Airbnb Service Fee Change: What It Means for Hosts Using Guesty or PriceLabs

Marifil Limpahan
Nov 14
3 min read

Major Airbnb Fee Update 2025: What It Means for Hosts Using Guesty or PriceLabs

Starting October 27, 2025, Airbnb is rolling out an important update to how it handles service fees for hosts who use property management tools like Guesty, PriceLabs, or other PMS platforms. This change, shifting to a host-only service fee model might sound like a big adjustment, but with the right Airbnb strategy, it can actually work in your favor.

As part of your Airbnb management plan, understanding these updates will help you price smarter, maintain your profitability, and stay ahead of Airbnb’s evolving policies.

What’s Changing in Airbnb’s Service Fee Structure

Currently, Airbnb operates with a split-fee system: hosts pay around 3%, while guests pay an additional 14–16% in Airbnb service fees.

Beginning October 27, 2025, Airbnb will move all listings managed through a PMS or channel manager to a host-only fee model, charging a flat 15.5% host fee deducted directly from the host’s payout.

This simplifies pricing, creates consistency for guests, and gives hosts more control over how they structure their Airbnb pricing and overall Airbnb optimization strategy.

📌 According to Airbnb’s latest update, this new host-only fee will expand to all hosts even those not using PMS tools starting December 1, 2025.

Airbnb Resource: https://www.airbnb.com/help/article/1857

Why This Change Benefits Strategic Hosts

At first glance, the idea of a “higher host fee” may raise concerns. But once you break down the math, this transition actually benefits hosts who understand Airbnb optimization and pricing strategy:

1. Lower Total Fees Overall

Airbnb’s total fees are decreasing by approximately 1.6% to 4%, meaning guests will pay slightly less, and hosts can retain more control over final pricing.

2. Simplified Pricing and Transparency

With one consolidated fee, you can easily calculate your net income per booking — making Airbnb management and accounting more straightforward.

For example:

Under the old model, if your nightly rate was $100, guests paid about $115 (after Airbnb’s added guest fees), and you received roughly $97.
Under the new model, you can set your base price to $115, and after Airbnb’s 15.5% host-only fee, your payout remains about $97.

The guest’s total cost stays the same, you simply adjust your base rate to absorb the change.

What Hosts Should Do Before the Change

To stay ahead, update your Airbnb pricing strategy before October 27, 2025:

Increase your nightly rates by roughly 12–15% to account for the host-only fee.
Use pricing automation tools (like PriceLabs or Guesty’s smart pricing features) to automatically adjust rates across your channels.
Update your Airbnb listing creation settings and descriptions to maintain transparency with guests.
Communicate clearly with guests through your automated messaging — maintaining great Airbnb guest communication ensures guests understand any pricing adjustments.

If you skip this step, your payout per booking will drop while Airbnb collects its share.

What Airbnb Service Fees Cover

It’s important to remember that Airbnb’s fees fund critical elements of the hosting platform, including:

Secure payments and fraud prevention
24/7 customer support
Airbnb marketing and advertising to attract global guests
Product updates that improve the booking experience

This update simplifies how those fees are distributed while keeping Airbnb competitive against other booking platforms.

How Airbnb Hosts Can Optimize Their Strategy

Smart hosts won’t just adjust prices, they’ll see this as a chance to refine their entire Airbnb business strategy.

At BNB Guardians, we help hosts turn operational changes into opportunities. Through structured Airbnb coaching, we teach you how to:

Rework your Airbnb pricing to reflect market demand and new fee structures
Implement automated systems for Airbnb management and guest communication
Strengthen your Airbnb SEO so your listings rank higher in search results
Build a direct booking funnel to reduce dependency on platform fees altogether

This kind of Airbnb optimization helps hosts not just adapt, but scale.

Final Thoughts

Airbnb’s 2025 host-only fee model might feel like a shift, but it’s ultimately a win for professional hosts using smart systems and clear pricing strategies. By taking control of your rates and aligning your Airbnb strategy, you’ll protect your margins while providing transparent pricing for your guests.

With the right tools and Airbnb coaching, you can turn policy changes into profit opportunities. The key is preparation, not reaction.

If you’re looking for help with Airbnb systems, pricing, or management, BNB Guardians can guide you through the transition and beyond. You can also join our Airbnb Superhost Academy on Skool.