Airbnb is continuing to simplify its pricing structure. After deploying the model to hosts using property management software (PMS) in 2025 and in several other countries during 2026, the platform is now announcing that hosts who are still using shared fees will also switch to a single service fee of 15.5% starting September 15.

If you are currently receiving an email from Airbnb asking you to "act to continue receiving the same payments," this article explains what is actually changing, the impacts on your income, and best practices for making this transition.

Why is Airbnb changing its model?

Until now, the majority of listings operated with a shared fee :

• the host paid about 3% in service fees;
• the traveler paid in addition to the Airbnb service fees (generally between 14.1% and 16.5%).

Consequence: the price displayed to the traveler was higher than the price set by the host.

According to Airbnb, this difference complicated pricing and made it more difficult to compare with other booking platforms. That’s why the company is gradually adopting a model of single fees, where the price set by the host directly corresponds to the price displayed to the traveler (excluding taxes).

This model is already used by most major booking platforms, such as Booking.com, Vrbo, or Expedia, where the commission is generally fully borne by the host. By aligning its operation with that of the industry, Airbnb aims to provide a simpler and more transparent booking experience for travelers, while facilitating the pricing management of hosts who list their ads on multiple platforms.

This approach also allows for better price comparison between platforms, as travelers see the actual price of their stay directly rather than a price to which service fees are added at the time of payment. 

What changes on September 15

Starting September 15, hosts who are still using the split-fee model will automatically switch to the host-only model with a commission of 15.5%.

Hosts who were already in fixed fee mode are not affected by this change, as they are already using this billing method.

Before

• Host fee: 3 %
• Traveler fee: 14 to 16 %
• The traveler saw a price higher than that set by the host.

After

• Host fee: 15.5 %
• No additional service fee for the traveler.
• The displayed price corresponds to the price set by the host.

The rate of 15.5 % represents the global average of service fees that Airbnb previously collected from both parties.

Should prices be increased?

Yes, in the majority of cases.

Airbnb states this directly in its email:

"Adjust your prices before the September 15 deadline to continue receiving the same payments. If you do not, your payments will be lower."

If your prices remain unchanged, it is now the commission of 15.5 % that will be deducted from the amount you have set.

By how much should you increase your prices?

Airbnb illustrates the change with a simple example:

In other words, the traveler pays roughly the same amount as before, but the way the fees are presented changes completely.

Mathematically, this represents an increase of about 14.8 % in rates to maintain the same net income.

New rate ≈ Old rate × 1.148

This value serves as a starting point. The optimal adjustment then depends on your market, your competition, and your pricing strategy.

Airbnb offers an automatic adjustment tool

To facilitate the transition, Airbnb provides a tool that allows for automatic price increases to offset the shift to a fixed fee of 15.5 %.

However, the method to use depends on how you manage your rates.

1. You manage your prices manually on Airbnb

If you directly modify your rates in Airbnb, the tool provided by Airbnb is generally the simplest solution.

It will automatically apply a markup so that your net income remains similar after the fee change.

We still recommend that you:

• check the result on several dates;
• also check your cleaning fees and other mandatory fees;
• make a test booking after the transition.

2. You use dynamic pricing software (PriceLabs, Beyond, Wheelhouse, etc.)

If your prices are calculated automatically by external software, do not use Airbnb's tool without checking your setup.

In most cases, these tools already offer a feature to manage this transition, either through a Channel Markup, or through a specific adjustment for the Airbnb channel.

Applying the markup proposed by Airbnb in addition could lead to a double increase in your rates and make your listing less competitive.

Conversely, doing nothing could reduce your income.

The best practice is therefore to check the recommendations of your pricing software before making changes.

3. You entrust the management of your rates to Lodixa

If Lodixa manages your dynamic rates, you have no steps to take.

Our team will communicate with you in the coming weeks to plan the transition at a time that suits you, while taking into account your pricing strategy and your booking calendar.

We will take care of the following:

• analyzing the impact of the change on your property;
• adjusting pricing parameters (PriceLabs, PMS or other tools);
• checking cleaning fees and other applicable charges;
• conducting necessary tests to ensure your revenue is preserved;
• monitoring performance after implementation.

Our goal is not simply to apply a uniform rate increase, but to integrate this change into your pricing strategy to preserve your profitability while maintaining your competitiveness in the market.

Our advice

Before changing your rates, first identify how they are managed.

The right adjustment depends on your setup. A change applied in the wrong place can lead to a decrease in revenue... or an excessive increase in your prices. That’s why it’s important not to automatically apply the solution proposed by Airbnb without checking if another tool is already managing your pricing.

Be careful with cleaning fees

A often overlooked point: the commission of 15.5 % does not only apply to the price of the nights.

It is calculated on:

• the price of the nights;
• cleaning fees;
• additional guest fees;
• other mandatory fees added to the booking.

If your cleaning fees remain the same, your net income from them will also decrease.

PMS users 

If you are using a PMS (Property Management System) or a channel manager (Guesty, Hostaway, OwnerRez, Hostfully, etc.), it is likely that you are already using Airbnb's fixed fee model.

Indeed, Airbnb began imposing this pricing structure on hosts connected to a PMS as of 2025. For these users, service fees are already fully borne by the host.

The announced change for September 15 therefore mainly targets hosts who were still using the split fee model.

If you want to understand in detail the first phase of this transition, its impacts on PMS and pricing strategies, we invite you to consult our previous article:

What hosts need to know about the shift to single fees for PMS users.

Does this change make Airbnb more expensive?

Not necessarily.

This is probably the question we receive the most.

In most cases:

• the price paid by the traveler remains virtually the same;
• only the presentation of the fees changes.

Before:

Host price + Airbnb fees = final price.

After :

Host price (indirectly including Airbnb fees) = final price.

For the traveler, the amount spent changes little if the host adjusts their rates correctly.

Our recommendation

Before the 15th of September, we recommend to :

• check if your account is affected;
• use the tool provided by Airbnb as a starting point;
• check the settings of your PMS or pricing software;
• also adjust the cleaning fees;
• make a test booking after the transition;
• monitor performance during the first weeks.

If you have questions or wish to validate the best approach for your situation, feel free to reach out to the Lodixa team. We will be happy to explain the impacts of this transition, answer your questions, and advise you so that this change happens without any unpleasant surprises for your income.

Conclusion

The widespread shift to a single service fee of 15.5 % represents a significant evolution of Airbnb's pricing policy.

This is not an increase in Airbnb's commissions, but a new way to distribute and display these fees.. Hosts who correctly adjust their rates should maintain a similar net income, while travelers will generally continue to pay a comparable amount, with simpler and more transparent pricing.

At Lodixa, we assist property owners and managers of tourist accommodations in optimizing their revenue through a pricing strategy tailored to each platform.

Do you want to validate your pricing strategy before September 15? Contact the Lodixa team : we will analyze your parameters and prices to preserve your profitability while remaining competitive in the market.