Most property management platforms are just software—but what if yours could be a strategic growth engine designed to elevate how you run and maximize your short-term rental business?
For property managers constantly seeking ways to elevate business performance, choosing the right software is a crucial strategic decision. We recently conducted an in-depth analysis* of our users’ performance on Guesty. We looked at a group of over 700 property managers in the U.S. who onboarded to Guesty with up to 20 properties. These managers upgraded to Guesty from other platforms. We tracked and analyzed their KPIs for one year after the switch, and compared the data with their performance during the 12 months prior to joining Guesty.
The data reveals a compelling narrative of success for these property managers who benefited from Guesty’s innovative technology and data-driven strategies to drive substantial gains in revenue, occupancy, and overall profitability. Remarkably, in all cases the gains seen by transitioning to Guesty came against a backdrop of industry-wide slowdown during this period, underscoring Guesty’s ability to outperform the market. In this article, we’ll unpack the data and insights that showcase Guesty’s impact on property management performance, or: the Guesty Effect.
Key performance breakthroughs
Boosting revenue potential: In the first 12 months after joining Guesty, our research group saw their average daily rate (ADR) increase by +5.5%, during the same period that industry benchmarks recorded an overall -6% ADR drop. Guesty’s AI-powered pricing tools optimize daily rates by balancing guest appeal and manager profitability, using real-time market insights. In an increasingly competitive market, strategic pricing intelligence and optimization tools are key to offering the best rates to maximize both ADR and occupancy.
Maximizing occupancy: First-year Guesty users who participated in our research saw their occupancy rates climb by +4%. Industry data during that same period showed a -2% decline in occupancy. Higher occupancy can be linked to the higher visibility of a multichannel approach, made more attainable through Guesty’s seamless integration with leading channels, Multi-Calendar, and Unified Inbox. Occupancy rates can also be boosted by consistently ranking at the top of booking platforms via optimized listings and improved ranking, and by smart, reactive pricing strategies. Guesty’s intelligent booking tools and marketing capabilities help properties stay competitive and reduce vacant nights.
Unprecedented portfolio growth: Perhaps the most striking transformation for new Guesty users was a +24.6% increase in total property listings. This could suggest that property managers using Guesty are finding it easier to attract and keep new owners. Managers may have also gained the confidence to leverage their revenue growth to expand their business, backed by powerful technology and strategic insights.
The ideal property management software will streamline day-to-day operational tasks, freeing up time and resources that can be reinvested into growth. Robust data analytics within the platform should empower property managers to make informed decisions about optimal pricing, occupancy forecasting, and identifying expansion opportunities based on market trends. Seamless integration with a wide range of top booking sites will expand the reach and visibility of properties, making it easier to fill additional units and scale the business.
Let’s take a look at the numbers when compared with some of our competitors.
Guesty vs Hostaway
Our data shows that property managers who switched from Hostaway recorded an average +16.4% increase in revenue per listing during their first year with Guesty, equating to an additional $8.9k in revenue per listing on average. This performance improvement was driven by a +5.3% increase in ADR from $293 to $309, as well as a substantial +11.2% rise in occupancy.
Guesty vs Lodgify
Our research shows that property managers who previously used Lodgify saw their first year revenue per listing increase by an average of +17.3%, or $6.8k. We can credit this improvement to a 6.34% rise in ADR from $199.7 to $213, as well as a +10.96% increase in occupancy, compared with their full year with Lodgify.
Guesty vs Hostfully
Examining the data for property managers transitioning from Hostfully to Guesty, the results continue to be compelling. Those who upgraded from Hostfully saw their average revenue per listing increase by +14.1%, or $7.7k per listing. This growth was fueled by a +5.73% rise in ADR from $301 to $318, alongside a +6.75% increase in occupancy.
Users who listed on one platform only
Hosts who transitioned from listing on just one booking platform (Airbnb, for example) to adding Guesty as their property management partner saw even more impressive results. For this group, average revenue per listing increased by a remarkable +28.5%, or $12.8K per listing.
This significant boost was driven by a +2.55% rise in ADR from $297 to $304, as well as a whopping +25.9% increase in occupancy. The data clearly demonstrates Guesty’s ability to help property managers outperform the market and unlock tremendous value, even for those already using a popular platform like Airbnb—particularly when it comes to maximizing occupancy. By integrating Guesty’s innovative technology and data-driven strategies, these customers were able to drive substantial improvements in both revenue and occupancy; critical metrics for any successful vacation rental business.
Growth potential with Guesty
So what does all this boil down to for the average property manager? Glad you asked.
Let’s take a hypothetical manager in charge of 12 listings, with an average of $195 ADR and 55% occupancy. Our research suggests that partnering with Guesty could deliver the following growth metrics after 12 months: 15 listings, $203 ADR, and 58% occupancy. Most crucially, our manager could see yearly revenue increase from $469,755 to $644,334, a 37.2% boost!
Shopping for property management software that will support your business as it grows means more than adopting another tool. By considering an upgrade, you are making a strategic decision that could fundamentally change how you approach your short-term rental business. Guesty provides the technology, insights, and support that turn potential into maximal performance and income, whether you manage one property or hundreds.
Ready to transform your short-term rental strategy? Take a tour to discover how Guesty can be your partner in growth.
*Methodology: We collected and analyzed the data of 724 U.S.-based property managers (1-20 listings) who were onboarded to Guesty during 2022-2024 (excluding luxury properties). We analyzed the results of this group for a 12-month period. The studied group included users who switched from the following PMS providers: Hostaway, Lodgify, Hostfully, iGMS, Tokeet, as well as Airbnb-only (no PMS).
Study objective: Comparison of ADR, occupancy per listing, and listing growth in the 12 months before switching to Guesty vs. the first 12 months after joining Guesty.
Data source: Imported performance data during onboarding to Guesty and Guesty-processed data for the first 12 months.
Macro condition impact: The study includes benchmarking vs. the industry average statistics in the same region and for the same property managers’ size (Sources: Airdna, Key Data, Transparent).
The information provided herein is internal and for informational purposes only. While every effort has been made to ensure the accuracy of the information presented, the competitive landscape is subject to change and may not always reflect the most current data or market conditions. Users are encouraged to verify all data independently before making decisions based on the content presented herein.
