Airbnb is implementing a significant update to its fee structure, transitioning to a 15.5% host-only fee (16% in Brazil) starting October 27, 2025, for hosts using property management software (PMS) like Triad’s system, and extending to most non-PMS hosts by December 1, 2025. This change eliminates guest-facing service fees, with hosts covering the full fee.
While this enhances pricing transparency for guests, it requires hosts to adapt to maintain profitability. Here’s what’s changing, why it’s happening, and how Triad Vacation Rentals is strategically addressing this to protect your earnings, backed by Airbnb’s official service fee guide.
Airbnb is moving away from the split-fee model, where hosts paid ~3% (4% in Brazil) and guests paid 14.1–16.5% of the booking subtotal, totaling ~15–17% in fees. The new host-only fee model requires hosts to cover a flat 15.5% fee (16% in Brazil), deducted from the listed price, with no guest service fee at checkout. Key details include:
Hosts with Super Strict cancellation policies may pay an additional 2% (up to 17.5%), while fees for stays of 28+ nights may be lower. VAT may apply depending on local regulations.
This shift, detailed in Airbnb’s service fee guide, aims to simplify pricing for guests, making listings appear more competitive and potentially increasing bookings.
Airbnb’s goal is to streamline the booking experience, aligning with guest expectations for clear pricing. By removing guest fees, listings appear more attractive at checkout, which could drive more bookings, as outlined in Airbnb’s service fee documentation. This supports their broader strategy to enhance the platform’s appeal, benefiting hosts through increased demand. However, the shift increases the host’s fee responsibility, requiring careful pricing adjustments to maintain profitability.
To maintain the same payout, hosts must increase nightly rates by ~14.8% (or ~18.3% for precise offset, as discussed in host communities). For a $100 rate, this means listing at ~$118 to net ~$97 after the 15.5% fee. Immediate price hikes risk losing visibility in Airbnb’s search algorithm, which favors competitive pricing.
Some hosts, as seen in online forums, report confusion about notification emails landing in spam or how fees apply to cleaning charges, highlighting the need for clear communication and strategic management. Triad addresses these challenges with a proactive, data-driven approach to keep your listings competitive and profitable.
Host discussions on platforms like Reddit’s r/airbnb_hosts reveal practical strategies for adapting to the fee change. One host plans to “add 12.5% to the Airbnb nightly rate on December 1st to offset the impact on earnings.” Others clarified that bookings made before December 1, 2025, retain the 3% host fee, alleviating concerns about existing reservations. Many hosts also note that the 15.5% fee applies to the full booking subtotal, including cleaning fees, prompting careful pricing adjustments. These insights, shared in this Reddit thread, highlight the importance of strategic pricing, which Triad implements seamlessly for you.
At Triad Vacation Rentals, we’re proactively managing this transition to ensure your earnings remain stable while keeping your listings competitive. Our data-driven approach, tailored to your property’s market, includes:
With Triad’s strategy, you can expect:
Airbnb’s 15.5% host-only fee presents challenges, but it’s also an opportunity to optimize your vacation rental business. At Triad Vacation Rentals, we’re committed to protecting your profitability through strategic pricing, market insights, and diversified channels. Want to learn how this impacts your property? Check Airbnb’s service fee guide and contact us today for a tailored strategy or consultation. Let’s keep your vacation rental thriving in 2025 and beyond.
