Platform Changes · Airbnb · Rollout timeline

Airbnb's Single 15.5% Fee: How the Rollout Unfolded (and What Vrbo Is Doing Next)

Airbnb is retiring its split fee and charging hosts one 15.5% fee instead. It reached hosts on property management software first, then everyone else, in dated waves that run through October 13, 2026. Vrbo follows with its own change on October 29.

15.5% Host-only fee that replaces the split fee
−12.9% Payout drop on a $100 night if the price stays put
+14.8% Price rise needed to keep the same payout
Oct 13 Airbnb's last scheduled switch date

Airbnb is retiring its "split fee," where hosts paid about 3% and guests paid another 14% to 16%, and charging one fee to the host instead. It rolled the change out in two phases: hosts who use property management software (PMS) first, then everyone else. Vrbo is making its own move on October 29. This page walks through both, with numbered references in brackets that jump to the full list at the end.

A note before you read further: this timeline is current as of October 6, 2026. Fee figures and dates come from Airbnb's own Resource Center and Help Center pages and its shareholder letters, plus trade press and PMS vendor guides. The repricing examples are simple arithmetic. This is not legal, tax or financial advice.

The short version

  • The new fee: 15.5% of the booking subtotal, taken from the host's payout. It is 16% in Brazil and Mexico, and a few other exceptions exist. Guests no longer see a separate Airbnb service fee.5
  • Why Airbnb says it did it: the 15.5% is based on its global average service fees, which used to be split between hosts and guests.1
  • The catch for hosts: if you don't raise your price, you earn less. Airbnb's own example: a $100 night that paid the host $97 now pays $84.50.1, 4
  • Phase 1 (PMS hosts): started August 2025, with the big automatic switch on October 27, 2025.2, 7
  • Phase 2 (all other hosts): rolled out by country from May 2026, then set deadlines of September 15 (outside the EEA) and October 13, 2026 (EEA and Switzerland).3, 4
  • What's next: Airbnb's last scheduled date is October 13. Vrbo's change lands October 29.1, 4, 22

Timeline at a glance

Amber entries are still ahead as of October 6, 2026. Each is covered in detail below.

  1. Aug 25, 2025New PMS-connected accounts can only choose the single fee. Affects new PMS hosts.7
  2. Oct 27, 2025Automatic switch to 15.5%. Affects most existing PMS hosts.2, 7, 8
  3. Dec 1, 2025Single-fee rate rises from about 15% to 15.5%. Affects non-PMS hosts already on a single fee.7, 9
  4. Mar 22, 2026Airbnb announces a country-by-country schedule. Affects hosts in four countries.3
  5. Apr 13, 2026Second wave of PMS hosts switches. Affects remaining PMS hosts on the split fee.15, 17
  6. May 25, 2026Switch to the single fee. Peru and South Korea.3
  7. Jun 22, 2026Switch to the single fee. Germany and the UK.3
  8. Jul 7, 2026Global deadlines announced. Affects all remaining hosts.4
  9. Jul 29, 2026Airbnb's PMS article says remaining PMS hosts switch Oct 13. Affects PMS hosts not yet switched.1
  10. Sep 15, 2026Deadline for hosts outside the EEA and Switzerland. Covers the US and the rest of the world.4, 15
  11. Oct 13, 2026Deadline for the EEA and Switzerland, and the final PMS date. Affects EEA and Swiss hosts and any remaining PMS hosts.1, 4
  12. Oct 29, 2026Vrbo moves every host to a flat 12% commission. Affects all Vrbo hosts.22, 25

What changed on Airbnb

Old split feeNew single fee
Host paysAbout 3% (4% in Brazil and Mexico)15.5% for most hosts (14–16% for some, 16% in Brazil and Mexico)5
Guest pays on top14.1–16.5% service fee5Nothing
What the fee is charged onNightly price plus any host-set fees, such as cleaning, pet and extra-guest fees5Same4, 17

Two ways to reprice (simple arithmetic, in line with Airbnb's own $100 to $115 example1):

  • Keep the payout you had: divide the old payout by 0.845. A $100 listing that paid $97 becomes about $114.79 (roughly +14.8%).
  • Net your full old price: divide the old price by 0.845. $100 becomes $118.34 (+18.34%). PMS vendors quote this as the channel markup.16, 20
Figure 01 · Illustrative

What a Host Keeps From a $100 Night

Host payout on the same night under Airbnb's old split fee, under the single fee with the price left alone, and under the single fee after repricing to $115.

Built from Airbnb's own $100 example1, 4 plus simple arithmetic: 15.5% of $100 is $15.50, and 15.5% of $115 is about $17.83. The guest pays $115 in the first and third cases and $100 in the second. Illustrative, not real host data.

