Breezeway sits on top of a PMS you're also paying for. VacayOps replaces both.
Breezeway is strong field-operations software, and it says plainly that "your PMS handles reservations and financials". It publishes a price for one plan — Host Essentials at $19.99 per unit per month, for hosts and managers with under five properties, with Guest Messaging, Guide and Assist priced as add-ons. Operations Pro and Operations + Guest Experience are by quote. And all of it assumes you keep paying the $30–45/property/month a standalone PMS charges to hold your reservations. VacayOps is the system of record and the ops platform on one published price.
The PMS is where VacayOps starts
The first three rows are the separate PMS bill Breezeway assumes you keep paying. Everything below them is what you'd still be buying on top.
| Capability | VacayOps | Breezeway |
|---|---|---|
| System of record for your properties (PMS) | works alongside a PMS (or iCal links); not a PMS itself | |
| Direct OTA channel connections | a direct Airbnb connection for reservations and messaging; no listing or rate distribution marketed | |
| Reservations, rates & availability | read from your PMS | |
| Task scheduling, checklists & inspections | ||
| Form builder & AI form creation | Drag-and-drop builder; AI drafts a form from a description or rebuilds one from a PDF, Word file or photo of the paper form | Customizable checklists with photo, condition, count and rating requirements; AI (Controller, Concierge) is ops triage and guest messaging, not checklist creation |
| Form answers as automation triggers | A submitted form or a single answer (a “Fail”) starts a workflow — create the maintenance task, notify the manager | Tasks from the inbox and reported issues; answer-driven triggers not marketed |
| Housekeeping & maintenance coordination | Including cleaner payments through Stripe | |
| Guest messaging | SMS, WhatsApp and Airbnb, AI-assisted — an add-on on Host Essentials | |
| Digital guest guides / portal | Guide, a digital welcome book — an add-on on Host Essentials | |
| Smart locks & thermostats | $5/device/month | Smart Locks add-on, priced by quote; thermostats not mentioned |
| Business phone system & recorded calls | lines $7/line/month | no phone system marketed; the Assist add-on is a team that answers guest calls and texts |
| Sales CRM & owner pipeline | not marketed on breezeway.io | |
| Direct-booking website builder | Built in, no booking fee; AI edits arrive as proposals you approve | not marketed; left to your PMS |
| Email marketing & guest audiences | not marketed on breezeway.io | |
| Owner reporting | Reports on completed work and costs, as PDFs, links or CSV | |
| Owner statements & owner accounting | left to your PMS; expenses sync to owner statements through the Accountable partner | |
| Trust accounting & three-way reconciliation | included (Full Platform) | not marketed; financials are left to your PMS |
| AI | An AI assistant, auto-responses, daily briefings and property health scoring | AI for field operations (Controller) and guest messaging (Concierge add-on) |
| Rate automation for your nights | Rule-based rate automation included; PriceLabs plugs in natively for market data | not marketed; rates stay in your PMS |
| Published price you can check without a call | Full Platform $29/property/month, everything included, on the pricing page | $19.99/unit/month for Host Essentials (under 5 properties); other plans by quote |
| Per-seat fees | None — unlimited users | priced per property; vendors invited at no cost |
| Booking fees or commissions | None on direct or Airbnb bookings; 0.5% on Vrbo, Booking.com and Expedia payments — our payment partner’s fee, at cost | none mentioned; bookings run through your PMS |
Breezeway column from breezeway.io — product, pricing, AI, reporting and integration pages — as of 23 October 2026. Where breezeway.io says nothing about a capability, the cell says “not marketed”. Breezeway is a trademark of its owner; VacayOps is not affiliated with Breezeway.
Cleaning or maintenance company?
No PMS to replace? Compare with Operations Only.
