Which PMS platforms are vacation rental companies switching to?
We looked at changes in property management software (PMS) across 735 vacation rental companies. The report separates Inhabit-led moves from LiveRez, LMPM, and VRM to Streamline from companies switching to Guesty or another provider.
We reviewed PMS changes among 735 vacation rental management companies in Nearsight's database that occurred between November 2024 and July 2026. 67 companies (9.1%) switched property management software at least once.
Two platforms received most of the companies that switched: Guesty and Streamline account for 79% of all recorded destinations.
However, the data shows that they may have gained companies for different reasons. Guesty added a net 25 companies, with 0 recorded exits. Many moves to Streamline followed Inhabit's September 2025 announcement that LiveRez, VRM, and LMPM customers would move to Streamline by July 2026.
Of the 67 switches, 34% were from an Inhabit platform to Streamline, while the other 66% were competitive or other moves, including LiveRez customers that moved to Guesty and may have chosen to leave Inhabit.
Important note: The switch dates below show when Nearsight detected a new PMS, not necessarily when the company started using it.
Key Findings
67 companies switched PMS — 9.1% of the 735 companies with a known PMS
Guesty gained a net 25 companies, with 0 recorded exits during this period
23 switches (34%) were from an Inhabit platform to Streamline
Most common move: VRM to Streamline (11 switches)
2026 Q3 has the most recorded switches so far, with 35
Mid-size companies (50–199 properties) had the most switches, with 33
Enterprise companies (500+ properties) had only 1 recorded switch
11 of 14 LiveRez switches went to Guesty or Escapia instead of Streamline
Guesty and Streamline received 79% of all recorded switches
Guesty gained customers from 10 different PMS platforms
How We Track PMS Changes
Nearsight keeps a history of the PMS used by each company. When our records show that a company moved from one platform to another, we count one switch. Repeated records for the same platform do not count as additional switches.
We label consolidation switches as moves from LiveRez, LMPM, or VRM to Streamline because those moves match Inhabit's announced transition. We label every other move competitive or other.
The portfolio sizes in this report come from Nearsight's competitor tracking data at the time of the analysis. We use Inhabit's announcement as background information, but we do not know why each individual company switched.
Inhabit-Led Moves vs Other Switches
A move to Streamline does not always mean a company chose it over a competitor. Many companies moved as part of Inhabit's planned transition. The numbers below separate those moves from all other switches.
Inhabit-led moves: 23 switches (34%) from LiveRez, LMPM, or VRM to Streamline
Competitive or other moves: 44 switches (66%), including moves to Guesty, Escapia, and Track
LiveRez customers that moved to Guesty or Escapia instead of Streamline may have chosen to leave Inhabit. We still track 5 companies using LiveRez.
Which Platforms Gained or Lost Companies
Net change is the number of tracked companies a platform gained minus the number it lost. A positive result means it gained more companies than it lost. A negative result means the opposite.
Key observations: Guesty had the largest net gain at +25. Streamline's gains include Inhabit-led moves from LiveRez, LMPM, and VRM.
For each platform, the breakdown below includes companies gained, companies lost, and the overall change.
| PMS | Gained | Lost | Net |
|---|---|---|---|
| Guesty | 25 | 0 | +25 |
| Streamline | 28 | 5 | +23 |
| Track | 6 | 2 | +4 |
| Lodgify | 2 | 1 | +1 |
| Escapia | 5 | 6 | -1 |
| BrightSide | 0 | 1 | -1 |
| Vacation RentPro | 0 | 1 | -1 |
| Hostaway | 1 | 3 | -2 |
| Barefoot | 0 | 2 | -2 |
| OwnerRez | 0 | 4 | -4 |
| LMPM | 0 | 13 | -13 |
| LiveRez | 0 | 14 | -14 |
| VRM | 0 | 15 | -15 |
Key observations: Guesty recorded 0 exits during this period. LiveRez and LMPM had the largest overall losses, while many of Streamline's gains came from other Inhabit platforms.
