Properly vs Breezeway

ArboStar

Quore

CMMShere

Operto

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Compare Properly and Breezeway based on features, pricing, verified reviews, integrations & more on GetApp. Find out which software is best for your business in 2026.

Jobber

Jobber is field service management software that helps home service businesses stay organized and deliver great customer experiences. With AI tools like Jobber Copilot and automated marketing features, teams can manage more work while delivering five-star service.

Housecall Pro

Housecall Pro is a field service management solution designed to streamline operations and drive growth for home service businesses. The platform offers a comprehensive suite of features to help professionals in various industries, including HVAC, plumbing, electrical, general contracting, handyman services, home cleaning, and more.

Freshdesk

Freshdesk is a cloud-based, omnichannel customer service software for businesses of all sizes, with solutions that increase agent productivity and improve customer satisfaction.

Properly is a web and mobile housekeeping & maintenance management tool for short term rental property managers with features for scheduling, checklists & more

Billing & Invoicing

Calendar Management

Checklists

Contact Management

Customizable Reports

Data Synchronization

Housekeeping Management

Job Scheduling

Maintenance Scheduling

Monitoring

Real-Time Notifications

Real-Time Reporting

Scheduling

Task Management

Task Scheduling

Third-Party Integrations

Work Order Management

Properly

Web-based

iPhone

Android

iPad

Basic

However we moved to Hostaway at a similar time and they have a better integration, mainly it pulls through the guest information for example "2 guests x 2 nights" which we need for laundry count.

Records a lot of data with minimal input from your team so there isn't huge training implementation and it doesn't add huge amounts of time onto their turnarounds.

Operations Manager

Integrated with Airbnb and our PMS, Hostaway.

Integrations

Training and Learning Curve

Self-Employed

501-1000

51-200

201-500

Hostaway

Trusted by 20,000+ property managers worldwide, Hostaway is the industry leading, AI-powered vacation rental management platform designed for professional short-term rental operators.

Lodgify

Lodgify simplifies the process of managing a vacation rental by enabling anyone to create a bookable website, sync your listings data across channels, and manage tasks in one place. 

Guesty Lite

Guesty Lite is the leading all-in-one platform for short-term rental hosts with up to three properties. It centralizes bookings, guest messaging, and operations, with seamless OTA sync and optional add-ons. Hosts switching to Guesty Lite see an average 9% revenue growth in just 12 months. 

Don’t let your property manage you! Breezeway the leading property operations and experience platform for vacation rental properties.

Sync guest data with your PMS to track and automate every task, message, and expense with ease. From turnovers to maintenance to messaging, we've got you covered.

Activity Dashboard

Alerts/Notifications

Availability Management

Channel Management

Communication Management

Credit Card Processing

Customizable Templates

Data Import/Export

Discount Management

Electronic Payments

Email Management

Employee Management

Extended Stay

Faculty/Staff Management

Financial Management

For Vacation Rentals

Front Desk Management

Guest Check-in/Check-out

Guest Communications

Guest Experience Management

Inbox Management

Inspection Management

Inventory Management

Invoice Management

Maintenance Management

Mobile Access

Mobile App

Multi-Location

Multi-Property

Owner Statements

Payment Processing

Property Database

Property Management

Rate Management

Ratings/Reviews

Reminders

Reporting/Analytics

Reporting & Statistics

Reservations Management

Residential Properties

Service Request Management

Short/Long Term Rental

Single Property

SMS Messaging

Vendor Management

By industry, Breezeway reviewers are most commonly professionals in hospitality (58%). The most frequent use case for Breezeway cited by reviewers is vacation rental management (63% of reviewers).

Users and use cases

Breezeway is a vacation rental program offering key features such as housekeeping management, maintenance management, and work order management, among others.

Breezeway

Windows

Tech support

I love that I can keep a record of all my team task and all the events in the cleanings and the pictures for each task allows me to remember everything with just a click

Owner Relations Manager

We can keep track of everything happening at each of our properties, stay on top of maintenance, and ensure our guests have a great experience while keeping our owners well-informed about daily operations.

Breezeway automatically adds new listings to your billing, but removing a property from your subscription requires emailing their support team, meaning you either waste time managing this or end up paying for old listings for months.

Owner

They are working on features that let service providers set their own hours, which will then make automating assignments much easier.

On top of that, we were charged for months during the notice period, which didn’t feel fair as we hadn't been using the tool for sometime (it takes time to switch and remove all the stored information)

Guest Experience Manager

Overall, Breezeway adds real value to property management workflows. While there are areas for improvement, it’s a solid tool that improves efficiency, communication, and accountability.

