Best Airbnb Cleaning Software 2026: Turno vs Breezeway vs Properly

What This Means for Your Cleaning Operation

Most roundups treat Turno, Breezeway, and Properly as interchangeable checklist apps. They are not. Each tool is built around a different assumption about your crew. Turno is built to recruit and pay third-party cleaners through a marketplace. Breezeway and Properly are built to schedule and guide a crew you already manage.

That difference changes the cost math completely. A flat subscription at $8 per property per month is predictable. A marketplace fee on every single clean is a variable cost that grows with your volume. If you run 20 turnovers a month. The fee structure matters more than the subscription price.

Turno charges a 5 percent marketplace fee to the host on every clean booked through its marketplace. Turno also charges a 5 percent fee to the cleaner on the same clean. On top of both fees. Turno adds an $11 to $13 per clean platform coordination fee. That coordination fee is separate from what the cleaner invoices you.

A typical turnover clean runs around $50 to $60, per the BNBCalc Turno review. If you use the Turno marketplace for every clean. Those fees add up fast. The subscription price is almost a footnote compared to the per-clean costs at scale.

Turno makes the most sense when you do not have a reliable cleaner yet. The marketplace gives you access to vetted cleaners in your area. The photo checklists and automatic payment disbursement are real features that save time when you are managing strangers.

Breezeway makes the most sense when you have a crew and want detailed task management. At $19.99 per property per month for four or fewer units. It costs more per unit than Turno. But it does not charge you every time a cleaner shows up. According to the Breezeway cleaning software guide, the platform focuses on property care workflows, inspections, and maintenance tracking alongside cleaning.

Properly sits in the middle at $6 to $10 per property per month. It offers photo-based checklists and cleaner communication without the marketplace fee structure. For a host with a trusted cleaner who just needs a visual guide and schedule sync. Properly is worth a close look.

Why the Fee Structure Matters More Than the Subscription

Hosts often focus on the monthly subscription price when comparing tools. That is the wrong number to anchor on when a marketplace fee applies to every clean.

Turno's 5 percent host fee and 5 percent cleaner fee together pull 10 percent of the cleaning price out of the transaction on every marketplace booking. That 10 percent comes from both sides of the deal. The cleaner earns less. You pay more. Neither party keeps the full amount they expected.

The $11 to $13 coordination fee per clean is separate from the percentage fees. It covers Turno's platform work in matching, confirming, and supporting the booking. That fee applies on top of the cleaner's invoice and on top of the percentage fees. Per the BNBCalc Turno review, this structure is transparent but easy to underestimate at signup.

The subscription price is almost never the real cost of cleaning software. The per-clean fee structure is where the money actually moves.

The marketplace fee buys you something specific. It buys access to vetted cleaners, photo-verified turnover records, and automatic payment disbursement. It also buys you the Turno Cleaner Guarantee.

The Turno Cleaner Guarantee covers last-minute cancellations and no-shows. When a primary cleaner cancels. Turno works to schedule a backup or find a replacement from the marketplace. You can pre-assign backup cleaners per property. Those backup cleaners receive the job automatically when every primary cleaner rejects it. The guarantee also provides credits toward future cleanings.

The guarantee does NOT cover reimbursement for personal property loss or damage. That is an important limit to understand before you rely on it. For property damage, you need a separate coverage layer. See the AirCover direct booking coverage gap article for how that layer works.

If you already have a reliable cleaner who never cancels. The marketplace fee buys you nothing. In that case, Turno's free tier or a flat-subscription tool like Properly is the better fit.

How Cleaning Software Actually Works

Every cleaning tool on this list connects to your booking calendar. When a guest checks out. The tool creates a turnover task and notifies your cleaner. The speed of that notification depends on how the calendar connects.

A direct API integration updates the turnover schedule in real time. An iCal feed updates on the feed's own refresh interval. Which is slower. If your PMS uses iCal to push to your cleaning tool. A same-day booking change may not reach your cleaner instantly. That lag is a real operational risk for back-to-back turnovers.

