Airbnb has announced a change to its fee structure that will impact how property managers price their listings. Here’s what you can expect and how to protect your margins throughout the shift.
What’s changed?
- On October 27, all Airbnb listings connected to a property management software (PMS) will transition to a single fee of 15.5% (16% for Brazil).
- Operators already using a single fee will also transition to 15.5%.
- Guests will pay no additional service fee. They will see and pay the exact price listed.
Therefore, you will need to adjust your rates and fees to keep your payouts the same. You have the option to switch to the new fee structure within your Airbnb extranet before October 27th. This will ensure you are prepared and can test the accuracy of your updates before the automatic switch.
Important to note:
- This update applies to nightly rates and all host-charged fees (such as cleaning, linen, upsells, etc.)
- The service fee does not apply to taxes
- Reservations confirmed before the transition date will remain under the original fee structure, regardless of check-in date.
- Airbnb hosts not connected to a PMS will transition to the 15.5% single fee model on December 1st.
- Hotel listings under Airbnb Travel LLC contracts are exempted
Action required by operators
For those currently on a single fee model:
Using markups?
To maintain your earnings, change your Airbnb markup to 18.34% through Guesty. A 15.5% markup is insufficient to cover Airbnb’s single fee.
- Make sure you update your host fees, such as cleaning, linen, extra guests, etc.
- Updating fees requires a manual adjustment
- Important note: update your markups only for Airbnb. This change does not apply to other connected channels.
Not using markups?
If you do not use markups, manually increase your base price + all host fees with the following equation:
New price = old price × 1.0059
Example:
- Old nightly rate: $200 ($170 payout)
- New nightly rate: $200 × 1.0059 = $201.18
- After 15.5% Airbnb fee: $201.18 × 0.845 = $170 payout
We advise adopting markups at this time to save the effort of manual updates, especially for those managing a large number of listings.
For those currently on a split-fee model:
Using markups?
To maintain your earnings, set your Airbnb markup to 18.34% through Guesty. A 15.5% markup is insufficient to cover Airbnb’s single fee.
- Make sure you update your host fees, such as cleaning, linen, extra guests, etc.
- Updating fees requires a manual adjustment
- Important note: update your markups for Airbnb only. You do not need to adjust markups on other connected channels.
Not using markups?
If you do not use markups, manually increase your base price + all host-charged fees by the following equation:
New price = old price × 1.1479
Example:
- Old nightly rate: $200 ($194 payout)
- New nightly rate: $200 × 1.1479 = $229.58
- After 15.5% Airbnb fee: $229.58 × 0.845 = $194 payout
We advise adopting markups at this time. This will save the effort of manual updates, especially for those managing a large number of listings.
When should I update my rates and fees?
Proactively updating your rates and fees before the October 27th deadline will ensure a smoother transition. If you choose to go ahead and update before October 27th, you need to change your model on the Airbnb extranet.
If you do not update your pricing before the transition date, you will be switched to the new model automatically and your payouts might drop until you’ve made adjustments. For those who already use the single fee model, if you choose to adapt your fees, please do so prior to October 27th.
How can I update my pricing before October 27th?
- Calculate your new rates or markups, as well as your fees
- Update your pricing or markups within Guesty
- Switch to the new fee model within your Airbnb extranet
What is a markup?
A markup is the percentage added on top of your base price so your final guest-facing rate covers marketplace fees (such as Airbnb’s 15.5%) while maintaining your net payout.
You can set your markup within your PMS and apply it to your connected OTAs.
Important dates to be aware of
August 25, 2025: New host accounts created on or after August 25th will default to the single 15.5% fee once connected to a PMS.
October 27, 2025: Most existing hosts connected to a PMS will automatically transition to the single 15.5% fee. Hosts who have already switched to the current 15% single service fee will transition to the 15.5% rate.
December 1, 2025: Hosts not connected to a PMS on the single fee model (15%) will transition to the 15.5% fee.
The bottom line
By understanding the new structure and adjusting your pricing accordingly, you can protect your margins while benefiting from a more transparent, smoother booking process for your guests.
As Airbnb’s leading partner, Guesty is here to support you through this transition and provide the tools you need to confidently navigate these changes. process for your guests.
As Airbnb’s leading partner, Guesty is here to support you through this transition and provide the tools you need to confidently navigate these changes.