Last updated: September 14, 2026
Overview
Airbnb is moving all hosts to a host-only fee structure from September 15, 2026 (October 13, 2026 for the EEA and Switzerland; read the announcement here). This brings Airbnb in line with other OTAs like Vrbo and Booking.com.
Hosts on the split-fee structure today (the majority) will raise their nightly rates by about 15% so their payout stays the same.
How does it impact PriceLabs users?
There are two parts, pricing and benchmarking. Find your setup below.
Case 1: You connect PriceLabs via a PMS / Channel Manager
Pricing
Nothing to do. You've been on host-only fees since Airbnb mandated it for software-connected hosts in October 2025.
Market Benchmarking Changes
Our market prices, ADR, Revenue and RevPAR used to reflect nightly rates without any guest service fee (Airbnb commission). Since Airbnb commission is going to be included within the nightly rate starting September 15, 2026, we are adjusting both historical bookings and prices to include the same.
This change is important because YOY listed price, ADR, revenue and RevPAR comparison of future months (where Airbnb commission is included in nightly rates) with past bookings (where Airbnb commission was separately added to nightly rates) would not be fair. Without this change, it would look like the market ADRs have grown while in reality they have only adjusted to incorporate guest service fees. Do note that other fixed fees (like cleaning fee, linen fee, etc.) will continue to be excluded.
Affected products
Dynamic Pricing: Neighborhood Data; Performance Metrics on Pricing Dashboard / Multi-Calendar; Portfolio Analytics; Report Builder.
Market Research: Market Dashboards; Revenue Estimator Pro; Revenue Estimator API / Widget.
Case 2: You connect PriceLabs directly to Airbnb
Pricing
Increase your prices by 15% so your payout stays the same. We've built a migration tool to do this in a few clicks inside PriceLabs.
Market Benchmarking Changes
Our market prices, ADR, Revenue and RevPAR used to reflect nightly rates without the guest service fee (Airbnb commission). Since the Airbnb commission is going to be included within the nightly rate starting September 15, 2026, we are adjusting both historical bookings and prices to include the same.
This change is important because YOY listed price, ADR, revenue and RevPAR comparison of future months (where Airbnb commission is included in nightly rates) with past bookings (where Airbnb commission was separately added to nightly rates) would not be fair. Without this change, it would look like the market ADRs have grown while in reality they have only adjusted to incorporate guest service fees. Do note that other fixed fees (like cleaning fee, linen fee, etc.) will continue to be excluded.
Affected products
Dynamic Pricing: Neighborhood Data; Performance Metrics on Pricing Dashboard / Multi-Calendar; Portfolio Analytics; Report Builder.
Market Research: Market Dashboards; Revenue Estimator Pro; Revenue Estimator API / Widget.
Historical Reservation Benchmarking Changes
Because you're raising nightly rates about 15% to hold your payout, your past revenue would otherwise show an artificial jump that has nothing to do with a pricing decision you made. To keep past and current numbers comparable, we've updated the Rental Revenue formula for split-fee bookings (bookings made when the listing was on host-only fees are unaffected). See details below.
What Changed
| Formula |
Previous | Adjusted Rental Income + Extra Person Fees |
Updated | Adjusted Rental Income + Extra Person Fees + Guest Service Fee |
The Guest Service Fee is what Airbnb charged the guest directly under the split-fee model. It was never part of your payout. Adding it back into reported Rental Revenue puts split-fee bookings on the same basis as host-only fee bookings, so your historical and current numbers line up.
Example
| |
Accommodation charge (Adjust Rental Income) | $100 |
Host service fee | $3 |
Guest service fee | $15 |
Actual payout to host | $97 |
Reported Rental Revenue (updated formula) | ~$115 (Adj. Rental Income + Guest Service Fee) |
The $115 matches what an equivalent host-only fee booking would report. This is a reporting adjustment only. It does not change what you were paid.
Does this affect my upcoming bookings?
No. It applies only to split-fee bookings. On host-only fees there's no separate Guest Service Fee, so it's null and the formula reduces to Adjusted Rental Income + Extra Person Fees, exactly as it works today. This is a one-time normalization tied to the fee transition, not an ongoing change.
If you've set a custom Rental Revenue formula in Account Settings, this update doesn't apply and your setup is unchanged. You can apply the same normalization yourself anytime.
Can I change how my revenue is calculated?
Yes. You can view or adjust your Rental Revenue formula anytime in your Revenue Formula Builder under Account Settings.