Airbnb's Fee Structure Change: What Every Host Needs to Know (and How to Prepare)

If you’re anything like me, hearing about yet another change to Airbnb’s fee structure might give you a little pause. I get it, sometimes these updates show up right when you’ve finally figured things out! But as someone who’s navigated platform tweaks for years, I can promise: understanding what’s ahead gives you the power to thrive, not just survive.

Let’s walk through what’s changing for hosts who use property management software, why it matters for your earnings, and, most importantly, how you can make this transition as smooth as possible. You’ve built your rental business with care. With the right approach, you can keep it strong (and maybe even find a silver lining or two along the way).

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What’s Changing—and When It Happens

Airbnb is rolling out a new, single-fee structure specifically for hosts using API-enabled property management tools. Here’s the headline news:

• Starting October 27, 2025: All hosts using property management software are moving to this new single-fee approach.
• Already started: New Airbnb accounts created after August 25, 2025, are set up with the new structure by default.

Years ago, I remember feeling anxious the first time Airbnb shifted their policies. I worried my hard-earned payout would suddenly shrink, or that guests would bounce when they saw a new price. If you’re experiencing that same swirl of questions, deep breath. Let’s map it out together.

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A Practical Comparison: Old Fees vs. New Fees

You’ve probably come to expect the “split-fee” model, where both you and your guests paid a portion of Airbnb’s fees. Here’s how it used to look, and what’s changing:

The Current Split-Fee Model

• Host Fee: Airbnb takes about 3% from your payout.
• Guest Fee: Your guest pays a service fee, usually 14–16%, added on top of your nightly rate.

So, if you listed your place at $200/night, a guest might see around $228 plus taxes, while you’d get about $194 after your 3% deduction.

The New Single-Fee Model

Airbnb is moving to what they call a “host-only” fee. Here’s what that means:

• Host Fee: 15.5% taken straight from your payout, but no separate fee is charged to guests (it will be 2% higher with super strict cancellation policies)
• Guest Fee: The price you set is the full price guests see and pay (before taxes).

At first glance, that 15.5% might feel daunting. I remember thinking, “Wait, that’s a big jump!” But the key is that you have the ability, and the need, to adjust your price. When you do, guests will see about the same total price, and you can keep your payout steady.

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Step-by-Step: How to Get Ready for This Change

Here’s where I want to be as clear as possible, because you deserve straightforward, actionable guidance, not just airy encouragement.

1. Look at What You Actually Earn Now
   Pull up your last few bookings and double-check what you take home after Airbnb’s 3% host fee. Write these numbers down, sometimes seeing them in black and white is a game changer.

2. Adjust Your Rates Upward (Yes, You Really Should!)
   I’ve walked this road before, and I’ll be honest, raising my rates always made me nervous. Would guests balk? Would bookings drop? Each time, though, as long as I communicated clearly and double-checked that the total guest price was about the same, I found my bookings stayed steady.
   Calculate roughly a 15.5% increase on your current nightly rate. For example:

   • Old Rate: $100/night → Earns you about $97
   • New Rate: $115.50/night → After the 15.5% fee, you’ll still earn about $97

3. Update Your Property Management Software

   Most PMS tools (like Guesty, OwnerRez, or others) let you add a percentage markup to specific channels. Reach out to your support team or check their help docs if you’re unsure. It’s worth taking the 15 minutes to get this right; you’ll thank yourself when payouts don’t drop overnight!

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Facing Common Fears (and Why You Don’t Need to Worry)

Here’s what I hear the most:

“Won’t my listing look more expensive than hosts still on the split fee?”

Let me reassure you: Guests always see the total price before booking, not just your base rate. This means whether you’re on the old or new fee structure, your property won’t be at a disadvantage. Guests compare the same apples-to-apples final price (excluding taxes) every time they search.

Airbnb’s designed their checkout process for transparency, no hidden fees, no last-minute surprises, because happy guests mean more bookings for all of us.

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The Upside: Simpler, Predictable Payouts

Honestly, I have felt frustrated in the past not knowing exactly what guests were being charged versus what I was earning. This new fee structure brings clarity. You set your price, and what you see is what you (and your guest) get, minus the single, expected service fee.

I know it can be tempting to postpone these updates or hope they won’t affect you, but taking the time to adjust now will save you from unnecessary stress down the road. You’ve navigated plenty of changes before. With these simple steps, I know you can handle this one, too.