Timestamped photos make reporting more accurate, while automations save time by scheduling tasks automatically.

There are also no notifications when photos are attached to tasks (a feature that would be valuable for off-site teams).

The messaging feature within the app can feel sluggish at times, taking longer than expected to open or send messages.

Assistant GM

Automations for completion of particular work orders (way to mark to email completion report on certain work orders that we need to follow up with owners/techs on).

Head of Property Operations

Breezeway integrates seamlessly with our PMS and operations and helps us stay organized with property level tasks as our portfolio continues to grow.

Director or Maintenance and Permitting

I like a lot of things about breezeway including task tracking for my department and the ability to see how much time my team spends on tasks

We brought cleaning operations in-house and, based on other reviews, assumed Breezeway would be the right tool for us.

Front Desk

For the most part good, with the exception of slow response/answer times for calls after hours, not prioritizing correctly needs of guests - i.e. lockouts - not marked urgent or a call made to on-call staff.

Dispatch Manager

The messaging with guests and the AI features is icing on the cake.

President

I want an expanded Guide so we can add and edit unique events, local highlights, etc., rather than being limited to adding URLs.

Guest Service Agent

I do hope there is a way to show a history so we are not wondering where things go or who deleted or changed a task.

Director of Operations

App for my vendors is finicky - weird refreshes that sometimes don't actually refresh, Breezeway messaging also finicky both as an app on my phone & and in the browser.

It causes some of the tasks to get overlooked because they are created at different times.

In my case, each rely took one week to get an answer, and messages have never come in correctly.

quality control executive - head of house keeping

Do not like the fact you have to get out of the app and go to web browser to add issue date and assign to someone if you are a member with higher access during an inspection.

I love how Breezeway seamlessly works with Streamline and keeps everything on track.

The time it saves can be put toward the more important and productive tasks.

Rentals Administrative Assistant

It literally took minutes to upload and sync the data with the server back at the office. When you are already on a time crunch, it has to be nanoseconds to upload.

Housekeeping Coordinator

Can't filter all properties at once but need to thick separately.

Any extra proactive or creative approach is blocked from the interface.

Office Manager

However, I'm working directly with our account rep to work with the development team to improve this.

Property Success Assistant Manager

it doesn't automatically update when I'm in the field - I have to close the app and re-open to make sure nothing has been added to my schedule at the last minute

I would love to be able to build out a template from scratch and assign rooms (and elements for those rooms) based on WHICH floor it is on.

Founder

The reporting capability can be limited at times and needs some further development work to be good enough.

Area Manager

Aswell as being able to see a map view of where the members of the team are and easily seeing homes with task issues.

Consultant

The app has multiple features and options but when it comes to real management its too slow

Communications And Marketing Specialist

The communication and automation features saves me a lot of time and ensure me that the property must stay in top condition.

Would be nice on check in's to see any properties with an urgent work order assigned (it has to be assigned to the check in day to show up on the dashboard).

Inventory Controller

I enjoy how the format retains critical information that we can go back to for verification of activity related to our customer service

It is great to be able to use this software for one property at no cost.

Business Development Manager

Keeps our team organized, allows us to easily bill for what we do and gives an easy snapshot of the day.

Ability to add requirements to a work order without having to add it as a template would be nice as well.

Senior Application Consultant

It ensures best guest communication by automating the guest messages and timely updates

The automated reply system/Breezeway Assist is clunky and does not assign the correct teams to the correct tasks always.

Broker

It would be nice if Breezeway could have one button to generate a monthly report that shows the total cost to owners.  

I wish that if a check-out date change all tasks that were schedule on that day would go automatically to the new dates.

Aside from Breezeway itself, we also utilize the chat/text feature with all.our vendors and guests.

a lot of manual input is needed right now.

It definitely makes property management so much easier.

Maintenance Administrator

Text message usage works but is more often than not buggy and causes missed messages without custom filter

For example, if i walk into a home and the ceiling fan is buzzing or humming, a video is better to send to a repairman.

Co-Owner/Property Manager

Having the map feature, access instructions, property details, photos, notes, checklists, and special instructions all at the fingertips of our field operators is business-changing.

Sometimes urgent requests are mishandled.   When putting in a task it would be nice if the name of the person entering in with a time stamp is included

In 10 minutes it could be into thousands of dollars in lost revenue to the homeowner and a bad experience for a guest.

Properly vs Breezeway Comparison (2026)

Properly

Breezeway

Overview

Video & Screenshots

Pricing

User reviews

Key features

Integrations

Alternatives