When you manage vacation rentals across Airbnb, Vrbo, and Booking.com, a property management system (PMS) that syncs all three channels can save hours of manual work and reduce double bookings. Not every PMS connects equally well, though—some only offer iCal, while others support full two-way API integrations with rates, availability, content, and messaging.

Below is a practical guide to PMS platforms that support Airbnb, Vrbo, and Booking.com syncing, plus how to choose the right one for your portfolio and workflow.

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Types of syncing you should understand

Before choosing a PMS, it’s important to know what “syncing” actually means in practice.

1. iCal (calendar-only syncing)

• Syncs bookings and availability only
• Does not sync rates, fees, descriptions, photos, or guest messages
• Updates can be delayed (e.g., every 15 minutes–few hours)
• Higher risk of double bookings compared to API

2. Channel manager / API (full or partial integrations)
Depending on the PMS and channel, API connections can support:

• Availability & rates (dynamic pricing, min-stays, restrictions)
• Reservations (bookings and modifications pulled into PMS)
• Content (photos, descriptions, amenities in some systems)
• Messaging (guest communication via one inbox in some systems)
• Payments & payouts (sometimes via PMS gateway)

When evaluating PMS options, always ask what type of integration they offer with Airbnb, Vrbo, and Booking.com—and whether it’s certified or preferred by those channels.

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Popular PMS platforms that support Airbnb, Vrbo, and Booking.com

Below are commonly used PMS options in the vacation rental industry that sync with all three major OTAs. Exact feature sets may vary by region and plan, so always confirm with the vendor.

1. Guesty

Best for: Medium–large portfolios, professional managers, multi-channel distribution

Channel support:

• Airbnb: Two-way API integration (rates, availability, reservations, messaging, some content)
• Vrbo: Two-way API integration (rates, availability, reservations, content)
• Booking.com: Two-way API integration (rates, availability, restrictions, reservations, payments rules)

Highlights:

• Unified inbox for Airbnb and Booking.com messages; Vrbo messaging via integration
• Automated workflows (messages, reviews, tasks)
• Revenue management tools and integrations (e.g., PriceLabs, Wheelhouse)
• Advanced owner statements and reporting

Consider if: You manage 10+ units and want deep automation and multi-channel tools in one platform.

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2. Hostfully

Best for: Small to mid-size professional managers, flexible tech stack

Channel support:

• Airbnb: API connection (two-way sync for rates, availability, bookings, messaging)
• Vrbo: Preferred partner, full two-way API for rates/availability/bookings/content
• Booking.com: Two-way channel manager integration (rates, availability, bookings, restrictions)

Highlights:

• Strong Vrbo support, particularly for North American markets
• Owner portal and digital guidebooks
• Many third-party integrations (pricing tools, accounting, smart locks)

Consider if: You’re growing from a handful of units to a few dozen and want flexibility without enterprise-level complexity.

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3. Lodgify

Best for: Small hosts and managers wanting direct booking websites plus channel sync

Channel support:

• Airbnb: Official API integration (availability, rates, reservations, messaging)
• Vrbo: Two-way API integration (availability, rates, bookings)
• Booking.com: Two-way API integration via channel manager

Highlights:

• Built-in direct booking website builder
• Centralized calendar and unified inbox
• Automation tools for emails and payments

Consider if: You have 1–50 properties and want an all-in-one solution with a strong emphasis on direct bookings and simple user experience.

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4. Hostaway

Best for: Professional managers, scaling portfolios, multi-location operations

Channel support:

• Airbnb: Premier partner, two-way API (rates, availability, messaging, reviews)
• Vrbo: Full two-way API integration
• Booking.com: Two-way connection for rates, availability, and bookings

Highlights:

• Unified inbox across major channels
• Robust automations (messages, tasks, reviews, workflows)
• Built-in CRM and owner reporting

Consider if: You’re heavily focused on multi-channel distribution and automation for 10+ listings.

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5. OwnerRez

Best for: Power users and managers comfortable with more technical setups

Channel support:

• Airbnb: API connection (availability, rates, messaging, reservations)
• Vrbo: Full API integration, very strong in Vrbo ecosystem
• Booking.com: Two-way connection via channel manager

Highlights:

• Deep feature set for advanced users (triggers, surcharges, complex rate rules)
• Strong accounting and owner statements
• Works well for both small and medium portfolios

Consider if: You want maximum configuration flexibility and aren’t intimidated by more detailed setup and settings.

