Updated : Sep 1, 2025
Airbnb is changing its fee structure by phasing out the split-fee model for PMS-connected hosts & property managers. By October 27, 2025, they will move to the host-only fee of 15.5% (16% in Brazil). By December 1, 2025, non-PMS hosts who had already opted into the single-fee model will also move to 15.5%.
👉 If you are a non-PMS host still on the split-fee system (3% host + 14–16% guest), nothing changes for you.
For everyone else, here’s exactly what you need to do depending on how you use PriceLabs
What this means for your setup with PriceLabs
1. If you use PriceLabs’ direct connection to Airbnb
You are most probably not affected, as you are not using a PMS or channel manager.
- However, in the rare case that you had voluntarily opted into the host-only model earlier, you are affected (on 15.5%), and you need to increase your base and minimum prices directly in PriceLabs to preserve your payout.
- Formula:
New Rate = Old Rate × (1 – old host fee) / (1 – new host fee)
- Example:
Old nightly rate = €100 (3% host fee)
New nightly rate = 100 × 0.97 / 0.845 ≈ €114.79
Don’t forget also to adjust your cleaning fee and extra guest fee, since Airbnb’s 15.5% cut applies there too.
2. If you use PriceLabs through a PMS with channel markups
For hosts & property managers, the impact depends on where you operate:
- In the U.S., many PMS-connected managers are losing the split-fee option entirely and moving to 15.5% host-only.
- In Europe and most other non-U.S. markets, PMS-connected managers have already been on a 15% host-only fee since 2020/21. Now their fee ticks up slightly to 15.5%.
Scenario 1: Previously at Split-Fee at 3%
- Under the old split-fee model, many PMs applied a 3 % markup matching Airbnb’s host fee. That meant net payout equaled the nightly rate.
- Under the new 15.5 % host‑only model, a 3 % markup no longer works—it reduces payout.
- To restore your original net payout, your PMS markup needs to be 18.34 %.
Example
- Old setup: PriceLabs sends €100 → PMS adds 3 % → Airbnb shows €103 → Airbnb takes 3 % → Host nets ~€100
- New setup: PriceLabs sends €100 → PMS adds 18.34 % → Airbnb shows €118.34 → Airbnb takes 15.5 % (€18.34) → Host nets ~€100
This ensures your payout stays the same without changing anything in PriceLabs.
Scenario 2: Previously at Host-Only Fee at 15%
If your PMS had a markup of 15% before:
- To net €100, you priced at ~€117.65 (that’s +17.65 % markup).
- Now with Airbnb’s fee rising to 15.5 %, you need to price at ~€118.34 (that’s +18.34 % markup).
- Adjust your PMS markup to +18.34 % to preserve earnings.
Scenario 3: Previously at Host-Only Fee at 16%
If you were on a higher fee, say 16%:
- Your net payout will actually increase, because Airbnb is now taking a smaller cut.
- You don’t need to change the markup unless you want to update your pricing strategy.
3. If you use PriceLabs through a PMS, but your PMS does not allow Airbnb-specific markups
- Increase your base and minimum prices in PriceLabs using the formula in Step 1
- ⚠️ Be careful: if your PMS applies the same price to all channels (Airbnb, Booking.com, Vrbo), this will raise rates everywhere.
- You may need to adjust other channel markups downward to keep other channels, such as Booking.com and Vrbo, aligned.
