Airbnb New Hosting Fee

[Tara Omotere]

Airbnb is updating host fees, and the impact depends on how you manage your listings:

If You’re NOT Using a PMS or Channel Manager

Fee moves from: 15% → 15.5%

Increase: 0.5%

Effective: December 2025

Raise your nightly rate by about 0.5% to maintain earnings.

If You’re USING a PMS or Channel Manager

Fee moves from: 3% → 15.5%

Increase: Major jump, you’ll need about a 14.79% price increase to stay even.

Effective: October 27, 2025

Quick Formula:
New Price = Old Price × (100 − Old %) ÷ (100 − New %)

Example:
If your old rate is $100, old % = 3, new % = 15.5 →
New Price = 100 × [(100 - 3) ÷ (100 - 15)]
New Price = 100 × (97 ÷ 84.5) = $114.50

So the new listing price should be $114.50, which equals a 14.79% increase.

[Trent Reeve]

Quote from @John Underwood:

So much for the big advantage they were giving to the Property Managers. 

Tack on the PM fees and your professionaly managed property is at a big disadvantage price wise. At least on Airbnb. 

 its only for a little bit. They are pushing the same change to non-PMS owners in December. What i really expect, this will push more people to find a place on Airbnb and then go check the cheaper pricing on VRBO and book there. Some of the Facebook groups I am in say they have seen a booking on Air, then see it cancelled and rebooked on VRBO more than a few times.