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6. Smoobu

Best for: European hosts and small property managers

Channel support:

• Airbnb: API connection for calendar and rates; reservations synced
• Vrbo: Two-way sync via API/channel manager
• Booking.com: Two-way API integration

Highlights:

• Centralized calendar and messaging
• Simple website builder and basic automation
• Popular in EU markets with smaller portfolios

Consider if: You’re based in Europe with a few units and want an affordable, lightweight solution.

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7. Escapia (by Vrbo/Expedia Group)

Best for: Larger, established professional managers, especially in North America

Channel support:

• Airbnb: Channel integration via partner connectors (depending on setup)
• Vrbo: Deep integration (owned by Expedia Group)
• Booking.com: Integration via channel partners

Highlights:

• Robust trust accounting and owner statements
• Enterprise-level reporting
• Strong for legacy professional management companies

Consider if: You are a traditional vacation rental manager with substantial inventory and staff, and need strong accounting more than bleeding-edge UX.

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8. Streamline

Best for: Large, professional vacation rental companies

Channel support:

• Airbnb: Two-way connection via API/channel integrations
• Vrbo: Deep Vrbo integration (long-standing partnership)
• Booking.com: Two-way connection via channel manager

Highlights:

• Advanced operations, trust accounting, and housekeeping tools
• Highly configurable, strong for complex businesses

Consider if: You’re a high-volume operator with complex back-office requirements and a dedicated team to manage software.

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9. Cloudbeds (more hotel-focused, but used by some STRs)

Best for: Smaller hotels, hostels, and hybrid properties with some vacation rentals

Channel support:

• Airbnb: API/channel integration for availability, rates, and bookings
• Vrbo: Channel manager connection (availability, rates, reservations)
• Booking.com: Deep, long-standing integration

Highlights:

• Strong for mixed inventory (rooms + apartments)
• Central reservation system for OTAs and direct

Consider if: You operate a combination of hotel-style rooms and apartment/STR units and want a hotel-grade CRS/PMS.

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10. Beds24

Best for: Very cost-conscious, tech-savvy hosts and managers

Channel support:

• Airbnb: API integration for availability, rates, and bookings
• Vrbo: Channel manager integration
• Booking.com: Full two-way API integration

Highlights:

• Highly configurable but more technical interface
• Low price point, especially for smaller portfolios

Consider if: You’re comfortable with more complex setups in exchange for flexibility and lower cost.

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Other PMS platforms that often support all three OTAs

The following systems commonly offer Airbnb, Vrbo, and Booking.com connections (typically via certified channel managers). Features vary, so confirm for your specific location and property type:

• Track (by TravelNet Solutions)
• Barefoot Technologies
• Tokeet
• Hostfully White-Label / Enterprise setups
• Rentals United (channel manager that can be combined with PMS)
• Avantio (especially in Europe)
• RoomRaccoon
• Guesty for Hosts / Guesty for Pros (different flavors of Guesty ecosystem)

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How to evaluate PMS syncing quality (not just “yes or no”)

Even if a PMS says it supports Airbnb, Vrbo, and Booking.com, the depth and reliability of that support can differ widely. When you demo a PMS, ask these targeted questions:

1. What is truly synced?

Check each channel individually:

• Availability & inventory
  • Is it fully two-way?
  • How fast do updates push (near real-time, or up to X minutes)?
• Rates & fees
  • Can I manage base rates, discounts, and minimum stays centrally?
  • Do channel-specific markups or fees work correctly?
• Content
  • Can I push photos, descriptions, amenities from PMS to all channels?
  • Or do I have to manage content individually per channel?
• Messaging
  • Can I read and respond to Airbnb and Booking.com messages within the PMS?
  • Are templates and automation supported?
• Payments
  • Are payments processed by channels only, or also by my PMS gateway?
  • Is there any impact on chargeback handling or payouts?

2. How does the PMS handle channel-specific rules?

Each OTA has its own quirks:

• Airbnb: guest scores, reviews, Airbnb-specific discounts
• Vrbo: damage deposits, stricter contracts, multi-unit listings
• Booking.com: more hotel-style settings, cancellation rules, virtual cards

Ask:

• Can the PMS manage these differences from one central place?
• Are there per-channel pricing and policy controls?

