Stop paying 15–20% commission. Get direct bookings.
For property managers with 5+ units: PMS integration, direct booking website and SEO cluster strategy — so Airbnb and Booking.com become optional, not mandatory.
10+
Austrian hosts served
0%
Commission on direct bookings
30–60%
OTA cost reduction in year 1
90
Days onboarding included
The honest answer
We give you three things: (1) a PMS that replaces your calendar chaos so double bookings become impossible, (2) a direct booking website that Airbnb cannot touch — 0% commission, your guest data, your brand, and (3) SEO traffic on Google for "[your city] vacation rental" that is yours forever, regardless of what Airbnb does next. The goal is not to leave Airbnb. It is to have real options. Property managers with 5+ units in Austria typically pay €8,000–25,000/year in OTA commissions. We help you cut that by 30–60% within 12 months — without losing visibility.
The 5 real problems of property managers
We've heard these from every one of our 10+ clients — and we have concrete solutions for each.
15–20% commission eaten by Airbnb & Booking.com
Direct booking website with 0% commission — guests who find you on Google book directly. Your revenue, not theirs.
One platform change can halve your bookings overnight
SEO cluster strategy: rank on Google for "[your city] vacation rental" — organic traffic no algorithm can take from you.
Calendar chaos across 5+ platforms — double bookings happen
One PMS with channel manager: change availability once, it syncs to all platforms in under 60 seconds.
Guest data belongs to Airbnb — you cannot market to repeat guests
Your own GDPR-compliant guest database from direct bookings — email, phone, preferences. Market directly without platform fees.
No overview of which property is profitable
Unified dashboard: revenue, occupancy rate, cost per booking and net margin per property — in real time.
Three pillars to OTA independence
Not one tool. A complete system — built to work together.
PMS & Channel Manager
Central control. All platforms. No double bookings.
Direct Booking Website
0% commission. Your brand. Your guest data.
Most popularCluster/Pillar SEO
Rank on Google for your city. Own your organic traffic.
Transparent pricing — no hidden costs
PMS Setup
from €990
one-time
+ PMS licence ~€30–80/month
Booking Website
from €149
/month (leasing)
or from €1,990 one-time
SEO Strategy
from €349
/month
12-month retainer, cancel anytime after
Typical combination (website leasing + SEO): €498/month · break-even at ~3–4 extra direct bookings/month at €150 avg.
One calendar for all platforms — no more double bookings, no more manual updates
Investment
from €990 one-time setup
Timeline
1–2 weeks
What's included
- Central availability calendar synced across Airbnb, Booking.com, VRBO & your own website
- Automated guest messaging (check-in instructions, payment reminders, reviews)
- Multi-property management from a single dashboard
- Automated pricing rules (min. nights, weekends, season)
- Damage deposit management & pre-authorisation
- Monthly performance reports per property
Why this matters
Without a channel manager, every calendar change must be done manually on each platform. With 5+ properties on 3+ platforms that means 15+ updates per availability change — and one missed update causes a double booking.
From first call to first direct booking
How we work — step by step, no surprises
OTA cost analysis
FreeWe calculate what you are currently paying in OTA commissions, your occupancy rate per platform and your real margin per booking. This gives us a clear baseline to measure against.
Strategy & package selection
1–2 daysBased on your portfolio size, budget and goals we recommend the right combination — PMS only, website only, or the full three-pillar system. No upselling, just what makes sense.
PMS setup & channel manager connection
1–2 weeksWe configure your property management system, connect all existing OTA accounts and set up automated rules. You get one calendar for all platforms within 1–2 weeks.
Direct booking website launch
2–4 weeksYour custom website with integrated booking engine, Stripe payments and your property listings goes live. We connect it to your PMS so availability is always in sync.
SEO rollout & organic growth
OngoingWe build your pillar page and content cluster, optimise your Google Business Profile and start monthly content production. First ranking improvements typically visible within 6–12 weeks.
5.0
Google Rating (Graz)
Ø 40%
OTA commission saved in year 1
< 24h
Response time guaranteed
Fixed price
No hourly billing, no surprises
90 days
Onboarding support included
Your questions, answered honestly
OTA platforms are great for visibility, especially when you are starting out. But at 15–20% commission, every booking they send you is significantly more expensive than a direct booking. A guest who books directly costs you €0 in commission, and you own their contact data for future marketing. The goal is not to leave OTAs — it is to reduce your dependency on them so that you have options.
We recommend starting with our solutions at 5+ properties. Below that, the OTA commissions are usually low enough that the setup cost takes too long to recoup. With 5+ units, especially at €80+ per night average, the math typically works out within the first year.
A channel manager is software that keeps your calendar in sync across all platforms you list on. If you update availability on Airbnb, it automatically updates Booking.com, VRBO and your own website within seconds. Without one, you update each platform manually — which with 5+ properties on 3+ platforms means 15+ manual changes every time a booking comes in. One missed update causes a double booking.
SEO takes time. We are honest about this: first ranking improvements are typically visible after 6–12 weeks, and meaningful organic booking traffic usually builds over 3–6 months. We recommend starting SEO alongside your direct booking website launch so both grow together. Month 1–3: technical foundation and content structure. Month 3–6: first rankings. Month 6+: consistent organic traffic.
It depends on which combination you choose. PMS setup: from €990 one-time. Direct booking website: from €1,990 one-time or from €149/month (leasing model). SEO retainer: from €349/month. A common combination for a 5–10 property portfolio is the website (leasing, €149/month) + SEO (€349/month) = €498/month total. At an average booking value of €150 and 15% saved commission, you need roughly 3–4 additional direct bookings per month to break even — which most clients achieve within the first 3 months.
Absolutely, yes. Our PMS connects to all major OTAs — you do not need to leave them. We just add a direct booking channel alongside them, and over time you shift more bookings to that channel because it is more profitable. Most clients keep their OTA presence but negotiate better terms once they have leverage from direct booking volume.
Yes. We are based in Graz and understand Austrian short-term rental regulations, including Meldepflicht (guest registration) and local Zweckentfremdungsverbote (misuse restrictions). We help set up compliant guest registration workflows in your PMS and can advise on which municipalities have restrictions relevant to your portfolio.
How much are you paying in OTA commissions?
In a free 30-minute strategy call we calculate your exact OTA cost, show you what direct bookings could realistically save you, and tell you honestly which solution makes sense for your portfolio — or if it is too early. We take on max. 4 new clients per quarter.