What: Airbnb is retiring split‑fee for PMS‑connected hosts and moving them to Single Fee (the full Airbnb fee is deducted from the host payout).
When:
Who’s unaffected: Hosts not using PMS can keep split‑fee for now.
Typical Single Fee: 15.5% (Brazil 16%). Super Strict cancellation may add +2%.
Do this now: Add an Airbnb markup in Hospitable so your payouts stay the same.
The split‑fee model showed guests a separate Airbnb service fee at checkout while hosts paid a smaller fee (often ~3%). Starting in October 2025 for PMS hosts, the Airbnb fee becomes host‑only (the Single Fee). Guests won’t see a separate Airbnb fee line; instead, your nightly price must rise so your net payout doesn’t drop.
Your displayed nightly will look higher than before (because it now includes what used to be the guest fee). The guest’s total can remain about the same if you adjust correctly.
Tip: Make your markup changes before Oct 27 so price parity is maintained the day the policy change hits.
| Model | Who pays Airbnb fee | Typical host fee | Guest sees separate fee? |
|---|---|---|---|
| Split‑fee (old) | Host (~3–4%) and Guest (~14–16.5%) | ~3% (4% Brazil) | Yes |
| Single Fee (new) | Host only | 15.5% (16% Brazil) + 2% if Super Strict | No |
Long stays (28+ nights) may have reduced fee rates under either model, so consider a slightly lower markup for listings dominated by monthly stays.
Let Old Base be your pre‑change Airbnb nightly.
Formula: New Nightly = Old Base × (1 − old_host_fee) / (1 − new_single_fee)
Common scenarios
Quick example Before (split): Set $100 → earn $97, guest pays ~$115. After (single): Set $115 (≈ +15%) → earn ~$97, guest still ~$115.
Good enough vs exact: Rounding to +15% (or +14% Brazil, +18% Super Strict) is usually fine. Use the exact decimals only if you want perfect parity.
Host fees are typically calculated on the booking subtotal (nightly × nights + host‑set fees like cleaning), excluding taxes. Hospitable markups adjust nightly rates, not cleaning. If cleaning is a big share of bookings, your exact parity may vary by length of stay. A practical approach:
Use Markups so Hospitable automatically lifts your Airbnb nightly to offset the Airbnb policy change.
Why: One change covers all Airbnb listings. Great as a baseline for the October change.
Why: Fine‑tune for policy, country, or stay‑mix differences. Listing‑level markup overrides platform‑level.
By Oct 20–24
Oct 25–26
Oct 27 (policy change day)
Bottom line: The October 2025 Airbnb policy change is a split‑fee change that moves PMS hosts to Single Fee. Set a Hospitable markup now (≈ +15%) so you glide through the change with no payout surprise—and keep an eye on conversion the first week after the switch.