Property Management
Barefoot
Enterprise-grade vacation rental PMS built for customization and scale
Best for Scale
Enterprise PMS that rewards operators who outgrow simpler tools
From $800 • 14-day trial
Comparison
Barefoot vs Kigo
Pricing, pros and cons, and buyer-fit side-by-side. Pick the one that matches your operation — or see why neither should.
Property Management
Kigo
All-in-one vacation rental PMS with channel management, now a Guesty company
Solid Option
Comprehensive channel management hampered by per-booking commissions and reliability issues
From $59/mo • 14-day trial
✓Editorial verdict
Which should you pick: Barefoot or Kigo?
Pick Kigo if you want an all-in-one PMS with 5 direct OTA channels (Airbnb, Vrbo, Booking.com, Expedia, TripAdvisor) at a $59/mo flat base plus per-booking commission, and you're comfortable being a Guesty subsidiary's customer. Pick Barefoot if you manage 50+ vacation rental units, need compliance-grade trust accounting with owner statements, and want exceptional support with a 95% retention rate — and you can live with only Airbnb and VRBO as direct channels.
Editorial perspective from the Kigo side; factual claims about Barefoot are drawn from its review.
Pricing side-by-side
Barefoot
Full pricing →From $800 • 14-day trial
1–50 units
$800/mo
50 listings
Booking fee: 1% of rent on Airbnb/VRBO bookings
- Full trust accounting
- Owner statements
- Reservation and booking management
- Customizable workflows, fees, and reporting
- Direct integrations to Airbnb, VRBO, TripAdvisor
- Open API access
51–100 units
$1,100/mo
100 listings
Booking fee: 1% of rent on Airbnb/VRBO bookings
- Everything in 1–50 tier
Kigo
Full pricing →From $59/mo • 14-day trial
Flat monthly
$59/mo flat rate subscription. Kigo charges 1.25% on non-payment bookings (e.g., Airbnb where the OTA collects payment) and 4% on paid bookings (e.g., VRBO, Booking.com, Direct) — the 4% includes credit card processing fees (~2.8% Stripe), making the effective platform commission ~1.2%. Commission is charged even on cancelled bookings. Free trial available, no credit card required.
What each tool does well — and where it falls short
What Barefoot does well
Highly configurable platform instead of preset workflows
Teams can customize processes, fees, communication, and reporting to match their operations rather than adapting to rigid defaults. Reviewers on Capterra consistently cite configurability as the top differentiator.
Exceptional customer support with 95% retention rate
Users report submitting questions by end of day and receiving solutions the next morning. The 95% customer retention rate backs up the support quality claims.
Rock-solid system stability after 20+ years
Multiple reviewers note the software has no bugs or glitches. Two decades of development have produced a mature, reliable codebase.
What Kigo does well
Extensive channel management and synchronization
Kigo offers seamless integration to major third-party channels with synchronized availability, rates, and content across multiple listing sites, reducing risk of double bookings and opening up sales revenue opportunities.
User-friendly interface for daily operations
Users with 30+ years in vacation rentals find Kigo the quickest and easiest to learn for getting daily tasks completed, with straightforward processes for payments, refunds, and customer communication.
Comprehensive feature coverage in one platform
Kigo integrates reservation management, distribution, marketing, revenue management, eSignature, and website creation in one platform, streamlining operations for property managers.
Where Barefoot falls short
Steep learning curve and dated interface
The UI is not modern and onboarding requires significant setup and training investment. Operators should plan for a real ramp-up period.
Airbnb integration is problematic
Some features available before Airbnb integration are lost after connecting, and setting rates through the integration is challenging. Operators heavy on Airbnb should test carefully.
High entry cost shuts out small operators
At $800/mo for up to 50 units, an operator with 10 listings pays effectively $80/unit/mo — far more than per-listing competitors charging $10–20/unit.
Where Kigo falls short
High pricing burden on smaller operations
Pricing is consistently noted as high for smaller businesses, with minimum monthly fees that can be prohibitive for operators with limited vacation rental inventory.
