Revenue management for vacation rental managers. Only.
You’re here to check whether we’re real. Take your time.
We run the pricing on your portfolio by hand, the same way since 2017, before it
was a category. Flat $99 a listing, and you pay nothing until we have proven we can generate five
times that in booking revenue. We only work with managers we are sure we can do that for. Look as
hard as you like; the proof is below.
Free. 30 minutes with Jack. No pitch, no obligation.
2017
Pricing portfolios since
2,000+
Operators served since 2017
$1151
Average added / listing / mo
11.6x
Average return on our fee
The original revenue desk built for vacation rental managers. We take on managers only where we can move the number, every account is overseen by Jack Murphy, and our work is backed by a team of revenue managers we trained ourselves.
In their words
The operators we work with, on what changed.
Real people. Real numbers. More bookings, higher occupancy, owners who stayed. No script, no actors,
nothing staged.
We don’t promise revenue. We show you the receipts.
Every manager watches the same two numbers: up on last month, and up on last year. Both can climb
while you quietly slip behind your own market, because both move with the season and the wider economy,
not with your pricing. So we measure the one thing that is truly yours: how each listing performs
against the comparable homes it competes with, in the same window, right now. Almost no one in this
category will show you that math. Here is ours.
Average monthly revenue lift per listing
$1151
in extra booking revenue, per listing, every month, on average, that the listing was not
earning before we took over its pricing. That is 11.6x what
we charge. The table below is a representative cross-section of our book, typical client portfolios rather
than a hand-picked highlight reel, and every line is backed by the real report the owner received.
Per listing, per month, against a flat $99 fee, never a percentage. The same average that sits behind the table below.
What is the RevPAR Index?
RevPAR is revenue per available night. The RevPAR Index, or RI, scores each listing against the comparable
homes it competes with in the same window: 100 means it is earning exactly its market’s rate,
above 100 means it is beating that market, below means it is trailing it. On day one we freeze that score, then
track how far it climbs.
How to read the table
“Above baseline” is how far each listing’s score has climbed in points since that frozen day-one
mark. “Added per listing” is what that climb is worth in dollars, every month. The listing count is the
homes we have baselined: a manager often runs more, and we add each one once it has a clean, frozen day-one
starting point. Every figure traces back to neutral PriceLabs market data you can open and check yourself, and
to the full monthly report behind it.
A representative cross-section of our book · measured against each listing’s frozen day-one score · May 2026
Ten client portfolios, anonymized, shown the same way we report to owners, a representative cross-section rather than a hand-picked highlight reel. “Above baseline” is how far each portfolio’s score has climbed from its locked day-one starting point, in points; “added” is the revenue that climb is worth per listing. May 2026.
These are not our numbers. They are theirs.
Read the real reports behind this table, redacted for privacy, every figure left untouched.
Your owners don’t leave over a bad month. They leave when they feel like no one is watching.
Ask any manager who has lost an owner. It is rarely the revenue. It is the silence. So we do two
things at once: we make your owners more money, and we make you the one who is visibly on top of
it. Your owners never see us. They just see you, clearly in command of their property.
i
$1,151 more per listing
On average, the listings in our book earn about $1,151 more a month, measured against each one’s own frozen starting point, on the levers most managers never touch.
ii
You stay the expert
You walk into any owner conversation already knowing more than they are about to ask.
iii
Proof they can hold
Every month, a report with your name on it that shows the market, the moves, and the money.
You get a monthly portfolio report. Your owners get their own, one for each listing, with your name on it.
Every month you get one clear report across your whole portfolio, showing how it is tracking against
its market. Then we build a separate report for each owner on their own listing, under your brand: the
market, the moves, the money, your name on the cover, us nowhere on it. It makes you look like you have
a full revenue desk behind you, because you do.
When an owner asks why their rate is not higher, you do not guess. The report hands you the market context and the exact reason, in plain language you can repeat, so you win the conversation, not just send a PDF.
And it compounds. When your owners can see they are earning more than the homes next door, those owners talk, and the same report that keeps them is what wins you their neighbors. Do the job well enough and the next owner comes to you.
Your own reporting starts right away. White-label owner reports begin after your first 90 days, once the results are worth putting your name on.
A real owner report for a single Austin, TX listing, redacted for privacy. This is what each of your owners receives for their own property, carrying your brand, not ours; we left our mark on this one so you can see whose desk it came off.
I highly recommend UpRev, they really saved my business. When I started with them, I had zero bookings ... I am very happy with the results ... UpRev was worth every penny!
Charlene Rose6 reviews
★★★★★
I went from getting 60% occupancy during busy season to being almost completely booked out during one of the slowest months of the year.
jessica dworak9 reviews
★★★★★
I have received 5-6 new bookings in less than 1 month!
Dan CantyLocal Guide · 3 reviews
★★★★★
Top-notch expertise that transformed my business! ... revitalized my bookings ...
