Breezeway vs Properly (2026): which should you pick?
As of Nov 12, 2026, Breezeway and Properly share a 2.4 GPA, and only Breezeway has a free plan.
Checked Nov 12, 2026 · graded Nov 12, 2026 by ToolGPA
Breezeway grades higher on the free plan. Properly grades higher on value for money. They get the same grade on features, ease of use and platforms.
Price, platforms and features side by side. The table says where each price was read and when.
Breezeway
Task scheduling and guest messaging for rental property operations
Properly
Cleaning scheduling, photo checklists and managed rental operations
Which one is for you
Pick Breezeway if
- Fits if you coordinate cleaners and maintenance across many units
- Works for hosts with a single property, as the first one is free
Look elsewhere if
- Skip it if you want a PMS, as it takes reservations from yours
- Pricey if you need guest messaging, Guide, Assist or smart locks, which are all add-ons
- Watch out: plans for larger portfolios have no published price
- Watch out: the pricing page shows Host Essentials as both $19.99 and Starts at $19 a month
Pick Properly if
- Fits if you own a handful of rentals and want cleanings booked from the calendar without texting people
- Works for hosts who want a photo of every room before the next guest arrives
Look elsewhere if
- Skip it if you want your booking software linked directly, because that starts at $14.99 on Pro
- Tight if you plan to use the photo review, as it's $5 an inspection on top of the plan
- Pricey if you have a big portfolio, since both plans charge per property and bigger portfolios are sent to custom pricing
- Not for you if you want a full booking system, because this handles cleaning and operations only
- Watch out: Cohost Pro starts at $119 per property a month and Guest Support Plus at $149 per listing
How we grade them
| 2.4GPABreezewayFair | 2.4GPAProperlyFair | |
|---|---|---|
| Value for money | CHost Essentials is $19.99 a unit a month, about the middle of the category. Bigger portfolios are quoted. | B$12.99 per property a month, under the $15.99 where the category's cheaper quarter ends. But it is per property, so ten homes is $130 a month, and Pro is $14.99. |
| Free plan and trial | BThe first property is free, with checklists, the mobile app and cleaner scheduling and payment. One host could live on that. | CA 30-day trial with no card needed, and then nothing free. A month is enough to try the scheduler, not to see a full season of cleanings. |
| Features | CTask scheduling, checklists, work orders and inventory, plus messaging and guidebooks. It pulls reservations from your PMS rather than replacing it. | CAuto-scheduling, photo checklists, a cleaner marketplace and reports. The listing shows gaps: Standard syncs by iCal only, and photo review by a person is a separate charge. |
| Ease of use | CNo rating on record. You connect your PMS and build checklists and workflows. | CNo store rating on record, and you have to link your calendars and set up checklists before it does anything. Mobile apps for iOS and Android. |
| Platforms and integrations | BWeb, iPhone and Android apps, with Airbnb and Vrbo listed. No desktop app is listed. | BWeb, iPhone and Android, with Airbnb and iCal sync and direct sync to Guesty, Hostaway and other booking systems on Pro. No desktop app. |
| Best for | scheduling cleaners and maintenance across rentals | scheduling cleanings between rental guests |
The GPA is the average of the five grades: an A is 4 points, an F is none. The full reasons are on each tool's page: Breezeway and Properly. How we grade
Price against what you get
Breezeway starts at $19.99 a month and scores 2.3 out of 4 on features, ease of use and platforms. Properly starts at $12.99 a month and scores 2.3.
They score the same, and Properly starts $7 a month lower. Of the other vacation rental tools on the chart, 4 score higher than Breezeway for less, and 2 score higher than Properly for less.
Features, ease of use and platforms, averaged
What paid plans start at, a month (each step along is roughly double) →
- The best score at each price
- Has a free plan
- No free plan
Where they differ
- Breezeway also covers inventory.
At a glance
| Breezeway | Properly | |
|---|---|---|
| Pricing | Free plan | Free trial |
| Starts at | $19.99 per unit / month | $12.99 per property / month |
| Free plan | The first property runs free, with checklists, the mobile app and automatic cleaner scheduling and payment. | None |
| Free trial | None listed | 30-day free trial of the Platform, no credit card required |
| Web | ||
| iOS | ||
| Android | ||
| Made by | Breezeway | Properly |
| Price read from | breezeway.io | getproperly.com |
| Checked | Nov 12, 2026 | Nov 12, 2026 |
Worth knowing
Breezeway
- The pricing page shows Host Essentials as "$19.99/unit/month" in the text and as "Starts at $19 / month" on the card.
