Airbnb’s New Fee Structure: What It Means for Owners (and How to Communicate It to Guests)

There’s been a lot of buzz about Airbnb’s upcoming change to its service fee structure.

Beginning October 27, 2025, Airbnb will shift hosts who use property management tools (such as channel managers or pricing software) to a host-only fee model. By December 1, 2025, this change will extend to nearly all Airbnb hosts.

At first glance, paying a higher service fee as a host may sound intimidating — but when you dig into the numbers, this new structure can actually simplify pricing and even work in your favor.

Let’s break down what’s changing, what it means for your short-term rental business, and how to communicate it to your guests.

What’s Changing?

Old model (split fee):

• Hosts paid ~3% of the booking subtotal.

• Guests paid an additional 14–16% fee at checkout.

• Example: A $100/night listing might show a guest checkout price of ~$115, while the host would net around $97 after their share of the fee.

  
  

New model (host-only fee):

• Hosts will pay a 15.5% service fee (16% in some markets).

• Guests will no longer see a separate Airbnb service fee at checkout.

• Example: You set your price at $115/night. Guests see and pay $115. Airbnb deducts 15.5%, and you still net about $97.

Bottom line: Airbnb is shifting the math so that hosts carry the entire fee, but guests see a cleaner, all-inclusive price.

Why This Change Can Benefit Hosts

At first glance, 15.5% sounds like a big jump from 3%. But the split-fee model always meant guests were paying more than your base rate.

Here’s why the new model isn’t as scary as it looks:

1. Lower overall fees. Airbnb’s total cut is actually shrinking. Under the old split, Airbnb was collecting between 17.1%–19.5% per booking. Under the new system, it’s capped at 15.5–16%. That’s less money to Airbnb, and more room to optimize your pricing.

2. Simplified guest experience. Guests no longer see a surprise “Airbnb service fee” at checkout. Instead, they see one all-in nightly rate. This transparency can reduce booking hesitation and improve conversion rates.

3. More control for hosts. Because you set the full guest-facing price, you can adjust your base rate to preserve your payout. Guests are already accustomed to paying the higher all-in price — now you simply manage the distribution differently.

What Hosts Should Do Now

To make sure your earnings aren’t reduced, you’ll want to update your pricing ahead of October 27:

• Review your current average nightly rate and what guests actually pay after fees.

• Adjust your Airbnb base rate so that the new host-only fee nets you a similar payout. For most hosts, this means raising your nightly rate by about 14–16%.

• If you use a PMS or dynamic pricing tool, set a channel-specific rule so Airbnb listings increase accordingly without affecting other platforms.

By doing this, guests will continue paying roughly what they did before, and your occupancy rates should remain stable.

How to Communicate the Change to Guests

Guests may notice slightly different nightly rates when browsing, so framing matters. Here are some strategies:

• Be transparent: “Airbnb has updated its fee structure. Our rates now include everything up front, so there are no added Airbnb fees at checkout.”

• Highlight improvements: Pair the adjustment with tangible upgrades — better amenities, updated design touches, faster WiFi. This justifies value.

• Emphasize trust and clarity: Position the change as making booking simpler, easier, and more guest-friendly.

Remember, guests care about the overall experience more than the breakdown of fees. By maintaining high design quality and service, minor price adjustments become easier to justify.

What Airbnb Service Fees Cover

The Airbnb service fee helps cover the cost of running the platform:

• Secure payment processing

• Customer support

• Marketing and promotion of listings to millions of travelers worldwide

While fees may feel like a burden, they’re also what fund the visibility and security that make your property bookable at scale.

Key Takeaway

The host-only fee model may look like a big shift, but in practice, it’s a simplification that can benefit both hosts and guests. With a thoughtful pricing adjustment and clear communication, you can protect your income, preserve guest trust, and even use the change as an opportunity to reinforce the value of your property.

How Bold Hues Studios Can Help

At Bold Hues Studio, we help short-term rental owners not just adapt to platform changes like this but thrive through them.

From ROI-driven design upgrades to guest communication strategies that build trust, we make sure your property stands out and commands the rates it deserves.

If you’re ready to navigate Airbnb’s fee changes with confidence — and position your rental to earn more in the process — let’s connect. Together, we’ll turn shifts like these into opportunities for growth.