If you service properties you don’t manage, there is no second bill to cut — you would be replacing Breezeway outright. Operations Only is $15/property/month with unlimited users: jobs from your clients’ calendars, checklists and photos, crew time and pay, routing, invoicing, books, a CRM and the phone system. It leaves out guest messaging, reservations and channel connections — those need data you don’t hold.
| Capability | VacayOps Operations Only | Breezeway |
|---|---|---|
| Price | $15/property/month, no seat fees | Host Essentials $19.99/unit/month for under 5 properties, other plans by quote; invited into a manager’s account at no cost |
| Users | Unlimited — every cleaner, inspector and office hire | Cleaning companies and vendors invited at no additional cost |
| Jobs from your clients’ calendars | One iCal link per property, synced every 2 hours; every checkout creates the clean | iCal links from Airbnb, Vrbo, TripAdvisor and more, or reservations pulled from your client’s PMS |
| Checklists & photo proof | Photo checklists with required answers; AI rebuilds your existing checklist from a PDF or photo | Customizable checklists with photo, condition, count and rating requirements; offline checklist mode |
| Crew time clock & pay | Time clock; piece-rate or hourly pay; payroll export | Managers pay cleaners and vendors for completed tasks through Stripe; a time clock or payroll for your own crew is not marketed |
| Invoicing your clients | Batch invoicing, pay links and QuickBooks Online sync | not marketed for vendors on breezeway.io |
| Dispatch calendar, day map & route planner | not marketed on breezeway.io | |
| Sales CRM & e-signed agreements | not marketed on breezeway.io | |
| Business phone system | lines $7/line/month | no phone system marketed; Assist is a team that answers guest calls |
| Status back into your client’s PMS | No — the calendar link is read one way; clients see the job report, photos and invoice | If your client is on Breezeway, you work inside their account and they see every task |
| Guest messaging | SMS, WhatsApp and Airbnb, AI-assisted — an add-on for the manager |
Breezeway column from breezeway.io — products, pricing, integrations and checklists pages — as of 23 October 2026. Breezeway is sold to the manager, who invites cleaning companies in at no cost; a company with no PMS can run it from iCal links.
Three invoices vs one
Two of these three invoices are quote-based, and Breezeway is built to run alongside a PMS that holds your reservations and financials.
A standalone PMS (typical)
$30–45/property/mo
The reservations database Breezeway sits on top of: rates, availability, and channel sync — and nothing else on this page.
100 properties ≈ $3,000–$4,500/mo.
Breezeway (operator plans)
Quoteonly
Operations Pro and Operations + Guest Experience say "Get quote". The one published number — Host Essentials at $19.99 per unit per month — is for hosts and managers with under five properties, and Guest Messaging, Guide and Assist are priced on top of it. Reservations and financials stay in the PMS on the left.
At 100 properties the price is whatever the quote says. We will not guess at it.
VacayOps Full Platform
$29/property/mo base
The PMS and the ops platform: reservations, rates & availability, direct channel connections, housekeeping, CRM, website, phones, email marketing, owner statements and trust accounting, and owner & guest portals — unlimited users. The only add-ons: smart devices $5/device/month, phone lines $7/line/month.
100 properties = $2,900/mo — one invoice, PMS included.
Breezeway plans and pricing as published on breezeway.io on 23 October 2026: Host Essentials at $19.99/unit/month for hosts and managers with under five properties, with Guest Messaging, Guide and Assist priced as add-ons, and “Get quote” for Operations Pro and Operations + Guest Experience. Standalone-PMS figures reflect commonly reported per-property rates. Current VacayOps pricing at vacayops.com/pricing · Trust accounting.
What moves onto one invoice
Every category below is included in the per-property base — no per-seat fees, no feature gates.
PMS & Direct Channel Connections
Inventory, rates, availability, and reservations — with direct connections to Airbnb, Vrbo, Booking.com, Expedia, Google Vacation Rentals, and Hopper.
Sales CRM & Owner Pipeline
Owner leads, digital agreements, and onboarding workflows — the growth engine ops-only platforms leave out.
Business Phone System
Browser softphone, call trees, and AI-searchable recordings. Lines are $7/line/month each — unlimited teammates, never per seat.
Direct-Booking Website
Drag-and-drop builder with SEO tools and an integrated booking engine — no percentage on direct bookings.
Email Marketing
Campaigns, guest audiences, WiFi email capture, and repeat-guest lifecycle offers from the same guest data.
Accounting & Reporting
Month close, owner statements, trust accounting with three-way reconciliation, P&L, cost-to-serve and QuickBooks sync — operations data flows straight into the numbers.
AI Across Everything
Auto-responses, daily briefings, and health scoring from the same system that holds your reservations, owners and operations.
One published price, PMS included — and no sales call to find out what you'd pay.
One login. One bill. Unlimited users. Priced per property. No seat fees, no setup fee, no contract, and no booking fee on your direct site. 14-day free trial — no charge until it ends.