Property managers carry the work, but they also carry the per-listing fee, the monthly statement you can’t audit and the account-manager queue. Nightwell folds the operations into one always-on agent — and leaves the policy with you. Same nights, different economics.
Side by side
The rows below are the questions every solo host quietly asks before they sign with a firm. Some of them the firm won’t answer; here they are, answered.
| Dimension | Nightwell | Your Property Manager |
|---|---|---|
Cost structure | Flat per-confirmed-reservation fee, billed USD. What the bill scales with is the work — never your top line. | 25–30% of monthly revenue, plus add-on pass-throughs on cleaning, supplies and channel fees. The bill grows the month you do. |
Response time | Sub-2-minute average, 24/7, in your voice. Every channel watched overnight. Zero handoffs, zero on-call queue. | Office hours for the inbox; after-hours triage with its own backlog. Long overnight gaps when the on-call is asleep — escalations reroute by morning. |
Transparency | Full action log on by default. Every message, every reprice, every cleaner dispatch is timestamped and reversible inside a window you set. | Monthly statement on request. Revenue, fees and add-ons stay opaque until the invoice. Reversals route through an account-manager queue. |
Scaling ceiling | Same operator runs one listing or forty without a per-seat license. Tiers track catalogue size, not team size. | You either outgrow the firm and get handed to a junior, or stay small enough that nobody bothers to optimise the account. |
Host control | You stay host of record on every channel. Pricing policy, message voice, cleaner roster and risk thresholds — reversible in one tap. | The firm owns the rate plan, the message templates and the escalation path. Account-manager queue mediates every meaningful change. |
Fee model | Per-reservation, billed after the stay confirms. No minimums, no exclusivity, no seasonal lock. One tier one month, another the next. | Revenue-share scaled by annual contract, typically long minimums with auto-renew. Switching costs are written into the agreement. |
Objections answered
These three objections show up on every intro call. Here’s how Nightwell handles each — without clauses, hand-offs or add-on tiers.
“But I already have a cleaner.”
They still run the room — by job card, dispatched automatically, with photo verification in the handshake. You stop sending the spreadsheet.
Your cleaner doesn’t go anywhere. The middle-manager app does.
“What about Booking.com rates?”
Booking.com syncs via iCal today and the Connectivity API as it ships. Rates push, messages answer, calendar stays in lockstep — no orphans.
iCal means drift risk. Once your account is on the API, the agent holds every channel live.
“I only have one listing.”
One listing, not one seat. Three channels, overnight replies, demand-aware repricing — folded into a single per-reservation cost.
Solo tier was built for exactly this. Migration up to Multi is one tap the day you list a second property.
Choose how you run
See what the per-reservation pricing looks like for your catalogue — and decide which tier you’d run. Or drop your email to be the first to hear when your onboarding wave opens.
Or drop your email
Join the waitlist and we’ll reach out the moment your wave opens.