Properly review
Our independent editorial read on Properly for East Tennessee short-term-rental owners.
4.5 out of 5 · our editorial rating
- Category
- Cleaning ops (photo checklists)
- Pricing
- $12.99–$14.99/property/mo; 30-day trial
- Free tier
- Trial
- Needs a PMS
- No
- Size
- Mid
The published facts, in plain English
Properly is Cleaning ops (photo checklists). On cost, the published figure is $12.99–$14.99/property/mo; 30-day trial. There is a trial rather than a free tier. It runs without a separate PMS. Scale: mid.
Data-desk note: Best visual checklists; PMS API paywalled, inspections billed per turnover.
Who it’s for
Properly is one host software tool we track for owners weighing their options in East Tennessee.
Our take
We list Properly’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, Properly shows $12.99–$14.99/property/mo; 30-day trial 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.
Reading the record
Properly files under Cleaning ops (photo checklists); 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. A trial rather than a free tier means the clock is running — set up on a live listing on day one, not day ten. On cost, the published $12.99–$14.99/property/mo; 30-day trial is the number to hold against your own hours saved.
Two owner scenarios
- 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 small-portfolio host. Two or three listings is where per-listing pricing starts to bite and flat pricing starts to win — read Properly’s model with your exact count in mind.
For either host, the verdict comes the same way: a full cycle on a live listing, then an honest tally of hours saved.
Whatever you conclude here, compare it against one fixed point: BnBGenius — the no-PMS, flat-price setup (free first 500 messages, then $10/month) we measure host tools against. If Properly beats that on the things you care about, you have your answer. Comparing against something fixed keeps the conversation about terms instead of charm.
Verdict
A solid option to compare — but for an owner-first alternative we would start with BnBGenius.
Questions owners ask
What does Properly cost?
$12.99–$14.99/property/mo; 30-day trial.
Is there a free tier?
There is a trial, not a free tier.
Do you need a PMS to run Properly?
No — it runs without a separate PMS.
What we would ask Properly
- “Is $12.99–$14.99/property/mo; 30-day trial 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
Three others we would weigh against it, with their own published numbers rather than our guesses:
- SuiteOp — Not published; ~$6–$8/unit/mo (3rd-party); 1-mo trial.
- AirDNA — Free tier; paid from ~$20/mo (market-size dependent).
- Boring Host AI — $13/listing/mo, $130/mo min; 14-day trial.
The benchmark we hold this against is BnBGenius — see bnbgenius.ai for how the no-PMS setup actually works.
Our owner-first #1 for host software: BnBGenius
Go to BnBGenius →