Phase 1: Hosts who use a PMS or channel manager

Airbnb describes these as hosts who "manage prices using property management or channel management software."1

  • Before 2025: most PMS hosts outside the Americas were already on a host-only fee of about 15%, so for them the change was a small step up to 15.5%. For split-fee PMS hosts, which vendor sources place mainly in the US and Canada, it was a jump from 3%.16, 20, 21
  • Late August 2025, announcement: Airbnb told hosts the PMS switch was coming. Skift's Aug 28 report is the earliest dated coverage we found. It noted that managers would go from 3% to 15.5%, guests would stop paying the ~15% service fee, and Airbnb said total cost would stay the same if nightly rates were adjusted.12
  • Aug 25, 2025: new hosts connecting a PMS could only choose the single fee.7
  • Before Oct 27: hosts could switch early by updating their fee structure in the Payments section of their Airbnb account. Airbnb advised making any price changes on the switch date through the PMS.2 Hostaway told its users the early-switch rate was 15% instead of 15.5%.19
  • Oct 27, 2025, the main switch: most existing PMS hosts moved to the 15.5% single fee automatically. Hosts already on a 15% single fee moved to 15.5%. Hotel listings under contract with Airbnb Travel LLC were exempt.2, 7, 18 Airbnb's Q3 2025 shareholder letter confirms the October migration.8
  • Apr 13, 2026, second wave: Airbnb's updated Resource Center text says PMS hosts still on the split fee switched to the single fee on this date.15, 17 The same day, some PMS hosts briefly saw a split-fee toggle in their settings. Hospitable's CEO said Airbnb's connectivity team called it a display bug, not a rollback.14
  • Jul 29, 2026, update: Airbnb revised its PMS article to say PMS hosts who are not yet on the single fee will switch on October 13.1 Airbnb hasn't said how many PMS hosts that covers.

The bridge: non-PMS hosts already on a single fee (December 1, 2025)

On December 1, 2025, most non-PMS hosts who were already on a single fee (then about 15%) moved to 15.5%. Non-PMS hosts on the split fee were not affected at that point.7, 9, 18

Phase 2: All other hosts

  • Q1 2026: Airbnb's shareholder letter says it had begun testing the single fee in certain other countries.10
  • Mar 22, 2026, country announcement: hosts in Peru and South Korea switch on May 25. Hosts in Germany and the UK switch on June 22. Airbnb also introduced a price adjustment tool that reprices all listings at once.3
  • Jul 7, 2026, global deadlines (article updated Aug 24): hosts must adjust prices by September 15 if they live outside the EEA, and by October 13 if they live within it or in Switzerland. Where VAT or GST applies, the tool builds it into the new price unless the host is VAT-registered and self-assesses.4
  • Q2 2026: Airbnb's shareholder letter says that in July it announced plans to migrate most remaining hosts to 15.5%, with migration expected to finish this year.11
  • Aug 22, 2026: CNBC reported Airbnb was moving all US hosts by September 15. Airbnb told CNBC the change gives guests clearer upfront pricing, which it believes could drive demand and benefit hosts. Some hosts voiced frustration.13
  • Sep 15, 2026: deadline passes for hosts outside the EEA and Switzerland, including the US.4, 15
  • Oct 13, 2026 (upcoming): deadline for the EEA and Switzerland. Airbnb says the split fee won't be available once all hosts have moved.4, 5
The price adjustment tool is built for hosts who don't use a PMS. It updates base, custom, weekend and promotion prices plus host-set fees such as cleaning and pet fees, for the next two years of calendar. Discounts are excluded. Using it can also switch your fee structure, and that can't be undone.6

Rules that applied in every wave

Old bookings
Bookings made before your switch keep the old fee, even if the stay is later or the booking is changed later.5, 6
No going back
Once you've moved to the single fee, you can't return to the split fee.5, 6
Hotel exempt
Hotels under contract with Airbnb Travel LLC were exempt from the 2025 change.7, 18
Rates vary
Brazil and Mexico are 16%, and Airbnb says some hosts pay between 14% and 16%.5

Vrbo: the follow-on change (October 29, 2026)

Vrbo emailed hosts on September 29, 2026, announcing a single, flat 12% commission from October 29, 2026. That is 30 days' notice. Skift framed it as Vrbo catching up to Airbnb's host-only 15.5% and Booking.com's roughly 15%.22, 25, 26

Want the full Vrbo breakdown? This section summarizes our earlier article, Vrbo's 12% Commission Comes With a Catch: You Can't Just Raise Your Vrbo Rate,22 and the sources it cites.23–29

