...and How Direct Booking Can Help You Keep Your Margins
Hey savvy hosts! Grab a cup of coffee and let’s chat...Airbnb Fees.
Some big changes are coming to Airbnb this fall, and your profits may be about to take a hit unless you get ahead of it. But don’t stress—this is also a perfect time to explore smarter, more profitable ways to attract bookings. Let’s break down what’s happening, how it affects you, and why our Direct Booking Bundle could be a total game‑changer for your bottom line.
What’s Changing: Airbnb’s Fee Structure Shake‑Up
The old way: “Split‑Fee” Model
For years, Airbnb has operated on a split‑fee structure:
Hosts paid around 3% of the booking subtotal.
Guests paid an additional 14%–16% service fee.
So if you listed at $100, that’s $97 in your pocket and roughly $115 for the guest at checkout.
The new way: “Host‑Only Fee” Model
Starting October 27, 2025, Airbnb is mandating a switch (for most PMS‑connected hosts) to a single, host-only fee of 15.5%. Guests won’t see any Airbnb service fee—just the total you set.
By December 1, 2025, nearly all Airbnb hosts—even those not using property management software—will be transitioned over to this model.
The Impact on Your Earnings
Let’s keep it real: If you don’t increase prices, your earnings per booking are going to drop—significantly.
-
Under the old model: List at $100 → You earn $97.
-
Under new model: Listing still $100 → Airbnb takes $15.50 → You earn $84.50.
Ouch—that’s nearly a 13% hit to your payouts.
But if you bump your rate to about $115, Airbnb takes 15.5% → you net the same $97 that you used to. Clean math. Clean strategy.
Why This Feels Like a Punch—and Feels Slightly Justified
From Airbnb’s POV, switching to a host-only model keeps pricing transparent for guests—no surprise fees at checkout. Plus, regulations like the U.S. FTC’s “junk‑fee” rule demand all‑inclusive pricing.
But for hosts? That 3% to 15.5% hike stings.
You get fewer dollars per guest (unless you adjust pricing), and the margins get thinner—especially if you were counting on high-volume stays or using minimal markups.
How to Protect Your Payout (and Your Mind)
1.Recalculate pricing across the board. Apply that ~14.8% increase to nightly rates, cleaning fees, extra guest charges, and any add-ons.
2.Update your PMS markups (if you use one) from ~3% to ~18.3%, so your system automatically delivers safe pricing.
3.Watch guest-facing pricing: Since Airbnb only shows total price (not fee breakdown), you're competing on final price—not internal cost structure.
4.Track conversion rates: If bookings dip post-change, consider minor tweaks (like bringing the increase down to ~14.1%, sacrificing a few dollars) to stay competitive.
So… What’s the Bright Side?
-
Cleaner guest experience: No unexpected fee lines—just the price you set.
-
Simpler pricing logic: Everything’s included in one number.
-
Better competitive alignment: OTAs like Booking.com already use host-only fees. This levels the playing field.
Still, it’s your bottom line taking the hit unless you pivot.
And for many hosts, that pivot means finally or putting more focus on exploring direct bookings...which might feel overwhelming or scary at first, but is becoming thee smart (and now more than ever... necessary) move in an OTA greedy world.
Why More Hosts Are Exploring Direct Bookings
Let’s face it—platforms like Airbnb were great for visibility and growth back in the hey day. But that visibility comes at a steep cost. Literally. The moment they take 15.5% off your payout, you're essentially giving up a chunk of profit that could have been reinvested in your business.
This is why more hosts—especially those with returning guests, unique stays, or strong local appeal—are building out direct booking channels. And for good reason:
✅ Keep more of your money
When guests book direct, you don’t lose a cut to the platform. That 15.5%? It stays with you.
✅ Build your brand, not Airbnb’s
Instead of guests saying “we found this amazing Airbnb,” they’ll say “we stayed at your brand name.” You’re no longer just a listing on someone else’s platform.
✅ Own the guest relationship
With direct bookings, you get full access to your guests' emails and communication preferences. That means you can follow up, nurture repeat stays, offer special deals, and build long-term loyalty—without having to start from scratch every time.
✅ Set your own rules and tone
Want to offer a flexible check-in? Custom welcome gifts? Unique upsells? You don’t have to play by Airbnb’s policies—you create your own guest journey.
✅ Create a long-term asset
An Airbnb listing is borrowed space, that can change or worse... disappear at any moment. While a direct booking site, email list, and repeat guest base? That’s business equity you actually own.
But Let’s Be Honest...Direct Booking Isn’t “Set It and Forget It”
Because if it were THAT easy, everyone would already be doing it.
-
Traffic isn’t automatic. Unlike Airbnb, which sends you bookings, you have to work to bring guests to your direct site through social media, SEO, referrals, or paid ads.
-
Trust needs to be built. Guests are used to the protections Airbnb provides. So your direct site has to communicate professionalism, security, and a clear booking process.
-
It takes time to manage. Between customer service, calendar syncing, and marketing, it’s not a passive setup. At least not in the beginning.
But just like managing a short-term rental gets easier with systems, so does direct booking. Once your site, email flows, and guest communications are in place, it can run smoother than you think—and with better returns.
So Where Do You Start?
You can absolutely build a direct booking system yourself. There are tons of tools and templates out there—many hosts start with just a simple landing page, payment link, and follow-up email.
But if you're short on time or not sure what pieces to include, our
Direct Booking Bundle helps you skip the guesswork, and harness the direct booking benefits. It includes your Google Business Profile Setup, Local SEO Landing Page Pack, Email List Setup + Opt-In Freebie. Created to help your brand actually get traffic, and more bookings.
Either way, the bottom line is this: the more control you have over your bookings, the less vulnerable you are to unexpected changes—like fee hikes, algorithm drops, or policy overhauls.
That level of control... priceless.
How are you navigating the Airbnb fees? Share them below, I'd love to learn more.
Add comment
Comments