Airbnb recently announced that it is changing how service fees work for hosts using property management software. Starting on October 27th, 2025, all hosts using property management or channel management software will automatically move to what Airbnb calls the “Single Fee” structure. This fee structure has been available as an option for some time and has even been tested in select markets.
If you are an API-connected host, please note that this update will shift how your payouts are calculated. However, with the proper preparation, this change will have little to no effect on your vacation rental business. In this guide, we'll explain what is changing, how it will affect your business, and how OwnerRez can help you easily handle this upcoming policy change.
What is Changing
Starting October 27th, 2025, all Airbnb hosts connected through API/property management software will move to Airbnb’s single fee structure. The standard “Split Fee” model, which most hosts have used up until now, will no longer be 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 (current): 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): 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 nighly rates before or on October 27th. To keep your earnings the same, simply increase your Airbnb rates by about 15.5% to account for the increased host fee. If you don't want to wait until October 27th, you can pre-emptively make this change today by "opting-in" to the single fee structure directly on Airbnb.
Please note that if you do not make adjustments before or on the deadline, Airbnb will automatically make this change for you, regardless of whether you've changed your 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).
How to Opt in Early to the Single Fee Structure on Airbnb
Once you have set a Rate Adjustment inside OwnerRez, log in to your Airbnb account and opt in for simplified fees. Here is a step-by-step video on how to opt in early to the Single Fee structure:
Final Thoughts
Airbnb’s move to a single fee structure may seem like a big shift at first, 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 the October 27th deadline. 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 Upcoming Service Fee Change
Q: When does the new Airbnb single fee structure take effect?
A: Airbnb will automatically switch all API-connected hosts to the single fee model on October 27th, 2025. New Airbnb accounts created on or after August 25th, 2025, are already placed in the single fee structure.
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 prepare 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 prepare for this change.
Q: Can I opt into the Airbnb single fee structure before October 27th?
A: Yes, absolutely. Once your rates are updated, log in to Airbnb and enable the simplified fees option in your account.
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.”
Q: How can I prepare for Airbnb's change to a single fee?
A: Review your Airbnb rates and update them to account for the higher host fee. Using OwnerRez, you can adjust all your Airbnb rates in one step, ensuring your earnings stay consistent.