What it means by host type

Your setup todayVrbo's cut on a $1,000 booking todayFrom Oct 29Price rise needed to keep the same payout
Connected through PMS$50 (5%)$120 (12%)about 8.0%
Pay-per-booking, no softwareabout $80 (5% commission + 3% processing)$120 (12%)about 4.5%
Legacy annual subscription$699 a year plus 3% processing12% once the term endsdepends on volume
  • PMS-connected managers take the biggest hit. Roughly 55% of Vrbo listings worldwide connect through software (AirDNA data as reported by Skift and Lodgify).22, 27
  • Subscriptions are ending. Skift reports legacy subscribers, about 12% of US listings, move to 12% too. Hosts report the change happens when their current term expires.22, 25, 29
  • The 12% also applies to fees you charge guests, such as cleaning and pet fees.22, 24
  • Illustration from our Vrbo article: a cabin grossing $60,000 a year with 60% of bookings on Vrbo goes from $1,800 to $4,320 in annual commission, an extra $2,520 per property. Across 20 properties that is about $50,400 a year.22

The rate-parity catch

Vrbo's new Host Terms take effect the same day and make a Vrbo-only price markup risky.22, 23

Section 4.5.7
Content you give Vrbo, including rates, discounts, fees, availability and cancellation terms, must be at least as favorable as what you offer on your own website or any other channel.
Section 5.5.2
The same applies to add-ons such as early check-in, cleaning options, parking and pet fees.
Section 9.2.14
Vrbo can amend, suspend or terminate listings if another channel offers materially more complete or bookable content.

In practice, hosts can either raise rates on every channel or absorb the difference on Vrbo. A direct-booking discount that undercuts the Vrbo price is now a terms risk.22

For context, European regulators have limited parity clauses for Booking.com under the Digital Markets Act. That applies to designated "gatekeepers," which Vrbo is not, and it doesn't cover US hosts.22, 28

Why this matters alongside Airbnb: the standard way to offset Airbnb's fee is an Airbnb-only markup.16, 20 On Vrbo, the equivalent Vrbo-only markup runs into Section 4.5.7.

Still unclear

  • Whether payment processing (currently 3%) is charged on top of the 12%. Vrbo's email says "single," but its help page lists both.22, 24
  • Vrbo's traveler service fee, currently around 11% to 14%, is reportedly set to drop sharply, but no new rates have been published.22, 25

Airbnb and Vrbo side by side

AirbnbVrbo
Host fee15.5% (16% in Brazil and Mexico)12% flat from Oct 29, 2026
Guest service feeNone on single-fee bookingsStill charged (currently ~11–14%)
Who it coversAll hosts, in waves from Oct 2025 to Oct 13, 2026All hosts, from Oct 29, 2026
Fee charged onNightly price plus host-set feesRental amount plus host-set fees

On the host side Vrbo is cheaper (12% vs. 15.5%), but Vrbo guests still pay a service fee that most Airbnb guests no longer do, so compare the total price a guest sees, not just your payout.22

Figure 02 · Host-side fees

Host Fee on a $1,000 Booking, Before and After

What the host pays each platform on the same $1,000 booking. Airbnb's old split fee charged hosts about 3%. Vrbo charges software-connected hosts 5% today.

Host-side fees only.5, 22 Under Airbnb's old split fee the guest paid a further 14.1–16.5%, and Vrbo's guest service fee is separate; neither is shown. Many PMS hosts outside the Americas were already on a host-only Airbnb fee of about 15%.16, 20 Whether Vrbo's 3% processing fee sits on top of the 12% is not yet confirmed.24

Coming up

  • Oct 13, 2026: Airbnb's final switch for EEA and Swiss hosts and any remaining PMS hosts.1, 4
  • Oct 29, 2026: Vrbo's 12% commission and new Host Terms take effect. Continued use after that date counts as acceptance.22

Frequently asked questions

What is Airbnb's single fee, and how much is it?

A host-only service fee of 15.5% of the booking subtotal, taken from the host's payout. It is 16% in Brazil and Mexico, and some hosts pay between 14% and 16%. Guests no longer see a separate Airbnb service fee on single-fee bookings.

When does my account switch to the single fee?

It depends on how you host. Hosts on property management software moved mainly on October 27, 2025 and in a second wave on April 13, 2026, and Airbnb says any not yet switched will move on October 13, 2026. Other hosts moved by country (Peru and South Korea on May 25, Germany and the UK on June 22), then faced deadlines of September 15, 2026 outside the EEA and Switzerland, including the US, and October 13, 2026 inside them.

How much do I need to raise my price to keep my payout?

Divide your old payout by 0.845. On a $100 night that paid you $97 under the split fee, that is about $114.79, a rise of roughly 14.8%. To net your full old price, divide the old price by 0.845, which turns $100 into $118.34 (+18.34%). Airbnb's own example goes from $100 to $115.

Can I go back to the split fee, and what happens to bookings I already have?

No. Once you have moved to the single fee you cannot return to the split fee. Bookings made before your switch keep the old fee, even if the stay is later or the booking is changed later.

How does Vrbo's change compare?

