Turno vs Breezeway 2026: Best Cleaning Coordination App for STR Operators with 10+ Properties

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🧹 What Is Turno?

Turno (formerly TurnoverBnB) has been the dominant cleaner-coordination tool in the STR space since around 2017. The core product does three things: syncs your calendar from Airbnb, Vrbo, or your PMS to auto-schedule turns, gives cleaners a mobile app with checklists and photo uploads, and — critically — connects you to a marketplace of background-checked cleaners in your area if you don't have your own team yet. That last piece is what separates Turno from every other tool in this category. Finding a reliable cleaner who understands STR turnovers (speed, standards, same-day flips) is one of the hardest operational problems in this business. Turno built a two-sided marketplace around it, and that network effect is now its biggest moat.

🏠 What Is Breezeway?

Breezeway launched in 2017 as well, but came at the problem from the property management company angle rather than the independent host angle. It's a full property operations platform: cleaning scheduling, inspection workflows, maintenance tracking, messaging, and owner reporting all in one dashboard. It integrates with most major PMSs and is positioned squarely at professional operators, co-hosts managing for third-party owners, and vacation rental companies. The trade-off is price and complexity. Breezeway requires a demo, quotes by portfolio size, and the entry point for a 10-property portfolio typically lands around $150–$250/month. There's no cleaner marketplace — you're expected to bring your own team. ---

📋 Our Experience With Both Tools

Across the portfolios our team has collectively worked with — ranging from 8-unit co-host operations to 90-unit management companies — we've run Turno in high-turnover beach markets and Breezeway inside structured PM operations with owner portals and monthly statements. The pattern we see consistently: operators who switch from Turno to Breezeway do it because their owners start demanding accountability documentation (inspection photos, maintenance logs, sign-off records) — not because Turno stopped working for the cleaning coordination piece. Turno's actual scheduling and cleaner communication holds up well past 30 properties if your cleaner team is already established. What it doesn't do is give you the professional audit trail that third-party owners expect. Conversely, operators who try Breezeway at 8–12 properties and then churn almost always cite the same thing: the price-to-value ratio doesn't pencil until you're large enough that the reporting and maintenance modules are actively saving you time every week. ---

⚙️ Key Features Head-to-Head

Auto-Scheduling and Calendar Sync

Both tools sync with Airbnb, Vrbo, and most major PMSs to create cleaning tasks automatically when a booking is confirmed or updated. Turno's sync is fast and reliable — we've seen edge cases where same-day booking updates (late checkout, early checkin) take 5–10 minutes to propagate, which matters in high-volume markets. Breezeway handles the same sync with slightly more configurability around buffer times and task sequencing, which pays off when you're coordinating cleaners, inspectors, and maintenance techs on the same property in a tight window.

Cleaner Marketplace (Turno Only)

This is the feature that justifies Turno's existence for new operators. You post your property, set your rate, and cleaners in your area apply. You can review their profiles, ratings from other STR hosts, and response rates before hiring. We've seen operators in mid-sized markets staff an entire portfolio through the marketplace within two weeks. Breezeway has no equivalent — if you need a cleaner, you're sourcing them yourself.

Inspection Checklists and Photo Verification

Both tools let you build custom checklists that cleaners complete on their phones, with photo uploads required at specific steps. Breezeway's inspection module is more structured — you can create multi-stage inspections (pre-clean, post-clean, inspector sign-off) with conditional logic and required photo counts per room. Turno's checklist builder is simpler but covers 90% of what most operators need. Where Turno falls short is the inspector role — there's no formal separation between "cleaner completing a checklist" and "inspector verifying the clean." For operators who use a separate inspector or QA step, Breezeway handles this cleanly.

Maintenance Task Management

Breezeway has a full maintenance module: create tasks, assign to vendors, set due dates, track completion, and attach photos and notes. This is genuinely useful when you're managing older properties with recurring issues or running a company where maintenance is shared across multiple team members. Turno has no maintenance tracking — cleaning tasks are the entire scope of the product. If maintenance coordination is a pain point for you, this is a real gap.

Guest Messaging

Breezeway includes a messaging layer that lets you send automated pre-arrival and post-checkout messages to guests. It's not trying to replace a full PMS messaging suite, but it adds guest touchpoints around the operational events (your cleaner just finished, your property is ready) that most PMS tools miss. Turno doesn't touch guest messaging.

Owner Reporting

If you manage properties for third-party owners, Breezeway's owner-facing reports — cleaning logs, inspection summaries, maintenance records — are a genuine differentiator. Owners see a professional paper trail for every service event on their property. Turno produces no owner-facing reporting. ---

💰 Pricing Breakdown

Plan	Turno	Breezeway
Free tier	Yes — unlimited properties, pay-per-booking fee	No
10-property estimate	~$20–$60/mo depending on booking volume	~$150–$250/mo (quoted)
30-property estimate	~$60–$150/mo	~$350–$500/mo (quoted)
Cleaner marketplace fee	Platform fee on marketplace bookings	N/A
Pricing model	Transaction-based	Per-property subscription
Free trial	Free base plan (no trial needed)	Demo required, no self-serve trial

At 10 properties with moderate booking volume, Turno typically costs $30–$50/month all-in. Breezeway at the same portfolio size is 4–6x that. The Breezeway premium is real — the question is whether the maintenance module, owner reporting, and inspector workflow are generating enough time savings or revenue protection to justify it at your current scale. Start with Turno's free plan — no monthly commitment → ---

✅ Turno: Pros and Cons

✅ Breezeway: Pros and Cons

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🎯 Who Each Tool Is Actually For

**Choose Turno if:** - You're managing 5–30 properties independently or as a co-host - You need a cleaner marketplace to staff new properties or cover callouts - Your owners are friends, family, or hands-off investors who don't need formal reporting - You want a cost structure that scales proportionally with revenue, not a fixed monthly overhead - You're early in building your operations stack and need something that works immediately **Choose Breezeway if:** - You're running 30+ properties or a formal property management company - You manage for third-party owners who expect monthly inspection reports and maintenance logs - You have an established cleaner and inspector team and need workflow coordination between them - Maintenance tracking is a recurring operational problem that costs you time weekly - You've already outgrown Turno's inspection and reporting capabilities For operators sitting at 15–25 properties with a mix of personal and third-party owner units, the right answer often isn't a clean either/or — some teams run Turno for the scheduling and marketplace access while using a separate tool or spreadsheet for maintenance. It's not elegant, but it delays the Breezeway price jump until the volume justifies it. Our broader STR software stack guide covers how to sequence these tool decisions as your portfolio grows. ---

🔗 Integrations That Matter at Scale

Both tools integrate with the major PMSs — Hostaway, Guesty, OwnerRez, Lodgify, and others — but the integration depth differs. Turno's PMS integrations are focused on calendar data: booking start/end times and guest info for the cleaner. Breezeway's integrations pull more operational data and push status updates back into the PMS, which matters when your PMS is also your source of truth for owner statements and work orders. If you're using Hostaway or Guesty as your PMS, both Turno and Breezeway have native integrations. The Breezeway integration with enterprise PMSs tends to be more bidirectional — worth confirming with your specific PMS before committing.