Which PMS platforms are vacation rental companies switching to?
PMS migration patterns among 704 tracked property managers. We separate Inhabit's LiveRez, LMPM, and VRM consolidation onto Streamline from competitive moves to Guesty and other platforms.
We analyzed consecutive property management software changes among 704 vacation rental companies in Nearsight's database. 51 companies (7.2%) have recorded at least one PMS switch — 51 total migrations observed since November 2024.
The headline pattern is consolidation onto two destinations: Guesty and Streamline together absorb 82% of all observed switch destinations. But those two gains tell different stories. Guesty (+23 net, zero recorded exits) looks like open-market competitive wins. Many Streamline gains align with Inhabit's September 2025 announcement to unify LiveRez, VRM, and LMPM under Streamline through July 2026. Read Inhabit's announcement.
Of 51 switches, 15 (29%) follow Inhabit consolidation paths (LiveRez, LMPM, or VRM to Streamline). The remaining 36 (71%) are competitive or other moves — including LiveRez to Guesty paths that may represent managers leaving the Inhabit ecosystem entirely.
The date we record reflects when Nearsight detected the new PMS, not necessarily the commercial go-live date. July 2026 shows a cluster of switches that may mix real migrations with batch data refresh as the transition window approached.
Key Findings
51 companies switched PMS (7.2% of 704 with a recorded PMS)
Guesty: +23 net companies, 0 recorded exits in this window
15 switches (29%) are Inhabit-family to Streamline consolidations
LiveRez (−14 net) and LMPM (−13 net) account for the majority of exit volume — LMPM has 0 companies left in our tracked set
Most common switch: LMPM to Streamline (9 switches)
2026 Q3 already leads all prior quarters with 19 recorded switches
Methodology: How We Detect PMS Switches
Switches are inferred from Nearsight's historical record of which property management software each company uses. When a company is recorded on a different PMS than its previous consecutive assignment, we count that as a switch.
We classify consolidation switches as LiveRez, LMPM, or VRM to Streamline, consistent with Inhabit's announced platform unification. All other from-to pairs are labeled competitive or other.
Portfolio sizes in the breakdown tables come from Nearsight's competitor tracking data at analysis time. Inhabit's consolidation announcement is external industry context — we do not verify migration intent for individual companies.
Consolidation vs Competitive Switches
Not every switch to Streamline is a competitive win — many follow Inhabit's vendor-directed migration program. The split below separates those consolidation paths from everything else.
Inhabit consolidation: 15 switches (29%) — LiveRez, LMPM, or VRM to Streamline
Competitive / other: 36 switches (71%) — e.g. to Guesty, Escapia, Track, or Streamline to Guesty
LiveRez exits going to Guesty or Escapia — rather than Streamline — may represent managers leaving the Inhabit ecosystem entirely. LiveRez has 5 remaining companies in our tracked set.
Net PMS Flows
Net company count change from observed switches. Positive values indicate net winners; negative values indicate net losers. Streamline's net gains include Inhabit consolidation migrations.
| PMS | Gained | Lost | Net |
|---|---|---|---|
| Guesty | 23 | 0 | +23 |
| Streamline | 19 | 3 | +16 |
| Track | 3 | 2 | +1 |
| Lodgify | 1 | 1 | 0 |
| Escapia | 4 | 5 | -1 |
| Hostaway | 1 | 2 | -1 |
| BrightSide | 0 | 1 | -1 |
| Vacation RentPro | 0 | 1 | -1 |
| Barefoot | 0 | 2 | -2 |
| VRM | 0 | 3 | -3 |
| OwnerRez | 0 | 4 | -4 |
| LMPM | 0 | 13 | -13 |
| LiveRez | 0 | 14 | -14 |
Top From-To Switch Paths
Distinct consecutive PMS changes among tracked companies. Consolidation paths are marked separately from competitive switches.