Technical complexity and reliability issues
Users report frequent bugs and glitches affecting integrations, calendar syncing, and website functionality, with an average Ease of Use rating of 3.7 versus the 4.5 category average.
Commission charges on all bookings including direct
Unlike many competitors, Kigo charges a percentage of all bookings including direct bookings not acquired through channels, and continues charging commission even on cancelled bookings.
Which should you pick
Pick Barefoot if
Established vacation rental companies with 20+ units who need robust customization and don't mind the learning curve.
Skip Barefoot if
You have under 20 units — the $800/mo base cost makes per-unit economics unfavorable compared to per-listing alternatives.
Pick Kigo if
Mid-to-large vacation rental managers seeking comprehensive channel distribution and established integrations
Skip Kigo if
Budget-conscious small operators or those prioritizing cost efficiency over extensive channel connectivity
Where Barefoot and Kigo actually differ
- Kigo starts at $59/mo flat plus 1.25% on Airbnb (non-payment) bookings and 4% on paid bookings (Vrbo, Booking.com, direct). Barefoot starts at $800/mo for 1–50 units plus 1% on Airbnb/VRBO rent — Kigo is dramatically cheaper on the base fee but charges commission on direct bookings while Barefoot does not.
- Kigo connects to 5 direct OTA channels: Airbnb, Vrbo, Booking.com, Expedia, and TripAdvisor. Barefoot connects to only Airbnb and VRBO, with the Airbnb integration flagged as problematic — Kigo offers meaningfully broader channel distribution.
- Barefoot includes full trust accounting with owner statements and deeply configurable fee management. Kigo has no documented trust accounting or owner extranet — it's a distribution-first PMS, not a multi-owner management platform.
- Kigo charges commission on direct bookings and even on cancelled bookings, and Capterra lists ease-of-use at 3.7/5 with frequent bugs in calendar sync and integrations. Barefoot has a 95% customer retention rate and is consistently cited for platform stability — different reliability profiles at very different price points.
- Kigo is now a Guesty subsidiary with uncertain long-term roadmap as Guesty consolidates products. Barefoot is an independent 20+ year-old platform with stable ownership and a track record of serving the same operator profile without major product shifts.
Common objections
- Kigo is $59/mo versus Barefoot's $800/mo — why would anyone pay 14x more?
- Because Barefoot solves a different problem. Kigo's $59/mo is a base-only number — add 4% on paid bookings (net ~1.2% after CC processing) and commission on cancelled and direct bookings, and a busy 50-unit operator can easily pay Barefoot-level totals. More importantly, Barefoot includes trust accounting, owner statements, and deep workflow customization that Kigo doesn't attempt. If you manage properties for multiple owners under state trust accounting requirements, Kigo isn't a substitute at any price.
- Kigo has 5 direct channels versus Barefoot's 2 — isn't Kigo's distribution obviously better?
- For channel breadth, yes. If Booking.com, Expedia, or TripAdvisor drive meaningful revenue, Kigo's native connections are a real advantage and Barefoot's 2-channel ceiling is a hard limit. But Kigo's 3.7/5 ease-of-use and reported calendar-sync bugs show up at the channel-sync layer — so the extra channels come with real operational risk. Barefoot's stability comes partly from doing less: two channels, done reliably. Pick based on whether your portfolio genuinely needs those extra OTAs or whether rock-solid sync on fewer channels is worth more.
- Kigo is part of Guesty now — doesn't that make it safer and better-resourced than Barefoot?
- Being a Guesty subsidiary cuts both ways. On one hand, Guesty brings funding and integration depth. On the other, subsidiaries of larger consolidators often face roadmap uncertainty as the parent prioritizes its flagship product — Kigo's future feature development depends on Guesty's priorities, not Kigo's customer base. Barefoot is independently owned with 20+ years of focused development on the same operator profile. If long-term platform stability matters more than corporate backing, Barefoot's track record is the stronger signal.
Keep digging
Barefoot
Enterprise PMS that rewards operators who outgrow simpler tools
Kigo
Comprehensive channel management hampered by per-booking commissions and reliability issues