IRS Region 18 e.V

What IRS Region 18 e.V does

IRS Region 18 e.V., operating under the brand IRS18, is a registered non-profit association (eingetragener Verein) founded in 2004 by seven regional tourism member organizations to provide a central information and reservation system (Informations- und Reservierungssystem) for vacation rentals in Planungsregion 18 — the South-East Bavaria districts of Rosenheim, Traunstein, Berchtesgadener Land, Mühldorf and Altötting. The organization operates the TOMAS destination management system, which functions as the central reservation platform for approximately 4,000 hosts and 8,000+ bookable vacation properties in the region, with integrations to Booking.com (via Komfort- and Basis-Schnittstellen), Airbnb (with co-host status and two-way calendar synchronization), and 15+ regional and supra-regional booking channels.

The product surface extends beyond the Gastgeber-Login (host portal) into a free website builder (Gastgeber-Website) and a booking widget (Buchungsmodul) for direct bookings, a centralized calendar and data management module, an invoice module (Rechnungsmodul), a professional photography service (IRS18 Fotoservice), ongoing optimization consulting (Persönliche Betreuung & Optimierung), the Digitale Wissensplattform Oberbayern e-learning portal, and a DAC7-Formular for EU tax-transparency compliance. Hosts manage all property data, calendars, and bookings through a single login that propagates changes automatically to connected channels to prevent double bookings.

IRS18 earns revenue solely through a 3% commission plus VAT on successful bookings — there are no registration fees, monthly fees, or setup costs — and the organization is led by 1. Vorsitzender Dr. Bartl Wimmer with a five-person operational team based in Bernau am Chiemsee. Go-to-market blends digital channels (irs18.de, Typeform registration, YouTube tutorials, email) with personal referrals and co-marketing from local Tourist-Information offices in the seven founding tourism member territories, reflecting a sales-led, relationship-driven motion suited to a non-profit regional destination management mandate.

Name

IRS Region 18 e.V

Legal name

IRS - Region 18 e.V.

Website

https://irs18.de

Company type

Private

Founded year

2004

Operating status

Operating

Headcount range

1–10 employees

Short description

IRS Region 18 e.V. (IRS18) is a Bavarian non-profit association operating the TOMAS destination management system, serving roughly 4,000 vacation rental hosts across South-East Bavaria with central booking, calendar sync, and channel distribution to Booking.com, Airbnb, and 15+ regional platforms on a 3% commission model.

Ownership category

akta.pro rank

Product category

Vacation Rental Management Services

NAICS

Accommodation (721), Other Traveler Accommodation (72119)

SIC

Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

Vacation Rental Marketing & Distribution Management (OTAs/Direct Booking) (BPAJAIAK)

Keywords

• Vacation rental management
• Destination management system
• Booking channel distribution
• Direct booking solutions
• Regional tourism marketing

Headquarters

HQ city

Bernau am Chiemsee

HQ country

Germany

HQ region

Europe

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Technology or R&D, Marketing or Sales, Infrastructure

Revenue model

1. Transaction Commission: IRS18 charges a 3% plus VAT (3% zzgl. MwSt) commission on the total booking amount. This is the primary revenue stream and only applies in case of successful bookings. There are no fixed costs or registration fees.

Pricing tiers

Go-to-market motion1 record

Distribution channels5 records

Marketing channels6 records

Core offering

IRS Region 18 e.V. operates the TOMAS destination management system for South-East Bavaria, providing vacation rental hosts with a central Gastgeber-Login (Host Login Portal) for property data management, calendar synchronization, invoicing, and distribution to 15+ regional and global booking platforms including Booking.com and Airbnb. The organization also offers free host websites, direct booking modules, optimization consulting, photography services, and DAC7 tax compliance forms, charging only a 3% plus VAT commission on successful bookings.

Product overview

IRS18 operates as a regional destination management organization running the TOMAS® platform for South-East Bavaria. The core offering centers on the Gastgeber-Login (host login portal), a centralized booking and property management system that connects to Booking.com, Airbnb, and 15+ regional platforms. This core platform is complemented by multiple integrated modules: the Gastgeber-Website (free website builder) and Buchungsmodul (booking widget) for direct bookings; Zentrale Datenpflege & Kalenderverwaltung for centralized data and calendar management; Rechnungsmodul for invoice generation; and Persönliche Betreuung & Optimierung for ongoing optimization support. Additional services include IRS18 Fotoservice, the Digitale Wissensplattform Oberbayern for elearning, and DAC7-Formular for regulatory compliance. The system enables hosts to manage their entire vacation rental operation through one portal while distributing to multiple sales channels with automatic synchronization.

Differentiator

Problem solved

Functional benefit

Products and services

• TOMAS® Destination Management System
• Gastgeber-Login (Host Login Portal)
• Vertriebsplattformen & Reichweite (Distribution Platforms & Reach)
• IRS18 Gastgeber-Website (Host Website)
• IRS18 Buchungsmodul (Booking Module)
• IRS18 Rechnungsmodul (Invoice Module)
• IRS18 Persönliche Betreuung & Optimierung (Personal Support & Optimization)
• IRS18 Fotoservice (Photography Service)
• Booking.com Komfort-Schnittstelle (Comfort Interface)
• Booking.com Basis-Schnittstelle (Basic Interface)

Quantifiable outcome

• Saves time through single data entry reaching all platforms
• +2 more outcomes

Named customers6 records

Segments3 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration3 records

Feature4 records

Partnerships

Ten partnerships are on record, tiered core.

