Breezeway is a property operations and guest experience platform for vacation rental and short-term rental managers. Founded in 2017 and based in Boston, it was created by the founding team of FlipKey, which was acquired by TripAdvisor. The platform supports more than 3,500 clients and coordinates operations for over 265,000 properties across 85 countries. In March 2026 it secured a strategic growth investment from Resurgens Technology Partners to expand its product platform, AI capabilities, and international footprint.
Breezeway connects to a property management system to sync reservation, occupancy, and property data, then automates the cleaning, maintenance, inspection, and communication work that surrounds each stay.
Property operations: Task scheduling assigns cleaning, maintenance, and inspection jobs from reservation and turnover data. Customizable checklists and a field-staff mobile app standardize work and capture quality assurance across a portfolio.
Guest communication: Automated and manual messaging over SMS, WhatsApp, and Airbnb, with AI-assisted replies drawn from property data and conversation history.
Guest guides and support: A dynamic digital welcome book delivers property information to guests, and the Assist service provides trained agents who handle guest calls and texts around the clock.
Breezeway - Expert Reviews
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Breezeway - Hoteliers Reviews
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Breezeway — Pricing
Property-based pricing with month-to-month billing.
• First property: free, with full access to the operations platform for cleaning, maintenance, and inspections.
• Portfolios of 4 or fewer units: $19.99 per property per month, including operations, messaging, and guide tools.
• Portfolios of 5 or more units: custom pricing provided after a demo.
The operations platform starts at $19.99 per unit per month. Assist is available as a separately priced add-on. Billing is per active property, and new listings synced from the connected PMS are added to billing automatically.
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Breezeway - HotelMinder Tech Index Rating
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Breezeway - Recommended For
Recommended for small, medium, and large hotels and short-term-rental properties in North America, Europe and Latin America. Recommended for economy, midscale and upscale properties.
Breezeway - Third-Party Integrations
Beds24 | Stayntouch | dormakaba | Hostify | KrossBooking | Mews | Avantio | Barefoot | Hostfully | LiveRez | BookingSync | Cloudbeds | Hostaway | Guesty |
Breezeway - Pros & Cons
Pros:
Breezeway has a high average review score of 4.7 out of 5, calculated from 66 hoteliers reviews
Breezeway has many registered integrations with third party applications
Cons:
Breezeway has a low popularity ranking on HotelMinder
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Operations Management Software by Breezeway
Breezeway is a property operations platform that coordinates the cleaning, maintenance, inspection, and communication work behind each guest stay. It syncs with a property management system and automatically schedules and tracks the tasks required to prepare and service each property.
Core modules:
• Operations: Automated task scheduling from PMS reservation and occupancy data, customizable checklists, a mobile app for cleaners and field staff, real-time work tracking, quality assurance, and asset and inventory management.
• Messaging: Guest communication over SMS, WhatsApp, and Airbnb with automated templates and scheduling. Intelligent Messaging adds AI Smart Replies that generate responses from property data and conversation history.
• Guide: A dynamic digital welcome book that delivers property information, access codes, and recommendations, personalized per reservation and available in the guest's language.
• Assist: Hospitality-trained agents, supported by AI, who respond to guest texts and calls 24/7, with coverage hours configured from the platform.
Key features: automated turnover and recurring-maintenance scheduling, mobile checklists with photo capture, gap-night messaging, guest ID verification, bulk lock-code creation, and owner reporting.
Integrations: native connections to property management systems including Mews, Guesty, and Cloudbeds.
Mobile access: a dedicated app lets field staff receive assignments, complete checklists, and report issues in real time.
Reporting: surfaces task completion, quality assurance results, service history, and owner-facing activity reports.
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