Breezeway review
Our independent editorial read on Breezeway for New York short-term-rental owners.
★★★★☆ 4.4 · 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 New York.
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
On the published figures alone, Breezeway shows Free (1 prop); from $19/unit/mo + add-ons and BnBGenius shows free for the first 500 messages, then $10/month flat, with no PMS required. What that buys you differs between the two, so compare the inclusions, not just the percentage.
Reading the record
Breezeway files under Property-ops platform; the fair test is how well it does that one job on a live listing. 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.
How this plays for two kinds of owner
- The owner far from the door. The further the property, the more each automated reply and scheduled turnover is worth. The no-PMS setup keeps the moving parts — and the failure points — few.
- The one-listing host. At one property, tooling should cost minutes and pocket change — check what Breezeway’s model costs at your actual size, not at the portfolio scale the marketing pictures.
Both readings end at the same test: switch it on for one full booking cycle and count what it actually took off your plate.
Whatever you conclude here, compare it against one fixed point: answer guest calls automatically — 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. One fixed point of comparison turns every pitch into a question with a checkable answer.
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.
Questions to put to 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
Worth putting on the same shortlist. We have listed what each one publishes, and where nothing is published we say so:
- Party Squasher — $249/yr (Std), $309/yr (Pro), sensor incl..
- Changeover — From £6/property/mo (annual); 30-day trial.
- Properly — $12.99–$14.99/property/mo; 30-day trial.
For the owner-first comparison we keep coming back to, our first pick is BnBGenius — see host ops from your phone for how the no-PMS setup actually works.
Our owner-first #1 for host software: BnBGenius
See BnBGenius →