All Forum Posts by: Jacob Morgenstern

 Yes @Patricia Andriolo-Bull, this will also cause hosts to be more aggressive in their direct marketing. 

Thank you i@Andrew Steffens!

There’s been a lot of debate on what markup you need to keep your payouts whole.

If you want to offset the entire 15.5% fee, the correct markup is 18.34%.
That’s because you’re covering the full fee from scratch.

But here’s the key: most hosts (myself included) were already absorbing the old 3% fee as an acquisition cost.
In that case, you don’t need to markup that part again — you only need to offset the extra 12.5%.

Example:

• Old rate = $100

• Airbnb takes 12.5% → you’d only get $87.50

• To get back to $100: $100 ÷ 0.875 = $114.29
  That’s a 14.29% markup (multiply rates by 1.1429).

So which is correct?

• 18.34% if you’re offsetting the full 15.5%.

• 14.29% if you were already absorbing the 3%.

Many PMS systems let you apply this markup automatically. Update your markup percentage once, and it flows through to all your listings.

How are you handling the new fee—passing it all on to guests, absorbing part of it, or somewhere in between?

Hi Susie,

Of course, it does not explicitly say that, but check out clause 5.3.1

Airbnb recently updated its Payment Terms (effective June 26, 2025), and while the language is wrapped in formality, the implications are loud and clear—especially if you treat hosting like a real business.

These aren’t minor changes. They represent a deeper shift in Airbnb’s posture toward hosts, and every professional operator should be paying attention.

Let’s break it down.

1. Guests Can Now Lock Your Calendar—Without Paying Upfront

With Airbnb’s continued support for deferred payment options (like Klarna, Pay Over Time, etc.), guests can book your place without immediate financial commitment.

If they cancel within a few days of check-in—often as late as 72 hours before—you may be left with zero payout and a blocked calendar.

It’s effectively free calendar locking for guests, while hosts eat the opportunity cost. That’s not a risk-sharing model—that’s a one-sided deal.

2. Chargebacks After Checkout? You’re Still On the Hook

Here’s something that just happened to me personally:

A guest completed a $7,000+ stay at one of our properties. All seemed fine. Then, three months later, they opened a claim with Airbnb.

Without warning, $2,300 was clawed back from my account. Airbnb kept their service fee. I got hit with the loss.

Under the new terms, Airbnb makes it clear: if a guest disputes a charge—even well after their stay—the host can be held financially responsible. There's no guarantee of protection, and Airbnb decides whether to reimburse at their sole discretion.

That’s not just frustrating—it’s destabilizing for any business that relies on predictable cash flow.

3. Your Payouts? Airbnb Can Now Delay or Withhold Them

The updated terms give Airbnb wide discretion to delay or adjust your payouts if they detect risk factors—like a new account, irregular booking behavior, or pending documentation.

They’re not required to give a timeline. And no, you don’t earn interest while your money sits in limbo.

This isn't just a theoretical clause—it’s happening to hosts, especially those scaling quickly or operating multiple listings.

So, What Does This All Mean?

It means we’re seeing a shift—from a platform that simply facilitates bookings to one that increasingly controls the flow of funds and risk exposure.

They aren’t marketing these terms as “guest perks.” But when push comes to shove, the policies favor the guest, not the host.

Every update seems to follow a pattern:

• More flexibility for guests

• More risk for hosts

• More discretion for Airbnb

And let’s be real—when a company retains its fee while you take a loss, that’s not a partnership. That’s a platform monetizing both sides and insulating itself from the downside.

This is a great post @Ken M. with a great comment and insight given by @James Hamling

I currently have three fix-and-flip projects in the Tampa–St. Pete area, where market conditions have become especially challenging. My capital partner is choosing to exit—even at a loss—rather than hold and rent the properties, despite the possibility of a rebound in the coming months (as James suggests).

Being in the vacation rental space, I regularly hear from STR owners who bought at the peak and are now struggling to cover their mortgages. Real estate moves in four cycles, and while we're clearly in the downturn phase, this phase won't last forever—just like the upside didn't.

Hi Natalie,

Your plan for creating an accessible luxury STR in the White Mountains sounds fantastic. That market could definitely benefit from something stylish and well thought-out. I also prefer staying in places that feel intentionally designed, so I completely relate to your vision.

I manage several STRs and love that Amber Lewis/Architectural Digest look too—it’s warm, layered, and elevated without feeling overdone. The challenge, of course, is keeping that vibe while choosing furniture that can stand up to guest use and still stay within budget. Here are some of the sources I’ve used and recommend:

Furniture:

• Article – solid quality and great design

• Poly & Bark – stylish and durable for the price

• World Market – good for accent pieces

• IKEA – believe it or not, some of their pieces hold up well with reinforcement (like Malm dressers or Besta storage units)

Linens & Bedding:

• Brooklinen – a bit more premium but lasts

• Target’s Casaluna line – looks high-end, washes well

• Costco – amazing for bulk towels, pillows, and sheets

Kitchen & Essentials:

• HomeGoods and Crate & Barrel Outlet – great for stylish kitchenware and décor

• Restaurant supply stores – clean, heavy-duty basics that last

To avoid going overboard on décor (something I’ve definitely had to rein in), I try to furnish each room with about 80% function and 20% personality—guests love charm, but they still want space and simplicity.

Low bookings? Poor reviews? Ready to sell?

Don’t give up. Let Stayshores turn it around!

We specialize in reviving struggling vacation rentals and turning them into high-performing, high-earning properties.

✔ Helped dozens of owners
✔ Listings in the 90th percentile of the market
✔ More revenue, fewer guest issues, smarter automation

Book a FREE Consultation Today!

📞 Call or Text: 845-893-1925
📧 Email: [email protected]
🌐 Website: stayshores.com
📅 Book Now: calendly.com/stayshores

You’ve invested in the property. Now let it pay you back.

Stayshores
Premium Vacation Rental Management. Affordable. Proven. Personalized.

Don’t give up. Let Stayshores turn it around!

We specialize in reviving struggling vacation rentals and turning them into high-performing, high-earning properties.

✔ Helped dozens of owners
✔ Listings in the 90th percentile of the market
✔ More revenue, fewer guest issues, smarter automation

Book a FREE Consultation Today!

📞 Call or Text: 845-893-1925
📧 Email: [email protected]
🌐 Website: stayshores.com
📅 Book Now: calendly.com/stayshores

You’ve invested in the property. Now let it pay you back.

Stayshores
Premium Vacation Rental Management. Affordable. Proven. Personalized.

Interesting. What option,s Andrew?