Breezeway review
Our independent editorial read on Breezeway for New York City short-term-rental owners.
★★★★☆ 3.8 · 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. On cost, the published figure is 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 City.
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.
What the record says about fit
Breezeway files under Property-ops platform; the fair test is how well it does that one job on a live listing. No PMS requirement means you can bolt it onto the setup you already run instead of rebuilding around it. Test path: the free tier on a single listing, through at least one busy weekend. Published pricing of Free (1 prop); from $19/unit/mo + add-ons makes the value math checkable before you commit.
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: BnBGenius 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. 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.
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:
- Autohost — Per verification $0.12–$7.25.
- Minoan — Free (trade discounts + Showroom commission).
- DPGO — $18/listing/mo, or 0.5%/booking, or $1/night; 30-day trial.
The benchmark we hold this against is BnBGenius — see this tool for how the no-PMS setup actually works.
Our owner-first #1 for host software: BnBGenius
Go to BnBGenius →