STR Payout Reconciler Portfolio: Airbnb + Vrbo Payout Reconciliation Spreadsheet
Airbnb Vrbo payout reconciliation spreadsheet for hosts running up to five short-term rental properties, including properties you co-host or report on for an owner. Paste Airbnb and Vrbo payout exports into separate import tabs and this Google Sheets and Excel workbook builds one normalized ledger across all five properties, ties each payout group out against the actual bank deposit with mismatches and late adjustments flagged, grosses income up correctly for Schedule E with platform fees as an expense and platform-remitted tax kept out of income, and rolls everything up property by property. Portfolio adds a combined five-property view and a co-host and owner statement generator with an explicit commission-base setting.
What's inside
Everything in Core ($39): separate Airbnb and Vrbo import tabs; normalized ledger; payout-group tie-out against the bank deposit with mismatch and late-adjustment flags; expense tracker; per-property Schedule E summary with correct gross-up treatment; 1099-K tie-out sheet; Repricing Calculator covering the Airbnb 15.5% host-only fee, the legacy 3% split fee, Vrbo's legacy 5% plus 3%, and Vrbo's flat 12% from October 29, 2026; turnover/cleaning checklist; linen and inventory tracker with reorder alerts; material-participation hour log; worked sample data.
Plus, in Portfolio only:
5-Property Roll-Up — all five properties in one combined view, with each property still reported separately underneath it, so a portfolio total never hides a property that is underperforming.
Co-Host / Owner Statement Generator — a statement per property for the owner or partner you report to, built from the same ledger as your own books, so the statement and your records cannot drift apart.
Explicit commission-base setting — this is the setting that decides what a co-host percentage is actually a percentage *of*, and it is stated openly on the statement rather than buried in a formula. Set whether the commission is calculated on the payout including the cleaning fee, on the payout excluding the cleaning fee, or as a fixed amount — and the statement shows which base was used, so the person receiving it can see exactly how their number was reached.
For: hosts with 2 to 5 units who need a combined view as well as per-property numbers; co-hosts who send an owner a statement each month and want it generated from the same numbers they keep for themselves; small partners or spouses splitting income from a handful of properties who need the split documented.
NOT for: hosts with a single property and nobody to report to — Core is the same reconciliation engine for $39; hosts with more than 5 units; anyone running trust accounting, holding client funds, or managing for many owners — that needs dedicated property management and accounting software, not a workbook; anyone who wants automatic bank feeds or live sync (Portfolio works by pasting in the platform exports, like Core and Lite); anyone wanting tax advice.
How it works, in 4 steps
1. Set up all properties on the Setup_Properties tab, mapping each Airbnb listing and Vrbo property ID to one internal property.
2. Paste the Airbnb and Vrbo exports into their import tabs; the ledger normalizes both across all properties.
3. Run the payout tie-out against your bank deposits and clear the flags; review the roll-up and the per-property Schedule E summaries.
4. Set the commission base for each co-hosted property and generate the owner statements from the same ledger.
Editions and updates
Includes the 2026 and 2027 editions. Editions after 2027 are sold separately.
FAQ
What does Portfolio add over Core?
Two things: the combined 5-property roll-up, and the co-host/owner statement generator with the explicit commission-base setting. The reconciliation, Schedule E, 1099-K, repricing, and ops tabs are the same as Core.
Why does the commission base matter?
Because a percentage means different money depending on what it is a percentage of. A commission calculated on a payout that includes the cleaning fee is a larger amount than the same percentage calculated without it, and a fixed amount behaves differently again. Portfolio makes you choose the base, prints it on the statement, and calculates from it — so you and the owner are looking at the same definition.
Can a statement include only one property?
Yes. Statements are generated per property, and the roll-up is a separate view.
Does it handle trust accounting?
No. It produces owner statements from your ledger. It is not trust accounting software and does not hold or track client funds in a trust sense. If you have trust obligations, use software built for that.
Does it link to my bank, Airbnb, or Vrbo account?
No. Exports are pasted in. No bank-linking, no new bank account, no subscription.
Refunds?
Digital download — refunds are not offered for a change of mind once the file is delivered. If the file will not open in Google Sheets or Excel, or is not as described, message the shop and it will be fixed or made right.
Is this tax advice?
No. It is a bookkeeping, reconciliation, and record-keeping tool — not tax, accounting, or legal advice, and not a substitute for a qualified CPA or other tax professional.
Disclaimer
This workbook is a bookkeeping, reconciliation, and record-keeping tool. It is not tax advice, accounting advice, or legal advice, and it is not a substitute for a qualified CPA, enrolled agent, or tax attorney who knows your situation. Tax treatment — including whether an amount belongs on Schedule E or Schedule C, how platform fees should be categorised, and whether you meet any hours test — depends on your facts. Use this file to keep clean records, and take those records to a professional.
License: the workbook file is licensed for use in your own hosting business, including properties you co-host. Please don't redistribute or resell the file.
License: the workbook file is licensed for use in your own hosting business, including properties you co-host. Please don't redistribute or resell the file.