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
Comparison
TIDY 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 • Free trial
✓Editorial verdict
Which Should You Pick: TIDY or Properly?
Pick TIDY if you want AI-driven turnover automation, guest messaging, a US pro marketplace, and a single percentage fee covering unlimited properties. Pick Properly if photo-verified cleaning quality is your bottleneck and you want the lowest per-property cost at scale ($3.19/property at 500+ units) with structured remote inspections.
Editorial perspective from the TIDY side; factual claims about Properly are drawn from its review.
Pricing Side-by-Side
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
Properly
Full pricing →From $12 • Free 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 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.
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 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.
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 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.
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 TIDY and Properly actually differ
- TIDY charges 3.9% of gross bookings with a $39/mo floor covering unlimited properties; Properly uses pure per-property pricing from $12/mo at 1 listing down to ~$3.19/property at 500+ — Properly is significantly cheaper at high unit-revenue while TIDY's flat floor is cheaper for low-volume operators.
- Properly's core differentiator is visual checklists with mandatory photo verification plus paid remote inspections at ~$5/each; TIDY automates cleaning and maintenance scheduling but does not market a structured photo-verification or remote-inspection service.
- TIDY includes AI guest messaging and a US pro marketplace to source new cleaners; Properly has no guest messaging and assumes you already have your own cleaning team.
- TIDY lists 100+ integrations spanning PMS, channels, smart-locks, and accounting (Hostaway, Guesty, OwnerRez, RemoteLock); Properly integrates with 13+ PMS platforms and has a direct Airbnb API connection but lists no smart-lock or accounting partners.
- Properly's API access is enterprise-only; TIDY's API access is listed as open without an enterprise gate.
Common objections
- Properly is way cheaper per listing at scale — why pay TIDY's percentage?
- At 50 listings averaging $3,000/mo gross, TIDY's 3.9% runs ~$5,850/mo while Properly is $245/mo. The cost gap is real if pure cleaning-ops software is what you need. TIDY's percentage bundles AI guest messaging, US pro sourcing, and broader automation against traditional PM fees (18–35%) — features Properly doesn't offer. If your bottleneck is cleaning quality verification specifically, Properly wins on cost and inspection depth. If you want a broader automation layer replacing a traditional PM, TIDY's scope is wider.
- Properly's photo-verified checklists look best-in-class — can TIDY match that?
- Properly's structured photo-verification workflow and paid remote-inspection service are the category leader for turnover quality control. TIDY handles cleaning and maintenance automation but doesn't market the same depth of visual inspection rigor. If guest cleanliness complaints are your primary pain point, Properly is the stronger tool for that specific problem. TIDY's strengths are elsewhere — turnover scheduling, guest messaging, and pro sourcing.
- Neither tool has seamless native cleaner payments — which handles it better?
- Properly does not include in-app cleaner payments natively. TIDY offers optional payment processing as a paid add-on (3.9% credit card / 1.7% ACH debit / 0.5% ACH/wire), so it's available but stacks on top of the base fee. Between these two, TIDY's add-on is a more direct path than relying on an external workaround.
Keep Digging
TIDY
Strong cleaning-ops automation layer if you already have a PMS and want to skip the 18–35% PM fee
Properly
Best-in-class turnover quality management for vacation rentals