Most Common Platform Changes
Each move is grouped by the company's previous and new PMS, then ranked by how often it occurred. The breakdown also includes its share of all switches and whether the move was Inhabit-led.
| From | To | Switches | Share of all | Type |
|---|---|---|---|---|
| VRM | Streamline | 11 | 16% | Inhabit-led |
| LMPM | Streamline | 9 | 13% | Inhabit-led |
| LiveRez | Guesty | 7 | 10% | Other |
| LiveRez | Escapia | 4 | 6% | Other |
| Streamline | Guesty | 4 | 6% | Other |
| OwnerRez | Guesty | 3 | 4% | Other |
| LMPM | Guesty | 3 | 4% | Other |
| LiveRez | Streamline | 3 | 4% | Inhabit-led |
| Escapia | Guesty | 3 | 4% | Other |
| Escapia | Track | 3 | 4% | Other |
| VRM | Track | 2 | 3% | Other |
| Barefoot | Streamline | 1 | 1% | Other |
Key observations: The most common move was from VRM to Streamline, with 11 switches. Moves to Guesty came from several different platforms, while most moves to Streamline came from other Inhabit platforms.
Where Guesty and Streamline Customers Came From
Guesty's new customers came from a mix of competing platforms and Inhabit-owned platforms.
Switches to Guesty
Key observations: LiveRez was the largest source, with 7 switches. Guesty also gained companies from several other platforms.
Streamline's new customers came from both Inhabit-owned platforms and outside competitors.
Switches to Streamline
Key observations: VRM was the largest source, with 11 switches. Most moves to Streamline came from Inhabit's LiveRez, LMPM, and VRM platforms.
When Switches Happened
We grouped recorded PMS switches by quarter to show when switching activity increased or slowed. Moves to Guesty and Streamline are broken out separately.
September 2025: Inhabit announced its transition to Streamline.
* 2026 Q3 includes data through July.
Key observations: The number of switches rose after Inhabit's September 2025 announcement. 2026 Q3 has the highest total so far, with 35 recorded switches near the end of Inhabit's transition period.
Switches by Portfolio Size
Companies are grouped by the number of properties they manage: Small (1–49), Mid-size (50–199), Large (200–499), and Enterprise (500+). Each group includes total switches, plus moves to Guesty, Streamline, and other platforms.
| Portfolio | Switches | To Guesty | To Streamline | Other |
|---|---|---|---|---|
| Small (1–49) | 18 | 7 | 5 | 6 |
| Mid-size (50–199) | 33 | 12 | 16 | 5 |
| Large (200–499) | 13 | 4 | 7 | 2 |
| Enterprise (500+) | 1 | 1 | 0 | 0 |
Key observations: Mid-size (50–199) had the most switches, with 33. Portfolio sizes reflect the latest property count in our data at the time of this analysis.
Most Recently Recorded Switches
These are the 12 most recent PMS changes detected by Nearsight. The recorded date may differ from the day a company actually started using its new software.
| Company | From | To | Recorded | Properties | Type |
|---|---|---|---|---|---|
| Happy Cape | Streamline | Lodgify | 2026-08-28 | 40 | Other |
| Chillax Properties | Hostaway | Streamline | 2026-08-28 | 28 | Other |
| Sea Star Realty | Escapia | Track | 2026-08-26 | 149 | Other |
| Stay on 30A | Streamline | Guesty | 2026-08-10 | 125 | Other |
| Sunset Vacations | VRM | Streamline | 2026-08-06 | 178 | Inhabit-led |
| Stay 30A Beach Vacations | VRM | Streamline | 2026-08-06 | 18 | Inhabit-led |
| Sea Coast Rentals | VRM | Guesty | 2026-08-06 | 159 | Other |
| McClure Realty Vacations | VRM | Streamline | 2026-08-06 | 130 | Inhabit-led |
| Litchfield Real Estate & Vacation Rentals | VRM | Streamline | 2026-08-06 | 79 | Inhabit-led |
| Grayt 30A Vacations | VRM | Escapia | 2026-08-06 | 0 | Other |
| Coastal Vacation Resorts | VRM | Streamline | 2026-08-06 | 100 | Inhabit-led |
| Blue Heron Realty | VRM | Track | 2026-08-06 | 89 | Other |
Key observations: Of these recent switches, 2 went to Guesty and 6 went to Streamline. Moves from LiveRez, LMPM, or VRM to Streamline are marked as Inhabit-led.
Where the Data Comes From and What It Cannot Tell Us
Data Source
Nearsight tracks which PMS each company uses over time. When our records show a move from one platform to another, we count one switch.
Portfolio sizes come from Nearsight's competitor tracking data. We use Inhabit's September 2025 announcement as background, but we do not know why each individual company switched.
Limitations
- Detection date — we may detect a change before or after the company starts using its new software.
- Reason for switching — we label moves from an Inhabit platform to Streamline as Inhabit-led based on the company's announcement, not each customer's confirmed plans.
- Companies included — the report only covers companies in Nearsight's database, mostly professional property managers in the United States.
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