For hosts managing tight check-in windows. A direct integration is worth paying for. The calendar tetris article covers how to structure your availability to reduce same-day turnover pressure.

All three main tools support photo-based checklists. Your cleaner takes photos at each step. You review them remotely. This creates a record of each turnover and catches problems before the next guest arrives.

Breezeway's checklist system is the most detailed of the three, according to the Breezeway cleaning software guide. It supports custom task lists per property. Inspection workflows, and maintenance flags. That depth is useful for a portfolio with varied property types.

Turno's photo checklists are solid for standard turnovers. Properly's visual guides are designed to train new cleaners quickly using photos of the exact setup you want. For a host who rotates cleaners or uses occasional backup help. Properly's visual training approach reduces errors on the first clean.

Cleaner resistance to downloading another app is a real adoption blocker. Most roundups skip this entirely.

Turno requires cleaners to use the Turno app to accept jobs. Complete checklists, and receive payment. For marketplace cleaners, the app is the job. For your own cleaners. Asking them to download and learn a new app is a real ask. Some will push back.

Breezeway also requires cleaners to use its mobile app for task completion and photo uploads. Properly uses a similar app-based model. Operto Teams does not publish its cleaner-side app requirements publicly. If you are evaluating Operto. Ask the sales team directly before committing. The Breezeway vs Operto Teams field ops comparison covers the operational differences in more detail.

Step-by-Step Procedure: Choosing the Right Tool

Use this section as a decision checkpoint before you move to the next step.

Decision Criteria: Which Tool Fits Which Host

A host with one property and a trusted cleaner should start with Turno's free tier. It costs nothing, supports unlimited cleaners on that one property, and gives you photo checklists and calendar sync. There is no reason to pay until you add a second property or need the marketplace.

A host with two to five properties and an in-house crew should compare Turno's paid plan at $8 per property per month against Properly at $6 to $10. Both avoid marketplace fees. Properly's visual guide system is stronger for training new cleaners. Turno's automatic payment disbursement is stronger if you pay cleaners through the platform.

A host who needs to find cleaners in a new market should use Turno's marketplace. The fees are real. The alternative is spending hours on Craigslist or Facebook groups. The marketplace fee is a sourcing cost. Not a software cost. Price it that way.

A host running a larger portfolio with maintenance tracking needs should look at Breezeway. The $19.99 per property per month price is higher. The inspection and maintenance workflow features go well beyond what Turno or Properly offer. For a host managing 10 or more units with a dedicated operations team. Breezeway's depth is worth the premium. The Breezeway cleaning software guide outlines the full feature set.

Common Mistakes to Avoid

The subscription price is the smallest part of the cost for marketplace users. A host who signs up for Turno at $8 per property per month and then uses the marketplace for every clean will pay far more than $8 per clean. The 5 percent host fee, the 5 percent cleaner fee, and the $11 to $13 coordination fee all stack on top of the subscription. Per the BNBCalc Turno review, this structure is documented but easy to miss at signup.

Many hosts set up a cleaning tool and then discover their cleaner will not use the app. This is the most common reason cleaning software fails in the first 30 days. Test cleaner adoption during the 14-day trial. Not after you have paid for a year.

iCal feeds are slower than direct API connections. For a property with same-day turnovers. A slow sync can mean your cleaner does not get the job notification in time. Always check whether your PMS offers a direct integration with your cleaning tool before defaulting to iCal.

The Turno Cleaner Guarantee covers last-minute cancellations and no-shows. It does not cover personal property loss or damage. Hosts who assume the guarantee replaces property damage coverage are exposed. The guarantee is a scheduling safety net. Not an insurance product. For property damage coverage. You need a separate layer entirely.

If you have a reliable cleaner and never use the Turno marketplace. You are paying for a feature set built for a different host. In that case, Properly at $6 per property per month or Turno's free tier for one property is the better fit. Do not pay for marketplace access you do not need.