Peggy Tvardzik2 reviews
★★★★★
I would have never made such a large investment from an online ad. Since signing on, UpRev has exceeded all of my expectations.
SOULutionsLocal Guide · 34 reviews
★★★★★
This team helped us get our listings seen and booked. The investment has been worth it ... I have now made back the money with new bookings.
Real, verified Google reviews, shown as posted. Many predate our done-for-you service; we quote only the revenue and booking results, never the rest.
Coverage
Built for the markets vacation rental managers actually operate in.
We run revenue management for vacation rental managers across the United States. These are the
markets we are built for, plus wherever our managers already have listings.
Santa Rosa / Rosemary Beach / Destin / Ft. Walton Beach, FLNorfolk / Virginia Beach, VAAtlantic City / Ocean City, NJAustin, TXBoston, MACape Cod, MAChicago, ILCharleston, SCDallas / Fort Worth, TXWashington, DCDelaware / Maryland Beaches, DE/MDDenver, COFt. Lauderdale, FLGalveston, TXGatlinburg / Pigeon Forge, TNGulf Shores / Mobile, ALHilton Head, SCHouston, TXWilmington, NCJacksonville, FLLong Island, NYLas Vegas, NVLakeland / Winter Haven, FLMiami, FLSanta Rosa / Rosemary Beach / Destin / Ft. Walton Beach, FLNorfolk / Virginia Beach, VAAtlantic City / Ocean City, NJAustin, TXBoston, MACape Cod, MAChicago, ILCharleston, SCDallas / Fort Worth, TXWashington, DCDelaware / Maryland Beaches, DE/MDDenver, COFt. Lauderdale, FLGalveston, TXGatlinburg / Pigeon Forge, TNGulf Shores / Mobile, ALHilton Head, SCHouston, TXWilmington, NCJacksonville, FLLong Island, NYLas Vegas, NVLakeland / Winter Haven, FLMiami, FL
Minneapolis, MNMyrtle Beach, SCNaples, FLNashville, TNNew Orleans, LAOklahoma City, OKOrlando, FLPark City, UTPanama City, FLPensacola, FLPittsburgh, PAPhiladelphia, PAPhoenix / Scottsdale, AZSan Antonio, TXSavannah, GASanta Barbara, CASan Diego, CASeattle, WASan Francisco, CALos Angeles / Orange County, CASonoma, CASarasota, FLCape Coral / Fort Myers, FLTampa / St. Petersburg, FLMinneapolis, MNMyrtle Beach, SCNaples, FLNashville, TNNew Orleans, LAOklahoma City, OKOrlando, FLPark City, UTPanama City, FLPensacola, FLPittsburgh, PAPhiladelphia, PAPhoenix / Scottsdale, AZSan Antonio, TXSavannah, GASanta Barbara, CASan Diego, CASeattle, WASan Francisco, CALos Angeles / Orange County, CASonoma, CASarasota, FLCape Coral / Fort Myers, FLTampa / St. Petersburg, FL
05[ 05 / THE METHOD ]The method
This is a profession, not a side hustle.
You don’t log into anything. You don’t learn a tool. A revenue manager runs the same disciplined process on your portfolio that we have refined since 2017, and you get the credit for it. You never have to touch it, but you can: email us about any listing or any single date and you get a straight answer and the reasoning behind the price.
01
We find the real competition for each listing
On day one we pin down the true comparable homes each of your listings actually competes with, then measure exactly where you sit against them and freeze that starting number. It becomes the honest yardstick we are judged against, not the week before we started and not a cherry-picked good month.
02
We read the whole market, not one number
Most managers price off a single tool’s suggested number. We weigh far more: the live competitor set behind each listing, how fast its dates are filling, local events and seasonal demand, day-of-week and length-of-stay patterns, the gap and orphan nights others leave empty. The price reflects the market each listing actually faces, the same day that market moves.
03
We price every available night by hand
Rates, minimum stays, gap nights, orphan nights and lead-time curves, the levers most managers set once and forget. A revenue manager works them by hand, week in and week out.
04
We prove it every month
A monthly report, in your own dollars, that traces every figure back to the same neutral market data you can open and check yourself: where your portfolio beat its market, what we added per listing, and exactly what we delivered for your fee. The listings that lagged are shown too. Nothing to argue with.
And we do all of it entirely freeuntil we have proven we can generate five times our fee in booking revenue. Until then, you pay nothing.
Pricing is never set once and left alone. A revenue manager works through your whole portfolio on a five-day cycle, so no stretch of your calendar goes a week without fresh eyes on it.
Monday
The next eight weeks. We work the dates filling right now, so the bookings about to happen land at the right price and not a stale one.
Tuesday
The next quarter. We set the floor on the months ahead so premium dates are never sold cheap long before they are due.
Wednesday
Six months out. We audit the far calendar so no holiday, event or seasonal run slips past before the market wakes up to it.
Thursday
Back to the front weeks. We read how the market moved since Monday and make the final calls on the coming weekend.