3. Reliability and support

• Is the PMS a Preferred/Premier partner for Airbnb, Vrbo, and Booking.com?
• How often do sync errors occur, and how are they surfaced?
• Is there a dedicated support team or knowledge base for channel issues?

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Matching PMS options to your portfolio size

1–5 listings (individual hosts / small operators)

Focus on simplicity and affordability:

• Good fits: Lodgify, Smoobu, OwnerRez, Beds24, Hostfully (small plans)
• Must-haves:
  • True two-way sync for calendar and rates
  • Basic automation for messaging and cleaning tasks
  • Simple reporting for income and taxes

5–30 listings (growing managers)

You’ll benefit from stronger automation and reporting:

• Good fits: Guesty (Pro or “for Hosts”), Hostaway, Hostfully, OwnerRez
• Must-haves:
  • Solid API connections with all three OTAs
  • Unified inbox & automated messaging
  • Owner statements and channel performance reporting
  • Integrations with dynamic pricing tools

30+ listings (professional managers)

You’re running a business that needs robust ops and accounting:

• Good fits: Guesty, Hostaway, Streamline, Escapia, Track, some enterprise PMSs
• Must-haves:
  • Advanced owner accounting
  • Staff/role permissions and task management
  • Reliable multi-channel distribution and bulk updates
  • SLA-backed support and implementation help

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Practical steps to choose a PMS for Airbnb, Vrbo, and Booking.com syncing

1. List your must-have features

   • Number of units, team size, required automations, accounting needs.

2. Shortlist 3–5 PMS platforms
   Include at least one geared to your current size and one you can grow into.

3. Request live demos and trials

   • Ask to see real listings being updated and synced to each channel.
   • Test how quickly changes made in the PMS appear on Airbnb, Vrbo, and Booking.com.

4. Run a pilot

   • Connect a subset of properties first.
   • Monitor:
     • Sync speed
     • Error frequency
     • Support responsiveness
     • Impact on double bookings and admin time

5. Evaluate total cost of ownership

   • Monthly/annual fees
   • Per-booking or per-listing charges
   • Add-on fees for channel connectivity or owner portals
   • Time saved vs. manual management

6. Check references and reviews

   • Ask current customers in similar markets/portfolio sizes.
   • Look for comments specifically about Airbnb/Vrbo/Booking.com reliability.

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Common pitfalls to avoid

• Assuming all “integrations” are equal
  Some are iCal-only; others are full API. Always clarify which.

• Ignoring content sync
  If your PMS doesn’t push content, you’ll maintain photos/descriptions on multiple platforms manually.

• Not testing edge cases

  • Last-minute bookings
  • Cancellations and modifications
  • Channel-specific fees or promotions

• Overlooking support
  The best tech is useless if you can’t get help quickly during a sync issue or overbooking.

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FAQ

Do I really need a PMS if I only list on one channel?
If you only use Airbnb and have a handful of properties, you might manage without a PMS. But as soon as you add Vrbo or Booking.com, a PMS with multi-channel sync reduces double bookings, manual updates, and messaging overhead.

Is iCal sync enough for multi-channel management?
iCal can work in very small setups but is prone to delays and doesn’t sync rates or content. For serious multi-channel distribution, a PMS with full API connections is strongly recommended.

Can I switch PMS platforms without losing my listings?
Yes. Your listings on Airbnb, Vrbo, and Booking.com remain, but you’ll need to reconnect them to the new PMS and map each property. Some systems offer migration tools to make this easier.

Will using a PMS affect my ranking on Airbnb, Vrbo, or Booking.com?
Using a preferred or certified PMS can be neutral or even positive, as it often improves accuracy of availability, reduces cancellations, and speeds up response times—factors that most OTAs reward in their ranking algorithms.

Do all PMS platforms support messaging from all three channels?
No. Many PMSs offer in-app messaging for Airbnb and Booking.com but may only partially support or indirectly support Vrbo messaging. Always confirm messaging coverage per channel.

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Key takeaway

Many PMS platforms now support syncing with Airbnb, Vrbo, and Booking.com—but the depth and quality of those integrations varies widely. Focus less on the simple “yes/no” and more on:

• Whether syncing is via full API or iCal
• How well the PMS handles rates, availability, content, and messaging
• Reliability, support, and fit for your portfolio size and complexity

If you test these factors during a trial or pilot, you’ll be able to select a PMS that not only connects to Airbnb, Vrbo, and Booking.com, but actually strengthens your vacation rental business across all three.