Airbnb’s New Fees Are Reshaping Your Owner Splits
The 15.5% Airbnb fee isn’t just a small adjustment - it changes the revenue split between you and your owners. Watch this 10-minute breakdown and learn how to model the impact, communicate changes clearly, and protect your margins.
What’s Really Changing - and Why It Matters
This isn’t just about Airbnb raising fees - it’s about who pays them and how that reshapes the economics of every property you manage.
Here’s the reality:
- Airbnb will now charge 15.5% entirely to the host/owner - and that fee applies to everything, including cleaning fees, damage waivers, and other line items you may keep as revenue.
- That means the owner is now paying fees on revenue you retain, which can quickly change how they view their net income.
- The result? Both owner and manager often earn less per booking —-while Airbnb and tax agencies capture more.
Whether you calculate commission on net (after OTA fees) or gross (before fees), the math changes. And so do the conversations you need to have with owners.
Model It For Your Portfolio
I’ve built a calculator that lets you:
- Compare net vs. gross approaches side-by-side
- See how different pricing adjustments affect owner payouts and your commission
- Explore optional strategies, like sharing part of the fee or shifting to net calculations
Enter your info below to download the model and start running the numbers for your portfolio.
Communicating With Owners (The Right Way)
Most property managers I work with aren’t changing their fee structure - but they are rethinking how they talk about it.
Your messaging should:
- Acknowledge the change: This is Airbnb’s decision, not yours.
- Reassure them: Pricing is being adjusted so guests see little or no difference and total revenue remains the same.
- Show value: Emphasize diversification (e.g., direct bookings, VRBO, Booking.com) to reduce reliance on Airbnb.
Remember - even if they self-manage through Airbnb, they’ll still pay the same 15.5% - often more without your pricing strategy.
This approach turns a potential friction point into a moment to demonstrate your expertise and strengthen owner trust.
Get the Model and Stay Ahead of the Curve
The fee change is happening - but how you respond determines whether it becomes a liability or a competitive advantage.