Friday
The full year. We open and price the distant calendar to catch the early high-value bookings most managers never see coming.
06[ 06 / WHY UPREV ]Why UpRev
There are four ways to fix your pricing. Here is the honest version of each.
The first way
Do it yourself with a pricing tool
PriceLabs, Wheelhouse, Beyond. Around $20 a listing, and you keep full control of every setting.
The catch: It is still software you have to learn and run every day. The number it suggests out of the box is shallow, and tuning it properly is a second full-time job most owners never find the time for.
The second way
Put a VA or a hire on it
Cheaper than a specialist, and at last someone other than you is watching the calendar.
The catch: A generalist is not a revenue manager. They run the same tool without the expertise, the results are only as good as they are, and now you are managing a person on top of everything else.
The third way
Learn it yourself from a coach or a course
There is plenty of good advice out there, and you come out of it understanding your own numbers better.
The catch: It is still you doing the work, forever. Advice is not a system, and the hours it takes every week are hours you do not have.
The fourth way
UpRev does it for you
Done for you by a revenue professional, to the same standard we have held since 2017, working
quietly behind your brand at a flat $99 a listing and never a percentage. You pay nothing until we
have proven we can generate five times that fee in booking revenue. Nothing to learn, nobody new to
manage. The work is ours and the credit is yours.
Your portfolio
What would our average do for your portfolio?
20 listings
$23,020
more booking revenue a month
about $276,240 a year
If we hit our average of $1,151 a listing per month across your portfolio. Your real number depends on your market and starting point, which is exactly what the free revenue map shows you.
On day one we freeze a snapshot of your numbers and hand you a copy to keep. You pay nothing until we
have proven we can generate five dollars in booking revenue for every dollar of our fee, measured
against that snapshot in the open where you can check it yourself. If we never get there, you never
pay. Flat $99 a listing, never a percentage.
Revenue management is never an expense. If it is not putting back more than you put in, you should not
be doing it. So we do not send an invoice until we have already proven the fee paying for itself.
We only take on managers whose numbers already show the gap. If yours do not, we tell you straight and we do not start.
08[ 08 / QUESTIONS ]Straight answers
The questions every vacation rental manager asks.
Will my owners know someone else is managing the pricing?
No. We work entirely behind your brand. Your owners see your name on every report and an operator who knows their market like the back of their hand. The expertise is yours to keep.
How is this different from a pricing tool like PriceLabs or Wheelhouse?
A tool is software you log into and run yourself, and the number it suggests out of the box is shallow until someone configures it properly. We are the revenue managers who do that work for you, every day, at expert level. You do not learn anything or log into anything. You get the results and the report to prove it.
Who actually makes the pricing decisions on my listings?
A real revenue manager makes the decisions on your portfolio every day and checks the price actually landed on your channels. Pricing software does some of the heavy lifting in the background, the way it does for every serious operator, but a person is accountable for the number on every listing. No set-and-forget, no black box.
Do I need to change my PMS, my tools, or how I work to start?
No. You keep your PMS, your channels and your brand exactly as they are. We work alongside what you already use, there is nothing to rebuild or migrate, and we start pricing your live listings the same week. Even if you are mid-rebrand or switching systems, pricing runs independently, so there is no reason to wait.
What does it cost?
A flat $99 per listing each month, never a percentage of your revenue. And every new portfolio starts on the same deal: you pay nothing until we have proven we can generate five times our fee in booking revenue, measured against a frozen snapshot of your numbers from the day we start that you keep a copy of. If it never happens, you never pay.
If I pay nothing until you prove it, what is the catch?
There is no catch, there is a filter. We only take on portfolios whose numbers already show a gap we are confident we can close. The managers we cannot help, we turn down and tell them why. That is how we can carry the risk up front. Revenue management should never cost you money, so we only start charging once we have proven those listings can earn more than the fee, which means you are always ahead.
How fast will I see results?
We start adjusting pricing immediately, and most portfolios move within the first weeks. You get your own portfolio report every 30 days that tracks exactly how each listing is performing, and the owner-facing version under your brand begins once we have results worth putting your name on.
Is there a minimum portfolio size?
We work with established managers rather than individual hosts, so there is a minimum of ten listings to start. If you are around that size or larger and your market has real competition, you are exactly who this is built for.
What if it does not work for me?
You are month to month with 30 days notice, no lock-in. And we work free until we have proven we can generate five times our fee in booking revenue, so the math has to work for you before it works for us.
I have been doing this since 2017, before it had a name.
I hold a degree in engineering, and I came at vacation-rental pricing the way an engineer is trained
to: measure first, benchmark against the real market, then set the right price on every available
night and prove it. No guesswork, no hype. Your owners get more money, and you get to be the
vacation rental manager who clearly has it handled.
Jack Murphy
Co-founder and Head of Revenue Management
Start here
Want to see what we’d do for your portfolio?
We’ll show you exactly what your listings are leaving on the table, free.
