If you list on Airbnb, some big updates are on the horizon. Airbnb recently announced a significant change to its service fee structure that will impact nearly every host by the end of 2025. Fee adjustments aren’t new in the short-term rental world, but this one stands out because it shifts who pays what, moving more of the cost to hosts while removing guest service fees entirely.

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This change is set to roll out in phases starting October 27, 2025, with all hosts included by December 1, 2025. Understanding what’s changing and how it could affect your business is the first step in preparing for a smooth transition.

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Airbnb Service Fee Changes in 2025

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Here’s how things look today: most hosts pay about 3%, while guests pay 14–16% in service fees on top of the nightly rate and cleaning charges.

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Soon, Airbnb will flip this around. Under the new single-fee model:

• Hosts will pay 15.5% (16% in Brazil).
• Guests will pay no service fee, making the guest booking process simpler and the price they see upfront more transparent.

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What this means for Airbnb Hosts and Property Managers

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At first glance, a jump from 3% to 15.5% can feel like a major shift, and it’s natural to wonder how this will impact your bottom line. But let’s break it down:

• More transparent guest pricing: With no service fee on top of the nightly rate, guests see one clear price. This can reduce sticker shock at checkout, potentially boosting conversion rates.
• Competitive positioning: Other OTAs (online travel agencies) like Booking.com already use a host-fee-only model, so Airbnb is aligning with industry standards. This levels the playing field when guests compare listings across platforms.
• Impact on margins: Hosts and property managers will now carry a bigger portion of the platform cost. How you adjust—whether through slightly higher base prices, fees, or distribution mix—will determine how much of that cost you absorb versus pass through to guests.
• Strategy rethink: This is an opportunity to revisit your broader channel strategy. Should you diversify across OTAs? Focus more on direct bookings? Fine-tune your pricing to account for shifting costs? These are important questions to ask as the rollout approaches.

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Ultimately, while the change introduces a new dynamic, it also simplifies the booking experience for guests, which could drive higher demand and offset some of the fee increase for hosts.

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How the Change Differs by Region

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While the shift may feel brand-new for U.S. and Latin American hosts, many markets around the world have already been operating under a host-only fee structure. Here’s a quick breakdown:

• U.S. & Latin America (PMS-connected hosts): Moving from the split-fee model (3% host + guest service fee) to a 15.5% host-only fee. This is the biggest change in terms of impact on margins.
• Europe & most other markets: Already on a host-only model (around 15%). These hosts will see only a slight adjustment to 15.5% (16% in Brazil).
• All Independent hosts globally (non-PMS connected): Many are still on the split-fee model today. They’ll be transitioned to the single-fee setup by December 1, 2025.

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In other words, hosts in Europe may notice only a small change, while hosts in the U.S. and Latin America will see the most significant adjustment.

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What This Means for Beyond Users

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At Beyond, we’ve been in touch with Airbnb and want to reassure you: our integration isn’t directly affected by these technical changes. You don’t need to change your setup, and Beyond’s pricing engine will continue to work as it does today. 

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Some PMS-connected accounts may see changes, but we’re already collaborating with partners to smooth out any impacts.

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We also know shifts like this can bring questions. How will this affect your margins? Should you adjust your base rates? Will it change how you distribute across channels? These are exactly the kinds of questions Beyond helps you solve. Our revenue management tools are already accounting for these updates, so your pricing remains competitive and your revenue strategy stays strong.

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The bottom line: you don’t have to navigate this change alone. Beyond is here to do the heavy lifting, so you can stay focused on what matters most: delighting your guests.

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To Sum it Up

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As always, we’ll keep you updated on the latest changes in the short-term rental industry, and we’ll make sure Beyond is doing the heavy lifting so you can stay focused on your business.

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We’re always here for you! If you have any questions about this, please contact our Support Team at any time at support@beyondpricing.com.

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FAQs: Airbnb’s 2025 Service Fee Change

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What’s changing in Beyond’s algorithm because of Airbnb’s fee update?
Currently, we haven’t made automatic price increases for Airbnb users. We’re monitoring the market closely and will share updates with our customers if adjustments are needed. At this time, price changes in response to the Airbnb update should be made by individual users based on their business needs. 

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Should I raise my base prices now to cover the higher host fees?
If you need to cover the additional hosting fee increase (and the impact that it would have on your business), then it may be best to look at folding this into your current pricing with a base price increase or adding an additional fee that is passed through to guests. 

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Does the new fee apply to all bookings or just new ones after October 27, 2025?
While Airbnb hasn’t confirmed, we expect the change will apply to all reservations with stay dates after October 27, 2025 for PMS-connected users and after December 1st, 2025 for all Airbnb hosts, since the change affects the Airbnb payout process.

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If I distribute via my PMS, will my Beyond invoices increase because of the new host fee?
In some cases, PMS integrations don’t separate service fees, which could affect Beyond’s billing processes. We’re already working with PMS partners on a fix ahead of the rollout, and we will contact any impacted customers directly. For now, your account and invoices remain unchanged.

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