TIDY's percentage model includes unlimited properties — doesn't Breezeway get expensive as I scale?

Breezeway's per-listing pricing does scale linearly, but volume discounts kick in at 5+ properties (contact sales for rates). At moderate ADRs, Breezeway's flat fee still undercuts TIDY's 3.9% — the crossover point depends on your gross revenue per listing. If your portfolio skews toward high-ADR luxury units, run the math on TIDY's percentage before assuming Breezeway is cheaper at scale.

TIDY has AI guest messaging — is Breezeway's communication tooling enough?

Breezeway offers template-based guest communication, not AI-driven messaging. If your PMS or channel manager already handles guest comms (many do), Breezeway's lighter approach avoids overlap. If you want a single platform handling both ops and AI guest messaging, TIDY consolidates that — but you're paying the 3.9% for the full bundle whether you use every feature or not.

I don't have cleaners yet — should I pick TIDY just for the marketplace?

If you're US-based and starting from scratch, TIDY's Smart Pro Search marketplace is a real differentiator — Breezeway doesn't source cleaners at any tier. But if you're outside the US or already have reliable crews, that marketplace adds no value and Breezeway's stronger inspection checklists and task-management depth are more useful for managing the team you already have.

Comparison

Breezeway vs TIDY

Pricing, pros and cons, and buyer-fit side-by-side. Pick the one that matches your operation — or see why neither should.

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

Full review →Is it worth it?

Cleaning & Operations

TIDY

AI property manager for cleaning, maintenance, and guest ops automation

Best for Automation

Strong cleaning-ops automation layer if you already have a PMS and want to skip the 18–35% PM fee

From $39 • No free trial

Full review →Is it worth it?

Visit Breezeway →Visit TIDY →

✓Editorial verdict

Which Should You Pick: Breezeway or TIDY?

Pick Breezeway if you want predictable per-listing pricing ($19.99/property/mo, free first property), deep inspection and quality-control workflows, and proven scale across 30M+ property care tasks. Pick TIDY if you prefer a single percentage fee (3.9% of gross bookings, $39/mo floor) with AI guest messaging and a US cleaner marketplace so you can launch ops without an existing crew.

Editorial perspective from the Breezeway side; factual claims about TIDY 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

Try Breezeway

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

Try Breezeway

5+ properties

Volume discount (contact sales)

5+ listings

Everything in Host Essentials
Volume pricing

Try Breezeway

TIDY

Full pricing →

From $39 • No free trial

AI Property Manager

3.9% of gross bookings ($39/mo minimum)

Unlimited properties
Unlimited users
Unlimited pros
Dedicated Account Manager
Cancel anytime

Try TIDY

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 TIDY does well

Single percentage fee with unlimited scale built-in
TIDY's published plan covers Unlimited properties, Unlimited users, and Unlimited pros for 3.9% of gross bookings, flattening the unit-cost curve as a portfolio grows from 5 to 25+ listings.
Broad PMS, OTA, and smart-lock integration coverage
The vendor integrations directory lists named partners across the STR stack — Hostaway, Guesty, OwnerRez, Hospitable, Cloudbeds, Airbnb, Vrbo, RemoteLock, August, and more — so most operators can plug TIDY in without changing PMS.
AI-driven turnover, inspection, and guest comms automation
The rentals product page describes automatic turnover scheduling, photo + checklist quality control, Smart Pro Search, and AI + human guest messaging — pulling job triggers from PMS booking data.
Profit Increase Guarantee against traditional PM fees
TIDY publicly commits to crediting the difference (up to 1 year free) if customers don't make more profit than under a traditional 18–35% property-management arrangement.

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 TIDY falls short

Quality depends on local cleaning pro availability
TIDY coordinates rather than employs cleaners, and third-party reviewers note booking cancellations attributed to a lack of available pros in some markets.
Percentage pricing can exceed flat per-listing tools for high-ADR portfolios
At 3.9% of gross bookings with no volume break disclosed, owners with high-revenue properties may pay more than they would on a fixed $X/listing/month structure.
US-focused marketplace and feature mix
Independent reviewers flag the platform as U.S.-focused with Smart Pro Search limited to U.S. locations — EU/LATAM/APAC operators won't get the marketplace benefit even if PMS integrations work.
Single public plan with limited tier transparency
Beyond the $39/mo floor and 3.9% rate, no enterprise tier or volume-break thresholds are publicly disclosed, so larger portfolios must contact sales for custom terms.

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 TIDY if

Owners and small-to-mid portfolios (3+ properties) who already run a PMS like Hostaway, Guesty, OwnerRez, or Hospitable and want to automate turnovers, vendor coordination, and guest messaging without hiring a traditional property manager.

Skip TIDY if

You're a single-property host with a trusted cleaner in stable cadence, you operate primarily outside the US, or you want a full-service PM to take over end-to-end operations.

Where Breezeway and TIDY actually differ

Breezeway charges $19.99/property/mo with a free 1-property Freemium tier and volume discounts at 5+ listings; TIDY charges 3.9% of gross bookings with a $39/mo minimum and unlimited properties on one plan.
Breezeway publishes a Preferred Plus/Preferred tiering system for its 35+ PMS integrations (Guesty, Hostaway, OwnerRez, Escapia); TIDY lists 100+ integrations across PMS, smart-lock, and accounting categories but does not disclose integration depth tiers.
TIDY includes AI-driven guest messaging and a US-based Smart Pro Search marketplace for sourcing cleaners; Breezeway focuses on task scheduling and inspection checklists and assumes you bring your own cleaning crew.
TIDY offers open API access with developer documentation; Breezeway's API access is listed as limited with no Zapier integration.
At lower ADRs and smaller portfolios, Breezeway's flat per-listing fee is materially cheaper — five listings at $1,500/mo gross costs ~$100/mo on Breezeway vs ~$293/mo on TIDY's 3.9% rate.

Common objections

TIDY's percentage model includes unlimited properties — doesn't Breezeway get expensive as I scale?: Breezeway's per-listing pricing does scale linearly, but volume discounts kick in at 5+ properties (contact sales for rates). At moderate ADRs, Breezeway's flat fee still undercuts TIDY's 3.9% — the crossover point depends on your gross revenue per listing. If your portfolio skews toward high-ADR luxury units, run the math on TIDY's percentage before assuming Breezeway is cheaper at scale.
TIDY has AI guest messaging — is Breezeway's communication tooling enough?: Breezeway offers template-based guest communication, not AI-driven messaging. If your PMS or channel manager already handles guest comms (many do), Breezeway's lighter approach avoids overlap. If you want a single platform handling both ops and AI guest messaging, TIDY consolidates that — but you're paying the 3.9% for the full bundle whether you use every feature or not.
I don't have cleaners yet — should I pick TIDY just for the marketplace?: If you're US-based and starting from scratch, TIDY's Smart Pro Search marketplace is a real differentiator — Breezeway doesn't source cleaners at any tier. But if you're outside the US or already have reliable crews, that marketplace adds no value and Breezeway's stronger inspection checklists and task-management depth are more useful for managing the team you already have.

Keep Digging

Breezeway

Best cleaning-ops automation for hands-on property managers

Full Breezeway review →Is it worth it?

TIDY

Strong cleaning-ops automation layer if you already have a PMS and want to skip the 18–35% PM fee

Full TIDY review →Is it worth it?