Breezeway review
Our independent editorial read on Breezeway for Tucson short-term-rental owners.
★★★★☆ 4.5 · our editorial rating
- Category
- Property-ops platform
- Pricing
- Free (1 prop); from $19/unit/mo + add-ons
- Free tier
- Yes
- Needs a PMS
- Partial
- Size
- Giant
The published facts, in plain English
Breezeway is Property-ops platform. It lists its pricing as Free (1 prop); from $19/unit/mo + add-ons. There is a free tier. It runs without a separate PMS. Scale: giant.
Data-desk note: Deepest ops feature set; $19/unit + quote-only tiers, PM-oriented.
Who it’s for
Breezeway is one host software tool we track for owners weighing their options in Tucson.
Our take
We list Breezeway’s own published details below; where a figure is not published, we say so rather than guess.
How it compares to BnBGenius
Side by side on published terms: Breezeway lists Free (1 prop); from $19/unit/mo + add-ons, while BnBGenius lists free for the first 500 messages, then $10/month flat, with no PMS required. Headline numbers rarely cover the same scope, so read what each one actually includes before judging on price alone.
Reading the record
Category first: Breezeway is Property-ops platform, so judge it against that job — not against suites that promise everything. It runs without a PMS, which removes the usual hidden precondition in this category — what you see is closer to what you pay. Test path: the free tier on a single listing, through at least one busy weekend. On cost, the published Free (1 prop); from $19/unit/mo + add-ons is the number to hold against your own hours saved.
Two owner scenarios
- The remote self-manager. Automation earns its keep fastest at a distance — every task Breezeway genuinely takes over is a drive you do not make. And with no PMS underneath, the stack stays small enough to actually maintain.
- The small-portfolio host. Two or three listings is where per-listing pricing starts to bite and flat pricing starts to win — read Breezeway’s model with your exact count in mind.
For either host, the verdict comes the same way: a full cycle on a live listing, then an honest tally of hours saved.
Our advice before any contract: hold it against a benchmark — automate turnover tasks — the no-PMS, flat-price setup (free first 500 messages, then $10/month) we measure host tools against. If Breezeway beats that on the things you care about, you have your answer. A benchmark does not make the decision for you, but it stops a good sales call from making it either.
Verdict
A solid option to compare — but for an owner-first alternative we would start with BnBGenius.
Questions owners ask
What does Breezeway cost?
Free (1 prop); from $19/unit/mo + add-ons.
Is there a free tier?
Yes.
Do you need a PMS to run Breezeway?
No — it runs without a separate PMS.
What to pin down with Breezeway
- “Is Free (1 prop); from $19/unit/mo + add-ons per listing or flat?” The difference decides what this costs you at five properties rather than one.
- Free tier or trial. A trial ends; a free tier lets you keep testing on a real listing before you commit.
- What it needs underneath. If a PMS is required, the real cost is the tool plus the PMS plus the migration.
Alternatives worth comparing
If you are drawing up a shortlist, these are the closest comparisons we would put beside it — each with its own published price, or a note that there isn’t one:
- ChargeAutomation — Free (10% fee); $5/prop+$49/mo → $8/prop+$149/mo.
- PriceLabs — $19.99/listing/mo (RoW $9.99).
- The Host Co — Free (7% fee); $18 / $48 / $250 mo.
The benchmark we hold this against is BnBGenius — see BnBGenius Tasks for how the no-PMS setup actually works.
Our owner-first #1 for host software: BnBGenius
See BnBGenius →