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Airbnb host-only fee · switch date Sept 15, 2026 for most US hosts

Airbnb changes the fee. It does not change your prices.

Most remaining US hosts move to one host-only service fee of about 15.5% on September 15 (EEA and Swiss hosts: October 13). If you leave your prices alone, your payout drops roughly 12–13% on every booking made after your switch date. Put your real numbers in and get the exact rate and cleaning fee that keep you whole.

Reset your nightly rate to
$230
Old rate × (1 − old fee) ÷ (1 − new fee). Factor: x1.148 (14.8% raise). Apply the same factor to weekend and seasonal rates.
Reset your cleaning fee to
$115
The new fee is charged on the whole subtotal, cleaning fee included. Same factor for pet and extra-guest fees. Or leave the fee flat and fold the difference into the nightly rate.
If you do nothing, you lose
$88
per 3-night stay · $525 a month · $6,300 a year at your booking pace.
What the guest pays for that stay
$805
after your reset, versus $799 under the old split fee (your price plus the guest fee they used to pay). Within a few dollars: they were already paying it.

Assumptions: most US hosts move to 15.5%; some markets are 16% and a few listing types differ, so read your own rate in your Airbnb account and set it above. The new fee applies to bookings made on or after your switch date, so the cleanest timing is to change prices that day (a couple of days early is fine; a guest booking in that window sees the old guest fee on top of the higher rate). If you price through a channel manager that applies a markup to the Airbnb channel, the markup number is larger (about 18.3% from 3% to 15.5%). Not financial, tax or legal advice. Not affiliated with or endorsed by Airbnb.

Where to change it
  1. Airbnb only: Listing → Pricing → base nightly rate, weekend rate, custom/seasonal rates; then Fees → cleaning, pet, extra guest. Discounts stack on the new rate and keep working.
  2. Smart Pricing: it moves inside the minimum and maximum you set and does not know the fee changed. Raise base, minimum and maximum by the factor above.
  3. PriceLabs (or Beyond, Wheelhouse): raise Base, Min and Max, any fixed-price customizations and date overrides by the factor, plus the fees. PriceLabs' own migration guide says the same; they've announced a one-click tool, but don't wait on it past your switch date.

Want the whole thing as a spreadsheet?

The Fee Reset Calculator does this for up to ten properties with their own fee rates, shows per-stay, per-month and per-year, includes the channel-manager markup version and a repricing playbook. Excel and Google Sheets. On Etsy ($37, 30% off through Oct 4) or on Gumroad.

Rather have it done with you on a call? The Pricing Reset Session is 30 minutes on a screen share, your PriceLabs or Airbnb settings, verified before we hang up.

The five messages that cut my guest questions in half, plus the host math each week. Unsubscribe anytime.

Questions hosts keep asking

Is Airbnb going to change my prices for me?

No. Airbnb changes the fee on your switch date, automatically and with no opt-out. It does not touch your prices. A few hosts who went through the guided early conversion were offered a price adjustment; if that was you, check it against the factor above rather than trusting it.

Does the new fee hit the cleaning fee too?

Yes. It's charged on the whole booking subtotal: nightly rate, cleaning fee, pet fee, extra-guest fee. Leave a $100 cleaning fee alone and you quietly lose about $13 on every stay.

Why 14.8% and not 15.5%?

Because the fee comes out of your new, higher price, not your old one. Old rate × 0.97 ÷ 0.845 is a 14.8% raise. Raising 15.5% overshoots and makes you less competitive than you need to be.

Won't guests pay more?

Barely. They used to pay a separate service fee of about 14% on top of your price; that line is gone. For a typical 3-night stay the total lands within a few dollars of what they paid before.

I'm on Vrbo too. Anything there?

Different platform, same idea: Vrbo is auto-enrolling listings in Members Only Deals (12–20% off) unless you opt out by September 10. Check your Vrbo settings before the platform checks them for you.

Made by a working Superhost who runs ten properties across four states (Florida, Colorado, Iowa, Maryland), 4.91 rating, and has researched and set up the permit, tax and licensing rules in every one of those states. The math on this page is the math I used on my own listings.