Airbnb fee update: What you need to know

Starting Monday October 27, 2025, Airbnb is updating its service fee structure for all listings connected via property management software (including Smily).

What’s changing?

At Smily, you are already on the host-only (single fee) model, so there’s no change to how the fee is charged, only the percentage is increasing.

The new fee rate:

• Previous host-only fee: 14–16%
• New host-only fee: 15.5%

These changes take effect on Monday October 27, 2025 for all PMS-connected listings.

ℹ️ More information on Airbnb dedicated article: Airbnb service fees

How to check your previous Airbnb fee

To confirm which service fee was applied to your listings before this change:

1. Log in to your Airbnb account
2. Go to Today → Menu → Earnings
3. Select a recent reservation
4. Under Host payout, you'll see the Host service fee listed

This helps you compare your historical fee and ensure your markup reflects the new 15.5% standard.

⚠️ Special case: still on the split-fee model?

If you're still using the split-fee structure (host pays ~3%, guest pays 14–16%), you’ll be automatically transitioned to the host-only model on October 27, 2025.

How to switch to the single fee in Airbnb:

1. Log in to your Airbnb account

2. Go to Account → Payments & payouts → Service Fee

3. Select the single fee option

Important:
If you add a markup for the new single fee before switching, your listings may appear overpriced.

What do you need to do?

To maintain your earnings, you’ll need to adjust your Airbnb markup.

This markup ensures your revenue stays consistent after the increase to 15.5%.

How to calculate your markup for Price Increase:

1. Identify the commission (%) charged by the platform.

2. Apply the formula:

   ((100 / (100 - COMMISSION)) - 1) * 100

   Example:

• For a 15% commission, the markup is 17.647%
• For a 15,5% commission, the markup must be updated to 18.343%

This allows you to increase your price just enough to fully cover the platform’s commission.

More information in our related article Price Increase

How to apply the new markup in Smily

• Open your Smily account
• Navigate to Apps → Airbnb → Preferences

• Enter your new markup

• Save your changes

Important:
If the markup field is not editable in your account, please contact our support team by opening a ticket, and we’ll assist you promptly.

Final tips from Smily

• Update your Airbnb markup now
• Review your past host fee in Airbnb to compare and validate your new pricing
• Remember: the markup applies only to nightly rates. Cleaning and other fees remain separate