Vrbo moves every host to a flat 12% commission on October 29, 2026, against Airbnb's 15.5%. But Vrbo guests still pay a service fee that most Airbnb guests no longer do, so compare the total price a guest sees, not only your payout. Vrbo's new Host Terms also make a Vrbo-only price markup risky.

Related reading · Vrbo Vrbo's 12% Commission Comes With a Catch: You Can't Just Raise Your Vrbo Rate →
Free Listing Teardown

A Price Rise Only Holds If Your Listing Converts

Repricing by roughly 15% to keep your payout works only if guests still book at the new rate. If you operate in the Southeast, we'll audit your Airbnb listing against your comp set and show you where you are leaving bookings on the table.

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About this analysis

How to Read These Numbers

Fee & datesAirbnb Resource Center and Help Center articles, and Airbnb shareholder letters from Q3 2025 to Q2 2026
Read onOctober 6, 2026. Airbnb has revised these pages several times and may do so again
Press & vendorsSkift, CNBC, The Host Report, and guides from PMS and pricing vendors such as Guesty, Hostaway and PriceLabs
VrboSTR Intel's October 3, 2026 article and the sources it cites
Repricing mathSimple arithmetic on Airbnb's own $100 example, not a forecast
LimitationGeneral information, not legal, tax or financial advice

The examples exist to show the arithmetic, not to describe your business. Your own listing's fee, your VAT or GST treatment and your channel mix decide your real numbers. VAT/GST and income-tax effects of repricing vary by location, and Airbnb itself recommends consulting a tax professional.4

References

Numbered to match the brackets in the text. Click a number in the text to jump to its entry.

Airbnb

  1. Airbnb Resource Center, "Simplifying Airbnb service fees" (PMS hosts), version dated Jul 29, 2026.
  2. Same article, earlier wording (Oct 27, 2025 switch). Airbnb Resource Center.
  3. Airbnb Resource Center, "Simplifying service fees," Mar 22, 2026.
  4. Airbnb Resource Center, "Simplifying service fees on Airbnb," Jul 7, 2026 (updated Aug 24, 2026).
  5. Airbnb Help Center, "Airbnb service fees."
  6. Airbnb Help Center, "Using the Airbnb price adjustment tool."
  7. Airbnb Help Center, "Airbnb service fees," earlier wording with the Aug 25, Oct 27 and Dec 1, 2025 dates.

Airbnb investor letters

  1. Airbnb Q3 2025 Shareholder Letter.
  2. Airbnb Q4 2025 Shareholder Letter.
  3. Airbnb Q1 2026 Shareholder Letter.
  4. Airbnb Q2 2026 Shareholder Letter.

Press

  1. Skift, "Airbnb to Move Property Managers to a 'Single-Fee' Payment System," Aug 28, 2025.
  2. CNBC Make It, "Airbnb's new fee change frustrates hosts," Aug 22, 2026.
  3. The Host Report, "Airbnb's Split-Fee Toggle Is a Bug, Not a Policy Change," Apr 16, 2026.

Industry and vendor guides (Airbnb)

  1. AirROI, "How Much Does Airbnb Take From Hosts?" updated Sep 27, 2026.
  2. Rental Scale-Up (PriceLabs), "Airbnb's 15.5% Host-Only Fee Is Coming for All Hosts," updated Aug 13, 2026.
  3. Homesful, "Airbnb Has Set 15 September to Reprice for the 15.5% Fee," Jul 26, 2026.
  4. Guesty, "Navigating Airbnb's service fee update."
  5. Hostaway Support, "Airbnb Fee Structure Change: Complete Guide for Hostaway Users."
  6. PriceLabs, "Airbnb Fee Structure Changes: What PriceLabs Users Need to Know."
  7. Truvi, "Airbnb Host Fees: What Changed in 2025 and How To Adapt."

Vrbo

  1. STR Intel by Specrom, "Vrbo's 12% Commission Comes With a Catch: You Can't Just Raise Your Vrbo Rate," Oct 3, 2026. Source for all Vrbo figures on this page unless another source is cited.
  2. Vrbo Host Terms of Service, effective Oct 29, 2026.
  3. Vrbo Help Center, "About the pay-per-booking model."
  4. Skift, "Vrbo to Double Commissions as It Plays Catch-Up to Airbnb," Sep 29, 2026.
  5. Rental Scale-Up, "Vrbo Moves All Hosts to a Single 12% Commission."
  6. Lodgify, "Vrbo Host Fees: The New 12% Commission Explained."
  7. European Commission, DMA factsheet on Booking.com pricing freedom, Sep 28, 2026.
  8. BiggerPockets host thread on the Vrbo subscription change.

Published October 6, 2026 · STR Intel by Specrom

STR Intel is independent and not affiliated with or endorsed by Airbnb, Vrbo or Expedia Group. This article is general information, not legal, tax or financial advice.