LuxWeb Studio · Keep the commission the platforms take

The quiet toll

Do the math on what the platforms take.

Every reservation through Booking.com or Airbnb skims a cut off the top, on money guests were happy to pay you directly. Move the sliders to your numbers.

Revenue per property, per year$180,000

How many properties you run1

Booking ~15%: $27,000

Airbnb ~14%: $25,200

Handed to Airbnb and Booking, per year

$26,100

on bookings the guest would have made anyway.

Over 5 years: $130,500

Estimate on your own inputs. Platform commissions typically run 14–20% once fees are included.

Keep this money instead →

The commission is only the tip of the iceberg.

That 15–20% is the part you see. Below the surface is the real cost of depending on the platforms, the part that quietly eats your business, year after year.

You don't own the guest

Email and phone stay with the platform. You get an alias. No way to bring them back yourself.

No customer list of your own

Every visit and review grows someone else's brand, not yours. You start from zero, every time.

An algorithm you can't control

One update and your visibility can drop overnight. You're on page four, and you decide nothing.

No guest who comes back to you

Even a loyal guest re-books through the platform. And you pay the commission. Again.

Suspension risk

One dispute or a few bad reviews and the account is suspended, and the revenue with it.

Direct contact forbidden

Emailing offers or promotions to your own guests? Their terms of service don't allow it.

A race to the bottom

Thousands of near-identical listings next to yours. The only lever they leave you is a lower price.

Margins that keep thinning

Each new booking risks being worth less than the last. And waiting only makes the bill bigger.

A direct booking is yours. The guest, the margin, the relationship, all of it.

The turning point

Stop renting your own front door.

You don't need "a website." You need The Direct Engine: guests booked direct, answered around the clock, and a reputation kept spotless.

01 · get found & book direct

The website that pays for itself

A beautiful, mobile-first property site that finally matches the stay.

✓Rooms, galleries, and a local area guide
✓A clear "Book Direct" path off the commission treadmill
✓Deposits and payments collected by text and email

02 · never miss a guest

Communication that runs itself

Because a missed call is a missed booking.

✓Missed-call text-back, every missed call gets an instant reply
✓One inbox for texts, email, web chat, and social
✓Automatic pre-arrival, check-in, and checkout messages

03 · five-star reputation

Reviews on autopilot

Turn great stays into the reviews that win your next ten guests.

✓Review requests timed to checkout, when guests are happiest
✓Monitoring across Google and the booking platforms
✓Ready-to-send responses, so nothing sits ignored

04 · get paid & stay booked

Deposits before check-in

Money in before the key changes hands, no chasing.

✓Deposit and balance collection by link
✓Availability and inquiry capture on every page
✓Works alongside Airbnb and Booking, it just wins the direct ones

Rosa Hotels, a real site we built, live now ↗

The signature feature

A 24/7 AI Concierge that knows your property.

Amenities, policies, check-in details, local recommendations, answered instantly, day or night. It captures the booking while you sleep, and frees you from typing the same answer a hundred times.

✓Trained on your property, not a generic bot
✓Answers in seconds, in the guest's language
✓Hands warm inquiries straight to your inbox

See it on your own site →

A web agency quotes this as a six month project. It ships with your site in week one.

Inside your site

We won't just tell you. We'll show you.

Everything below is what your property gets. Try it.

No dashboards, no developers

Change your site by talking to it

Add a badge, change a rate, swap a look, just say what you want, and the site does it. Watch 👉

Book Direct, save 15%Pet-friendly

The Lamplight Inn

$240 / night

you ›

24/7 AI Concierge

Answers, quotes, and books while you sleep

Any language, any hour: it checks availability, prepares the quote, and sends the payment link. You wake up to the booking already made.

Guest

Is the suite dog-friendly, and can we check in late?

AI Concierge

Yes, the Garden Suite welcomes dogs (one-time $40 fee). Late check-in is no problem; you'll get a door code by text. Want me to hold it for your dates?

Guest

Please, the 14th to 16th.

AI Concierge

Done. Sending a secure booking link now. 🕯️

Analytics

You always know what's working

Direct bookings, conversion, commission saved, all in one clear panel. Decide with the numbers, not a hunch.

Direct bookings

Commission saved

Conversion rate

Inquiries handled by AI

Sample dashboard. Your numbers replace these.

Direct booking

0% commission, always

A booking engine inside your own site: the guest books with you, and that 15–20% stays in your pocket.

Check-in

Aug 14

Check-out

Aug 16

Guests

On Booking.com~~$360~~ + 17% to them

Direct on your site$360 · 0% commission

You keep ~$61 on this booking

See a free preview of your site →

Pricing

The site gets you booked. The Direct Engine keeps you booked.

A light setup, then a monthly plan that runs the bookings, guests, and reviews for you. Month-to-month, stay because it works.

Concierge is $5,988 a year. The calculator above puts your yearly hand-over at $26,100.

Direct

Get booked direct.

$299/mo

+ $400 setup. The same build we sell outright for $2,500.

✓Property website, hosted + maintained
✓Direct booking, inquiry capture, deposits by link
✓Missed-call text-back
✓Reviews autopilot
✓Simple CRM + edit-by-voice

Start with Direct

Most chosen

Concierge

Never miss a guest, day or night.

$499/mo

+ $400 setup, waived on annual. Annual: $4,990 all-in.

✓Everything in Direct, plus:
✓24/7 AI concierge, trained and multilingual
✓Unified inbox: text, email, chat, social
✓Automated guest messaging
✓AI receptionist that answers the calls

Start with Concierge

Estate

Multi-property & hotels.

from$899/mo

Includes two properties. +$200/mo per additional.

✓Everything in Concierge, plus:
✓Immersive walk-through site
✓Multi-property / multi-room
✓Custom automations beyond the basics
✓Priority + quarterly optimization

Book a call

Setup guaranteeLive in 14 days or your setup fee comes back, and we finish the site anyway.

Own it outrightFrom $2,500, the site only; the AI systems stay on a plan.

AnnualPay 10 months, get 12.

Before you ask

The questions every owner has.

No, this works right alongside them. It just helps you win more direct bookings, so you keep more of each one. Think of it as the channel you actually own.

You don't touch the tech. We build it, run it, and support it. And if you want to change something, you just say it out loud and it changes. You take the bookings; we handle the rest.

Around 7 to 14 days from go-ahead for the site, and we usually beat that. Add-ons like the concierge and messaging follow within a couple of days.

No. The monthly plan is month-to-month, and a one-time buyout is there if you'd rather own the site outright. Stay because it works, not because you're stuck.

A real, mobile-friendly preview of your property's site: your name, your area, your rooms. We build it before your call and reveal it there. No cost, no obligation.

Because the site is the smallest part. The plan runs your booking engine, the AI concierge, review requests, and guest messaging, and keeps them improving. If you only ever want the site, the buyout starts at $2,500.

You pick a call time a couple of days out. We build a real preview of your site before that call and reveal it there. If you like it, we talk plans. If not, you keep the compliment.

The free preview

See your property's free preview site.

Tell us where to look. We build it first. You decide after.

Every preview is built by hand, so we take on a handful each week. First come, first built.

On it. Now book your reveal call.

We build your preview before the call and reveal it there. The sooner the call, the sooner you see your site.

No cost, no obligation. We use your details only to build and send your preview. Privacy.

Keep the 15–20% you hand over on every booking.