| From | To | Switches | % of all | Type |
|---|---|---|---|---|
| LMPM | Streamline | 9 | 18% | Consolidation |
| LiveRez | Guesty | 7 | 14% | Competitive |
| LiveRez | Escapia | 4 | 8% | Competitive |
| LMPM | Guesty | 3 | 6% | Competitive |
| Escapia | Guesty | 3 | 6% | Competitive |
| LiveRez | Streamline | 3 | 6% | Consolidation |
| OwnerRez | Guesty | 3 | 6% | Competitive |
| VRM | Streamline | 3 | 6% | Consolidation |
| Streamline | Guesty | 3 | 6% | Competitive |
| Escapia | Track | 2 | 4% | Competitive |
| Hostaway | Lodgify | 1 | 2% | Competitive |
| LMPM | Hostaway | 1 | 2% | Competitive |
Where the Top Destinations Win From
Switches to Guesty
Broad catch-all: LiveRez, OwnerRez, Streamline upgraders, Escapia, and LMPM — including managers who may have left the Inhabit ecosystem.
Switches to Streamline
Dominated by LMPM and LiveRez — consistent with Inhabit's announced consolidation. VRM is now a secondary consolidation source.
Switches by Quarter
Switch volume accelerated after Inhabit's September 2025 announcement and into the July 2026 transition deadline window.
By Portfolio Size
Switches broken down by current property count on competitor dashboard cache at analysis time.
| Portfolio | Switches | To Guesty | To Streamline | Avg properties |
|---|---|---|---|---|
| 1–49 | 16 | 8 | 3 | 28 |
| 50–99 | 12 | 5 | 6 | 77 |
| 100–249 | 14 | 6 | 6 | 160 |
| 250–499 | 8 | 3 | 4 | 341 |
| 500+ | 1 | 1 | 0 | 577 |
Recent Recorded Switches
Latest 12 switches by recorded date.
| Company | From | To | Recorded | Properties | Type |
|---|---|---|---|---|---|
| Tahoe NORTH Rentals | Escapia | Guesty | 2026-07-28 | 48 | Competitive |
| Coastal Vacation Rentals | Escapia | Guesty | 2026-07-28 | 12 | Competitive |
| First Flight Rentals | VRM | Streamline | 2026-07-28 | 80 | Consolidation |
| 30A Vacay | LiveRez | Guesty | 2026-07-18 | 121 | Competitive |
| VIP Beach Rentals | LiveRez | Escapia | 2026-07-17 | 17 | Competitive |
| Rentals in Vail | LiveRez | Streamline | 2026-07-17 | 44 | Consolidation |
| Manzanita Beach Getaway | LiveRez | Guesty | 2026-07-17 | 64 | Competitive |
| Keys Vacation Rentals | LiveRez | Guesty | 2026-07-17 | 87 | Competitive |
| Island Breeze Vacations | LiveRez | Guesty | 2026-07-17 | 38 | Competitive |
| Cocoa Beach Best Vacation Rentals | LiveRez | Guesty | 2026-07-17 | 25 | Competitive |
| Vacation Rental Assistance | LMPM | Guesty | 2026-07-17 | 47 | Competitive |
| Sea Mountain Vacations | LMPM | Streamline | 2026-07-17 | 76 | Consolidation |
Data Sourcing & Limitations
Data Sourcing
PMS switches are inferred from Nearsight's historical record of which property management software each company uses. When a company is recorded on a different PMS than before, we count that as a consecutive switch.
Portfolio sizes come from Nearsight's competitor tracking data. Inhabit's September 2025 consolidation announcement is cited as external industry context — we do not verify migration intent for individual companies.
Limitations
- Detection vs go-live — the date we record may lag or lead commercial cutover dates.
- Consolidation ambiguity — we classify Inhabit-family to Streamline moves as consolidation based on the vendor announcement, not confirmed migration plans per company.
- Sample scope — US-focused professional managers in Nearsight's database only.
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