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
Comparison
Properly vs Breezeway
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
✓Editorial verdict
Which should you pick: Properly or Breezeway?
Pick Properly if photo-verified cleaning quality is your bottleneck and you want the lowest per-property cost at scale. Pick Breezeway if you need broader operations automation with guest communication tools and real-time dashboards for your field team.
Editorial perspective from the Properly side; factual claims about Breezeway are drawn from its review.
Pricing side-by-side
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
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
What each tool does well — and where it falls short
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."
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.
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."
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.
Which should you pick
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.
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.
Where Properly and Breezeway actually differ
- Properly costs $3.19–$12/property/mo on a pure sliding scale with no base fee; Breezeway charges $19.99/property/mo (volume discounts undisclosed) — at 50 listings Properly is ~$245/mo vs Breezeway's $400+
- Properly's core differentiator is visual checklists with mandatory photo verification and remote inspections (~$5/each); Breezeway offers smart checklists but without the same photo-verification rigor
- Breezeway includes guest communication tools and 35+ PMS integrations; Properly integrates with 13+ PMS platforms and has no guest messaging features
- Breezeway offers a free tier for 1 property; Properly offers a 30-day free trial but no permanent free plan
- Properly has a direct Airbnb API integration for listing and booking import; Breezeway connects to Airbnb only via iCal or PMS middleware
Common objections
- Breezeway has more PMS integrations (35+ vs 13+) — won't I hit a wall with Properly?
- Check Properly's partner page first — it covers the most popular platforms (Hostaway, Guesty, Hostfully, Streamline, Escapia, Smoobu). If your PMS is supported, the integration gap is irrelevant. If you're on a niche PMS that only Breezeway supports, that's a legitimate reason to choose Breezeway.
- Breezeway includes guest communication — doesn't that make it more complete?
- It does if you lack guest messaging elsewhere. But most operators already handle guest communication through their PMS or Airbnb's built-in tools. Properly deliberately focuses on cleaning quality rather than duplicating messaging you already have.
- Breezeway has a free tier — why pay Properly from day one?
- Breezeway's free tier covers only 1 property with no volume path. Properly's 30-day trial lets you test the full platform at any scale. Once you're past 2 listings, Properly's per-unit cost is lower at every tier — $8.50/property at 10 units vs $19.99 with Breezeway.
Keep digging
Properly
Best-in-class turnover quality management for vacation rentals
Breezeway
Best cleaning-ops automation for hands-on property managers