engine on your own website with zero or near-zero commission, automated guest emails for confirmations and directions, and housekeeping status tracking so you know which rooms are turn-ready. Everything else is a bonus.
Watch the pricing model, not just the price
A "$35 a month" plan and a "$10 per unit" plan can cost the same for a 10-room inn and wildly different for a 5-room one. Per-room pricing favors tiny properties; flat per-property fees favor larger ones. Also check what is missing from the base price: channel manager connections, payment processing, and text messaging are the three add-ons most likely to inflate the bill after signup.
Check support before you need it
You will need support at 8 p.m. on a Friday when a Booking.com reservation does not appear in your system. Prefer vendors with published support hours and phone access (WebRezPro includes complimentary phone and email support; ResNexus assigns a support rep). Ask during the demo what happens when a channel sync fails, and how fast.
Keep your data exportable
Your guest list is your marketing asset. Before signing, confirm you can export guest names, emails and stay history in a usable format, and confirm the export works for you, not just for the vendor. Owners who skip this check sometimes pay for data they thought was theirs.
Moving off your current system without losing bookings
Switching PMS products scares innkeepers more than the price does, and most of the fear is misplaced. Vendors like ThinkReservations and ResNexus include data import and guided onboarding as part of the sale; block out two quiet midweek days and run the old and new systems in parallel for one reservation cycle. Close the OTAs' extranets only after you have confirmed the new channel manager is syncing rates and availability both ways.
Test the scary parts on purpose during the trial period. Book a room on your own website, modify it through Booking.com, then cancel it and watch all three systems update. If the sync breaks during testing, it will break at midnight during foliage season. One more practical note: switch in your slowest month, not your busiest, and keep your old system's login active for at least one billing cycle after go-live in case you need a historical folio.
Frequently asked questions
Do I need channel manager software for a 5-room B&B?
If you list on more than one booking site, yes. Even five rooms double-book when Booking.com and your own website do not talk to each other. A channel manager is the single feature that separates B&B software from a shared calendar.
How much should a small inn budget for PMS software?
Anywhere from $9 a month (Sirvoy) to several hundred a month (bundled platforms like ResNexus) depending on room count and whether a website and marketing tools are included. The honest range for a standalone PMS with channel management is roughly $100 to $250 a month for 5 to 15 rooms.
Can I keep taking phone bookings with this software?
Yes, and you should. Every tool on this list handles manual reservations entered from phone calls, walk-ins and repeat guests. The software's job is to push those reservations out to your channels so availability stays accurate everywhere.
Is there free bed and breakfast software?
Sirvoy offers a free tier for single rentals, and several vendors offer free trials. Beyond that, "free" PMS products in this category are rare and usually limited. Treat a free trial as the evaluation tool and budget a real subscription for the long term.
Will this software replace my website?
Some will, some will not. ResNexus and ThinkReservations include website services as part of their offering. Cloudbeds, Little Hotelier and WebRezPro include a booking engine that plugs into your existing site but expect you to bring the site itself.
What happens to my guest data if I cancel?
That depends on the vendor, which is why you should ask before signing. Most allow CSV exports of guest records; confirm the exact export format and whether historical folios come with it. Avoid any contract that charges a fee to return your own data.
Sources we checked (8)
- https://www.cloudbeds.com/pricing
- https://www.resnexus.com/pricing
- https://www.thinkreservations.com/pricing
- https://webrezpro.com/pricing/
- https://www.beds24.com/pricing.html
- https://sirvoy.com/
- https://hoteltechreport.com/compare/little-hotelier-vs-webrezpro-hms
- https://www.itqlick.com/resnexus/pricing
Is your product missing or out of date?
We review this list regularly. Vendors can request a listing, send updated pricing or ask about featured placement.
Shihab Mia · Founder, Rankite
Shihab has spent more than a decade helping SaaS and e-commerce brands grow through search. He writes Rankite's software buying guides from pricing pages, documentation and public user reviews. More about Shihab.