What the Best Airbnb Cleaning Software Actually Costs at Scale

Now that the verified figures are on the table. It is worth showing the full cost picture for a host using the Turno marketplace regularly.

On a $60 clean booked through the Turno marketplace. The host pays a 5 percent fee and the cleaner pays a 5 percent fee. That is 10 percent of $60 leaving the transaction across both sides. Which is $6. Add the $11 to $13 coordination fee on top of that. The total platform cost per clean runs $17 to $19 on a $60 job. That is separate from the $8 or $10 monthly subscription.

A host running 15 marketplace cleans per month at $60 each would pay roughly $255 to $285 in per-clean fees alone, before the subscription. That math changes the tool comparison entirely. At that volume, a flat-subscription tool like Breezeway at $19.99 per property per month is cheaper per clean. Even though its subscription price looks higher on the pricing page.

The crossover point depends on your clean volume and your average cleaning price. The key is to run your own numbers before you commit to a marketplace-based tool at scale. The cleaning fee repricing article covers how to set your cleaning fee to absorb these costs without hurting your booking conversion rate.

Turno's free tier is not a stripped-down demo. It gives you one property, unlimited cleaners on that property, and the core scheduling and photo checklist features, all at no cost. The only limit is that you must use your own non-marketplace cleaners.

For a host with one property and a cleaner they already trust. The free tier covers everything they need. There is no reason to pay $8 or $10 per month until you add a second property or need marketplace access. Start free, test the tool, and upgrade only when the free tier creates a real constraint.

People Also Ask

What is the best app to find cleaning jobs for Airbnbs? Turno's marketplace is the most widely used platform for connecting cleaners with Airbnb hosts. Cleaners sign up, get vetted, and receive job offers from hosts in their area. The cleaner pays a 5 percent fee per job booked through the marketplace, per the BNBCalc Turno review.

What is the 80/20 rule for Airbnb? In an Airbnb context. The 80/20 rule means roughly 80 percent of your revenue problems trace back to 20 percent of your decisions. Most often pricing and cleaning reliability. A missed turnover or a dirty listing costs you far more in lost reviews than any single pricing error. Fixing your cleaning system first protects your review score. Which drives your search ranking. See the Airbnb pricing tools comparison for the revenue side of that equation.

What is the best software to manage Airbnb rentals? The best software depends on what you need to manage. For cleaning and turnover scheduling, Turno, Breezeway, and Properly are the main options, each at a different price point and feature depth. For full property management including pricing, messaging, and channel sync, you need a PMS layer on top of your cleaning tool. Cleaning software and PMS software solve different problems. Most serious operators use both.

Is the Sweepy app worth it? Sweepy is a household cleaning scheduler. Not a purpose-built Airbnb turnover tool. It does not offer the calendar sync, photo checklists, or cleaner payment features that Turno, Breezeway, and Properly provide. For an Airbnb operator managing turnovers with a cleaner. The tools covered in this article are better fits. Sweepy does not appear in the Mike Vidan 2026 cleaning software roundup of purpose-built STR tools.

Do not fix every setting at once. Pick one listing. Pick one week. Pick one rule.

Good pricing is simple to test. Bad pricing hides inside averages.

The tool gives a signal. The operator makes the call.

Do not fix every setting at once. Pick one listing. Pick one week. Pick one rule.

Good pricing is simple to test. Bad pricing hides inside averages.

The tool gives a signal. The operator makes the call.

Frequently Asked Questions

Final Recommendation

The decision comes down to one variable: dispatch dependency. Do you need to find a cleaner. Do you already have one?

If you need to find a cleaner. Turno's marketplace is the right tool. The 5 percent host fee, 5 percent cleaner fee, and $11 to $13 coordination fee per clean are real costs. But they replace the hours you would spend sourcing, vetting, and paying cleaners on your own. Price the marketplace fee as a sourcing cost. Not a software cost.