• TOMAS (by tomas-travel.com)coreTechnology or IntegrationIRS18 operates the TOMAS destination management system for South-East Bavaria, using it as the central technology platform for accommodation reservations, calendar management, and channel distribution to booking platforms.
• Booking.comcoreChannel Partner/ Reseller/ DistributorIRS18 offers both Komfort-Schnittstelle (full management through IRS18) and Basis-Schnittstelle (direct host management) interfaces to Booking.com. Commission is 12% to Booking.com plus 3% system fee to IRS18 for the Komfort option.
• AirbnbcoreChannel Partner/ Reseller/ DistributorIRS18 can create new Airbnb listings for hosts or synchronize existing listings. Hosts receive co-host status and payment processing remains through Airbnb directly.
• Tourist-Information AltöttingcoreStrategic or Co-development PartnerLocal Tourist-Information office serving as regional contact point for hosts in the Altötting area
• Bad Reichenhall Tourismus & Stadtmarketing GmbHcoreStrategic or Co-development PartnerRegional tourism organization serving as local partner and contact point for hosts in Bad Reichenhall region
• Bergerlebnis BerchtesgadencoreStrategic or Co-development PartnerRegional tourism organization serving as local partner and contact point for hosts in Berchtesgaden area
• Burghauser Touristik GmbHcoreStrategic or Co-development PartnerLocal tourism organization serving as regional contact for hosts in Burghausen
• Chiemgau GmbHcoreStrategic or Co-development PartnerRegional tourism organization serving as partner organization for Chiemgau area hosts
• Chiemsee Alpenland TourismuscoreStrategic or Co-development PartnerRegional tourism marketing organization serving as key partner for the Chiemsee Alpenland region
• Bergerlebnis Berchtesgaden RupertiwinkelcoreStrategic or Co-development PartnerRegional tourism organization for Berchtesgaden Rupertiwinkel area

Scale indicators5 records

Recent moves6 records

Expansion highlights6 records

Direct peers

• Hostaway: Vacation rental management software combining channel manager, booking engine, and website builder for SMB hosts and property managers. Comparable to IRS18 because it bundles the same direct-booking + channel-distribution + website product triangle targeted at small hosts, though at a broader (multi-country) scale.
• Feratel: Austrian-based destination management and tourism platform provider offering channel management, reservation systems, and distribution for DACH tourism regions. Directly comparable to IRS18 because it serves the same DMO function — central reservation, calendar sync, and OTA distribution — for regional tourism organizations in the German-speaking market.
• Smoobu: Berlin-headquartered channel manager and vacation rental management software targeting SMB hosts across Europe. Highly comparable to IRS18 because it provides calendar synchronization, multi-channel distribution, booking tools, and invoicing to similar small-host customers, though with a broader (non-regional) geographic reach.
• Lodgify: Vacation rental software offering website building, channel management, and booking tools for hosts and small property managers globally. Comparable to IRS18 because it provides an equivalent product suite — host website, integrated booking module, channel distribution — to individual SMB hosts.

Regional players

• e-domizil: German online travel agency specializing in vacation rentals across Germany and Europe. Comparable to IRS18 because it serves a similar SMB host and German-vacationer customer base in the regional market, although it operates as a marketplace rather than a DMO.

Emerging players

• Guesty: Property management platform for short-term rentals serving professional and SMB property managers with channel management, booking, and operational tools. Comparable to IRS18's PMS-style functionality, though Guesty targets a more professional/portfolio host segment.
• Cloudbeds: Hospitality platform serving hotels and vacation rentals with PMS, channel manager, and booking engine. Comparable to IRS18 because it provides similar booking, channel-distribution, and operational technology for accommodation providers, though with a wider (hotel-inclusive) scope.
• Hosthub: Channel manager for vacation rental properties focused on synchronizing availability and pricing across OTAs. Comparable to IRS18's TOMAS-based channel management because it provides similar calendar sync and multi-platform distribution to individual hosts and small managers.

Broad incumbents

• Airbnb: Global vacation rental marketplace that IRS18 integrates with for host property distribution and new-listing creation. Comparable as a core channel partner and the broader incumbent ecosystem player against which IRS18's direct-booking module competes.
• Booking.com: Global online travel agency and vacation rental platform to which IRS18 distributes hosts' properties. Comparable as the dominant European OTA partner IRS18 integrates with via its Komfort and Basis interfaces; a broad incumbent that overlaps with IRS18's distribution function as part of a much wider travel marketplace.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights6 records

Customer concentration

• YouTubeyoutube.com/playlist?list=PLGy7DOjIpbu9oIgOT5Cr-9vZ4RNpVnxSM
• LinkedInlinkedin.com/company/irs-region-18-e-v

Revenue estimate

Valuation estimate

Number of profiles

Profiles15 records

Funding overview

Funding rounds

Investors

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M&A

Investments

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Frequently asked questions about IRS Region 18 e.V