Cleaning & Operations
Breezeway
Property operations and cleaning coordination for short-term rentals
Best for Automation
Best cleaning-ops automation for hands-on property managers
From $0/listing • No free trial
Comparison
Breezeway vs Properly
Pricing, pros and cons, and buyer-fit side-by-side. Pick the one that matches your operation — or see why neither should.
Cleaning & Operations
Properly
Vacation rental quality management with visual checklists and remote inspections
Best for Automation
Best-in-class turnover quality management for vacation rentals
From $12 • 14-day trial
✓Editorial verdict
Which should you pick: Breezeway or Properly?
Pick Breezeway if you need a broader operations platform with guest communication, real-time dashboards, and 35+ PMS integrations for your field team. Pick Properly if photo-verified cleaning quality is your single biggest problem and you want the lowest per-property cost at scale.
Editorial perspective from the Breezeway side; factual claims about Properly are drawn from its review.
Pricing side-by-side
Breezeway
Full pricing →From $0/listing • No free trial
Freemium
$0/mo
1 listing
- Full ops platform access
- Task management and scheduling
- Mobile app
Host Essentials (1–4 properties)
$19.99/property/mo
Up to 4 listings
- Smart checklists and quality control
- Real-time dashboards
- Guest communication tools
- PMS integration
5+ properties
Volume discount (contact sales)
5+ listings
- Everything in Host Essentials
- Volume pricing
Properly
Full pricing →From $12 • 14-day trial
1 property
$12/mo
1 listing
- Visual checklists and photo verification
- Cleaner management and scheduling
- Real-time job tracking and notifications
- 30-day free trial
10 properties
$85/mo ($8.50/property)
Up to 10 listings
- Everything in 1-property tier
- Sliding per-property discount
50 properties
$245/mo ($4.90/property)
Up to 50 listings
- Everything in 10-property tier
- Further volume discount
100 properties
$395/mo ($3.95/property)
Up to 100 listings
- Everything in 50-property tier
- Continued volume discount
500+ properties
~$3.19/property/mo
500+ listings
- Everything in 100-property tier
- Best per-property rate
What each tool does well — and where it falls short
What Breezeway does well
Strong operations automation and task management
The combination of scheduling, task tracking, and centralized dashboards helps reduce delays and improve accountability across locations. Smart checklists with mobile apps enable quality control in the field.
Excellent customer support
The majority of users highlight Breezeway's support as quick, efficient, and consistently helpful. The team is described as friendly, professional, and always available in a timely manner.
Real-time visibility and mobile optimization
Real-time dashboards make it easy to track progress and identify issues. The layout is visually clear and optimized for mobile, making multi-property management more accessible for field teams.
What Properly does well
Extremely simple to use for high-frequency turnover management
Users report it's "extremely simple to use" for companies "managing many properties that require frequent cleaning and not having time for any system that is difficult to navigate and time consuming."
Competitors admit they can't match Properly's turnover capabilities
"Property Management Software companies who have Housekeeping modules have said they cannot compete with Properly for turnovers" — a rare endorsement from rival platforms.
Real-time photo-based updates keep managers in the loop
Users value "true to time notifications and updates on ongoing jobs" and that the platform is "concise and very customizable, and can take pictures of areas which require extra attention from housekeepers."
Where Breezeway falls short
Technical bugs and mobile interface limitations
Users report occasional glitches on mobile devices with unintuitive navigation. Sorting and searching tasks can feel clunky, and some users cannot upload pictures after work orders start.
Unreliable PMS integration and limited tracking
PMS synchronization is not reliable and requires double-checking against your PMS. There's no history tracking for property information changes or task modifications.
Billing and subscription management issues
Breezeway automatically adds new listings to billing, but removing properties requires emailing support. Some users report being charged 4–5x monthly fees with contracts that don't allow cancellation for 60 days.
Where Properly falls short
No in-app payments for cleaning providers
Users report "inability to pay providers in-app is a problem" and confusion when in-app messages blur the line between Properly staff and actual cleaners.
Feature overload creates an initial learning curve
The platform has "so many features that at first, it feels overwhelming to learn" — expect a ramp-up period before teams are fully productive.
Remote inspections miss non-visual issues
Walk-through inspections catch 98% of errors, but remote inspections only catch 87% — they cannot detect issues "that can't be seen in a photo, such as a sticky floor or dust on furniture surfaces."
Which should you pick
Pick Breezeway if
Small to medium property managers focused on operations automation and housekeeping coordination who need real-time task management and guest communication.
Skip Breezeway if
Operators who need rock-solid PMS synchronization reliability or those requiring extensive custom workflow configurations beyond standard housekeeping operations.
Pick Properly if
Property managers focused on housekeeping and maintenance quality control with visual documentation needs — especially teams managing 10+ listings with multiple cleaners.
Skip Properly if
You need comprehensive channel management or full-service property management beyond cleaning operations.
Where Breezeway and Properly actually differ
- Breezeway charges $19.99/property/mo (volume discounts undisclosed) with a free 1-property tier; Properly uses a pure sliding scale from $12 down to $3.19/property with no base fee — at 10 listings Breezeway costs ~$200/mo vs Properly's $85/mo
- Breezeway integrates with 35+ PMS platforms; Properly connects to 13+ PMS platforms and has a direct Airbnb API integration that Breezeway lacks (Breezeway uses iCal or PMS middleware for Airbnb)
- Breezeway includes guest communication tools and real-time operations dashboards for field teams; Properly has no guest messaging and focuses exclusively on cleaning quality verification
- Properly requires mandatory photo verification on checklists and offers paid remote inspections (~$5/each) that catch 87% of errors; Breezeway has smart checklists but without the same structured photo-proof workflow
- Breezeway offers a permanent free tier for 1 property; Properly offers a 30-day free trial at any scale but no permanent free plan
Common objections
- Properly is way cheaper per listing — why would I pay $19.99/property with Breezeway?
- You're paying for a broader operations platform, not just cleaning verification. Breezeway includes guest communication, real-time dashboards for your whole field team, and 35+ PMS integrations. If your only need is verifying cleaner output, Properly is the better value. If you need a single hub for all property operations — turnovers, maintenance tasks, guest messaging, team coordination — Breezeway consolidates tools you'd otherwise pay for separately.
- Properly's photo verification is best-in-class — even competitors admit it. Can Breezeway match that?
- No. Properly's structured photo-verification workflow and remote inspection service are genuinely superior for turnover quality control. Breezeway has smart checklists with photo capabilities, but it's not the same level of rigor. If guest cleanliness complaints are your primary pain point, Properly wins on that specific problem.
- Properly has a direct Airbnb integration while Breezeway only uses iCal — isn't that a dealbreaker for Airbnb hosts?
- For Airbnb-only hosts, Properly's direct API integration is cleaner and more reliable than Breezeway's iCal approach. But if you book across multiple channels through a PMS, Breezeway's 35+ PMS integrations aggregate all reservations into one ops view regardless of source. The Airbnb-direct advantage only matters if you're not already routing through a PMS.
Keep digging
Breezeway
Best cleaning-ops automation for hands-on property managers
Properly
Best-in-class turnover quality management for vacation rentals