Effective October 27th, 2025, all hosts using property management or channel management software have been automatically transitioned to what Airbnb calls the “Single Fee” structure. This fee structure has been available as an option for some time and has been tested in select markets.
If you are an API-connected host, please note that this update has shifted how your payouts are calculated. However, with the proper adjustments, this change will have little to no effect on your vacation rental business. In this guide, we'll explain what changed, how it will affect your business, and how OwnerRez can help you quickly adjust your pricing to account for this new fee structure.
What is Changing
Effective October 27th, 2025, all Airbnb hosts connected through API/property management software have been moved to Airbnb’s single fee structure. The standard “Split Fee” model, which most hosts have used up until now, is no longer an option. In addition, any new Airbnb accounts created on or after August 25th, 2025, will automatically be placed on the single fee model, with all hosts expected to make the shift in the near future.
Here’s a breakdown of the two fee structures:
- Split Fee (Old Fee Structure): Airbnb typically deducts a 3% host fee, and guests pay an additional 14–16% fee on top of your nightly rate.
- Example: Suppose you set your nightly rate at $100. Under the split fee model, Airbnb takes a 3% host fee from your payout, which leaves you with a $97 payout. On top of that, Airbnb adds a service fee for the guest of around 14-16%. That means, in total, your guest ends up paying about $115.
- Single Fee (New Fee Structure): A flat 15.5% service fee is deducted from your payout. Guests see and pay the price you set.
- Example: With the single fee model, instead of charging guests a separate Airbnb service fee on top of any surcharges you have set up, Airbnb takes 15.5% directly out of your payout. So if you keep your nightly rate at $100, Airbnb would deduct $15.50, and you would take home $84.50. Your guest would simply pay $100, the nightly rate that you set.
Airbnb has said that with this change, they are aiming to improve “price transparency.” By transitioning all of the service fees into the host's payout, they hope to improve consumer trust and reduce one of the biggest guest complaints: “too many fees.” While the overall math doesn’t shift much for hosts, Airbnb believes this change will boost consumer confidence, help prepare the company for upcoming regulations, and ultimately lead to more bookings.
What This Means for Your Vacation Rental Business
Because the 15.5% service fee will now be deducted from your payout and not collected directly from the guest, your revenue per booking will drop if you do not adjust your nightly rates. To keep your earnings the same, simply increase your Airbnb rates by about 15.5% to account for the increased host fee.
Please note that Airbnb has automatically shifted all hosts to this model as of October 27th, 2025, regardless of whether they've changed their rates. In addition, it's important to note that the 14-16% guest fee, previously handled solely by Airbnb, will now appear on your payout statement as a 15.5% expense. The new way this money will be reported could have tax ramifications. Please contact a tax advisor to discuss how this could affect your investment strategies.
How to Easily Adjust Your Airbnb Rates Inside of OwnerRez
Instead of adjusting all of your nightly rates individually to account for the increased fee, you can do this all at once inside of OwnerRez by making a per-channel rate adjustment. Follow the steps below to set a +15.5% rate adjustment for your Airbnb listings.
- Go to Settings > Channel Integrations, then select Airbnb
- On the Airbnb Channel page, click Change at the top
- On the following page, set your Rate Adjustment to “Adjust both rent and surcharges” and “Increase by” and set the amount to 15.5% (or the amount you’d like).
Final Thoughts
Airbnb’s move to a single fee structure may seem like a big shift, but thankfully, most of the impact is just down to how you set your rates. With the proper adjustments in place, your vacation rental business will continue running smoothly, and your guests may even appreciate the added clarity around pricing.
OwnerRez is here to help you quickly make the right adjustments for your properties and ensure you stay ahead of changing policies in the vacation rental industry. Take the time now to review your rates and confirm your settings. Doing so will help you navigate this change with confidence and keep your rental business on track for the rest of 2025. If you are not yet using OwnerRez, this is a great time to get started. Let us help you stay prepared for whatever comes next in the vacation rental industry.
FAQs About Airbnb’s New Service Fee Change
Q: When did the new Airbnb single fee structure take effect?
A: Airbnb automatically switched all API-connected hosts to the single fee model on October 27th, 2025.
Q: How does the Airbnb single fee model differ from the split fee model?
A: Previously, hosts paid around 3% and guests paid 14–16% on top of the nightly rate. With the new single fee, Airbnb deducts a flat 15.5% directly from your payout, and guests see only the rate you set. Tools like OwnerRez can help you quickly calculate and apply rate adjustments so your earnings stay consistent for your vacation rental business.
Q: Will my rental earnings decrease under Airbnb's new fee structure?
A: If you don’t adjust your nightly rates, yes. To keep your earnings the same, increase your Airbnb rates by about 15.5% to account for the increased host fee. Using OwnerRez, you can easily apply a channel-specific rate adjustment to offset the increased fee so you don't have to adjust all of your nightly rates individually.
Q: How should I update my pricing to account for Airbnb's new single fee structure?
A: Raise your nightly rates by about 15.5% to maintain your current net payout. If you use OwnerRez, you can set a single rate adjustment across all of your Airbnb listings in just a few clicks to account for this change.
Q: How does Airbnb's new single fee structure affect guests?
A: Guests will now only pay the rate you display, without a separate Airbnb service fee added at checkout. Airbnb hopes this change will improve transparency and reduce complaints about “too many fees.”