If you already have a cleaner. Start with Turno's free tier for one property. It costs nothing and covers the core features. At two or more properties. Compare Turno's paid plan at $8 per property per month against Properly at $6 to $10. Both avoid marketplace fees. Pick based on whether you need Turno's payment disbursement or Properly's visual training guides.

If you have a crew and need inspection workflows, maintenance tracking, and detailed task management, Breezeway at $19.99 per property per month is the right fit. The higher subscription price is offset by the absence of per-clean fees and the depth of the operations toolset. The Breezeway cleaning software guide covers the full feature set in detail.

For any tool you choose. Use the 14-day trial to test cleaner adoption before you commit to an annual plan. The best cleaning software is the one your cleaner will actually use. Start your evaluation at BNBCalc's Turno reviewfor a side-by-side cost breakdown. Then run your own per-clean math against your actual monthly turnover volume before you

Start with the main no-money Airbnb business guide, then use the beginner Airbnb business guide to check startup basics before you choose a higher-risk path.

Plain-English Decision Checklist

Use this before you spend

• Pick one path before you spend cash.
• Write the next step on one page.
• Check the city rule first.
• Check the building rule next.
• Read the lease before you pitch.
• Ask for written permission.
• Do not trust a phone yes.
• Save the email with the yes.
• Name the owner problem.
• Offer one clear fix.
• Sell one small service first.
• Audit one weak listing.
• Find the missing photos.
• Find the slow reply gap.
• Find the bad calendar rule.
• Find the weak check-in note.
• Do not promise profit.
• Promise clean work instead.
• Track each owner reply.
• Send one follow-up note.
• Keep the pitch short.
• Show the owner the gap.
• Show the next action.
• Ask for a trial.
• Start with guest messages.
• Start with cleaning control.
• Start with review recovery.
• Start with listing cleanup.
• Do not buy furniture yet.
• Do not sign a lease yet.
• Do not borrow for guesses.
• Do not skip permits.
• Do not skip insurance.
• Do not skip reserves.
• Price the worst week.
• Price the empty month.
• Price the repair call.
• Price the lock change.
• Keep cash for mistakes.
• Keep the first unit simple.
• Learn the guest flow.
• Learn the cleaner flow.
• Learn the owner report.
• Learn the city rule.
• Move up after proof.
• Add risk only after proof.
• Stop if the rule fails.
• Stop if permission fails.
• Stop if cash is thin.
• Stop if the math needs hope.

Plain-English Decision Checklist

Use this before you spend

• Pick one path before you spend cash.
• Write the next step on one page.
• Check the city rule first.
• Check the building rule next.
• Read the lease before you pitch.
• Ask for written permission.
• Do not trust a phone yes.
• Save the email with the yes.
• Name the owner problem.
• Offer one clear fix.
• Sell one small service first.
• Audit one weak listing.
• Find the missing photos.
• Find the slow reply gap.
• Find the bad calendar rule.
• Find the weak check-in note.
• Do not promise profit.
• Promise clean work instead.
• Track each owner reply.
• Send one follow-up note.
• Keep the pitch short.
• Show the owner the gap.
• Show the next action.
• Ask for a trial.
• Start with guest messages.
• Start with cleaning control.
• Start with review recovery.
• Start with listing cleanup.
• Do not buy furniture yet.
• Do not sign a lease yet.
• Do not borrow for guesses.
• Do not skip permits.
• Do not skip insurance.
• Do not skip reserves.
• Price the worst week.
• Price the empty month.
• Price the repair call.
• Price the lock change.
• Keep cash for mistakes.
• Keep the first unit simple.
• Learn the guest flow.
• Learn the cleaner flow.
• Learn the owner report.
• Learn the city rule.
• Move up after proof.
• Add risk only after proof.
• Stop if the rule fails.
• Stop if permission fails.
• Stop if cash is thin.
• Stop if the math needs hope.