• Starting October 27, 2025, Airbnb will move all PMS-connected listings to a host-only fee model of 15.5%.
• This replaces the old split-fee model, where hosts paid ~3% and guests paid 15%.
• Without adjusting rates, hosts will see payouts shrink by around 12–15%.
• Guest-facing prices will look simpler, which may boost transparency and trust.
• Operators should audit pricing, use PMS markups, and monitor guest response to changes.

Airbnb is making a major shift for property managers who connect through a PMS or channel manager. Beginning October 27, 2025, all of those listings will move to a host-only fee model. Instead of splitting service fees between host and guest, the entire fee (15.5% of the booking subtotal) will now come out of the host’s payout.

This isn’t just a small adjustment. For managers running dozens or hundreds of listings, it directly affects margins and how competitive their properties look in search.

Airbnb has been testing ways to simplify guest pricing for years. Guests complained about “surprise fees” at checkout, and the host-only model makes listings look more straightforward. From a guest’s perspective, the price they see upfront is closer to the price they pay.

For property managers, though, this change shifts the responsibility: you now have to bake the platform cost into your own pricing strategy.

1. Audit Your Pricing. Review all of your listings. Build in the 15.5% cost so you’re not absorbing it.
2. Use Your PMS Smartly. Most PMS platforms allow you to set Airbnb-specific markups. Automating this will save you time and mistakes.
3. Keep an Eye on Market Response. Test adjustments gradually, monitor occupancy, and see how competitors react.
4. Double Down on Guest Relationships. If you’re increasing rates, make sure you’re also increasing perceived value – better communication, smoother check-ins, thoughtful touches. That’s where guests realize if a higher nightly rate is worth it.

This change highlights a larger reality: platforms control the rules, and those rules can change quickly. Operators who rely too heavily on one channel are always at risk of margin squeezes.

That’s why building a book-direct brand is more critical than ever. When guests recognize your brand (not just the platform they found you) and when you have access to their contact information, you have the ability to bring them back directly. A strong direct brand helps you grow loyalty, reduce distribution costs, and increase lifetime value from every guest.

Technology also plays a role. OTAs limit how much you can communicate with guests before arrival, but with the right tools, you can still engage them in meaningful ways. Lasoh makes this possible by capturing all guest details (not just the booker’s), providing a digital guest portal, and enabling personalized pre-arrival communication. These touchpoints strengthen trust and give guests a reason to come back to you directly.

Airbnb’s new host-only fee model will challenge margins, but it doesn’t have to derail growth. The operators who adapt quickly  by adjusting rates, monitoring demand, and investing in guest relationships, will be best positioned to navigate the change.

At Lasoh, we believe this moment is a reminder that your guest journey is the asset you truly own. Use OTAs to bring in new demand, but make sure every stay strengthens your direct connection with guests. That’s the long-term strategy that wins, no matter how platform fees evolve.

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