- Plans for larger portfolios have no published prices and are sold by quote, with volume discounts at 5+ properties.
- Guest messaging, Guide, Assist, Concierge and Smart Locks are add-ons, and Concierge needs the Operations + Guest Experience plan.
- Breezeway pulls reservations from a property management system and does not replace one.
Properly
- Standard syncs through iCal; direct PMS integrations need the Pro plan.
- Photo inspection by reviewers is a separate $5 per inspection charge.
- Cohost Pro and Guest Support Plus are managed services; pricing and damage-claim help cost extra on Guest Support Plus.
- Portfolios are directed to custom pricing rather than a published volume rate.
Key features
Breezeway
- Task scheduling and workflows
- Schedules cleanings, inspections and maintenance from check-ins, check-outs and reservation changes pulled in from the property management system.
- Checklists and mobile app
- Customizable checklists in a mobile app for Android and Apple, in 12+ languages, with offline syncing for use without WiFi.
- Maintenance and inventory
- Work-order tracking, supplies monitoring and a live property operations dashboard sit in the Operations plans.
- Guest messaging and Concierge
- An AI-assisted guest inbox with reply templates and triggered texts. Concierge, an add-on, answers guests around the clock.
- Digital guidebooks and Assist
- Branded welcome books, plus Assist, a 24/7 call-center team that responds to guests on the host's behalf.
- Smart locks
- A paid add-on for remote lock and unlock, shared entries and alerts for low battery, disconnected locks and failed code creation.
Properly
- Autoscheduler
- Turnovers and recurring jobs are scheduled automatically from the synced booking calendar.
- Photo checklists
- Unlimited checklists where cleaners submit photos as proof of completion.
- Real-Time Inspection
- Reviewers check each cleaner's photos with AI help, flag issues before check-in and produce a pass or fail report by email.
- Service provider marketplace
- Hosts can find vetted cleaners in their area, and a skills and training library supports certification.
- PMS and calendar sync
- Standard syncs Airbnb and iCal calendars; Pro adds direct API sync with Guesty, Hostaway and 10+ other platforms.
- Claude and ChatGPT over MCP
- The site says Claude and ChatGPT can connect over MCP to answer questions about cleanings, bookings and properties.
Plans
Breezeway
Freemium$0
First property only: checklists, mobile app in 12+ languages, and cleaner scheduling and payment.
Host Essentials$19.99
per unit / month, billed monthly
For hosts with fewer than 5 properties. Messaging, Guide and Assist are paid add-ons.
Operations ProCustom
Task workflows, work orders, inventory, owner reporting, vendor tools and task payments. Sold by quote.
Operations + Guest ExperienceCustom
Operations Pro plus AI guest messaging, upsells, Guide welcome books and the Assist call team. Add-ons priced a la carte.
Properly
Platform Standard$12.99
per property / month
Autoscheduler, photo checklists, Airbnb and iCal sync, cleaner marketplace, reports and mobile apps.
Platform Pro$14.99
per property / month
Standard plus API access and direct sync with Guesty, Hostaway and 10+ other PMS platforms.
Real-Time Inspection$5
per inspection
Expert, AI-assisted review of cleaner photos, with damage documentation and pre-check-in alerts.
Cohost Pro$119
per active property / month, and up
Managed: guest communication, turnover coordination, remote inspection and revenue management.
Guest Support Plus$149
per listing / month
24/7 guest support. Dynamic pricing is +$89/mo and damage claims +$19/mo.
Common questions
Which is cheaper, Breezeway or Properly?
As of Nov 12, 2026, Properly is cheaper to start with: $12.99 a month, against $19.99 a month for Breezeway. Breezeway starts at $19.99 per unit / month, and Properly starts at $12.99 per property / month.
Which has a free plan, Breezeway or Properly?
As of Nov 12, 2026, only Breezeway has a free plan. Properly does not, though it has a free trial.
More comparisons
How this page was made
- The verdict at the top follows a fixed rule. When both tools are in the same category and either is in our top three for it, the verdict follows that ranking: the higher-placed tool is our pick. The top three weigh who each tool suits as well as its grades, so a pick can go against the GPA. Otherwise the page does not pick one and says which grades higher: the higher GPA first; on a tie, the one with a free plan, then the one that starts cheaper in dollars a month, counted the same way for both; if they are still level, what the choice depends on.
- The grades are our own, from each tool’s review or report card. The GPA is their average.
- Prices, plans and platforms come from each tool’s listing. The table above says where each price was read and when.
- The differences and the answers to the questions are worked out from those listings.