2025 has been a year of change for Short-Term Rental property managers. Airbnb has rolled out multiple updates — from cancellations and chargeback policies, to new payment terms, to restrictions around off-platform transactions. But the update creating the most conversation is the shift to a host-only service fee of 15.5% for property managers using API/PMS connections (rolling out in Q4 2025).

For professional property managers running 20–200 units, this change is significant — but not catastrophic. The truth is, guests are still paying roughly the same total price they always were. What’s changed is how those fees are allocated between the guest, the platform, and the host.

The real challenge isn’t margin collapse. It’s clear accounting and transparent communication with owners. And that’s exactly where flexible financial software like Clearing becomes essential.

The Bigger Picture: Airbnb’s Rolling Updates in 2025

Before we get into the fee shift, it’s worth recapping some of the other Airbnb updates this year that directly affect property managers financially:

Cancellation & Refund Policy Updates:

Refund windows have tightened, and some cancellation categories have shifted. For managers, this means tracking refunds, adjustments, and even chargebacks is more important than ever. If cancellations aren’t reconciled correctly, owner statements won’t line up with actual payouts.

Payment Term Changes:

Airbnb introduced Buy Now, Pay Later (BNPL) options for guests, delayed payouts for certain hosts, and stricter rules around failed payments. For managers, that adds volatility to expected cash flow and makes reconciliation between bookings and deposits critical.

On-Platform Only Rules:

Airbnb cracked down on off-platform communications and fees. Add-ons like pet charges, mid-stay cleans, or late checkout must now flow through Airbnb’s system. The upside? Clearing automatically pulls Resolution Center transactions into your books, so you don’t miss them.

Together, these changes highlight one consistent truth: Airbnb will continue to adjust policies and fees. Managers can’t control the pace of these changes, but they can control how they respond — and how clearly they communicate the financial impacts to owners.

The 15.5% Host-Only Fee — Before and After

The headline change in 2025 is Airbnb’s move to a single, host-only fee for PMS-connected managers. Here’s what it really means for payouts:

Before (Split Fee Model):

• Host sets nightly rate = $1,000
• Guest pays $1,000 + Airbnb service fee (~14%) = $1,140 total
• Airbnb deducts 3% host fee ($30) + payment processing (~$30)
• Host payout: ~$940

After (Host-Only Fee Model):

• Guest pays $1,000 total (no extra service fee at checkout)
• Airbnb deducts 15.5% host fee ($155) + payment processing (~$30)
• Host payout: ~$815

The Reality

• Guests are now seeing a simpler, all-in price (no extra service fee at checkout).
• But hosts and property managers net less per booking if they don’t adjust their nightly rates.
• On a $1,000 booking, the difference is clear:
  • Old model payout: ≈ $940
  • New model payout: ≈ $815
  • That’s $125 less per booking if nothing changes.

What This Means for Property Managers

1. Rates must be adjusted — Professional managers need to raise prices to account for the higher host-only fee, otherwise margins shrink.
2. Owner communication is critical — Managers must show owners where the new deductions come from and why payouts look different.
3. Fee allocation needs flexibility — With software like Clearing, managers can choose whether to absorb the fee themselves or pass it back to owners transparently in statements.

Why This Isn’t an Apocalypse — But It Is an Accounting Challenge

There’s been a lot of hand-wringing about the fee shift, but the fundamentals haven’t changed. Professional revenue managers have always priced with platform fees in mind.

The bigger issue is one of control and communication:

• Owner Expectations: Many owners are used to hearing “Airbnb charges the guest, not you.” That narrative doesn’t hold anymore. With the host-only fee, owners will see deductions on their statements. Without clear breakdowns, that could lead to disputes.
• Rate Adjustments: Managers who charge management fees based on gross accommodation fare will need to recalculate their formulas to account for the higher host fee.
• Cleaning and Service Fees: Airbnb’s percentage applies to cleaning fees too, which means managers must be diligent in adjusting those rates — something not all PMS platforms handle smoothly.
• Upsell Transparency: Mid-stay cleans, pet fees, or other extras run through Airbnb must be pulled back into financials. If not, managers risk underreporting income to owners.

In other words, the problem isn’t survival — it’s ensuring that financial workflows stay accurate, automated, and transparent.

How Clearing Helps Property Managers Adapt

Here’s where flexible, purpose-built accounting software changes the game. Clearing is designed for property managers, not just for PMS reservation tracking, which means it’s built to handle evolving fee structures.

Automated Fee Tracking

Clearing automatically accounts for Airbnb’s 15.5% fee. No manual adjustments, no guesswork. Fees show up clearly in the system and in owner statements.

Owner Transparency

Statements generated in Clearing show owners exactly what was earned, what was deducted, and why. No ambiguity. No back-and-forth emails.

Flexibility in Allocation

Managers can decide whether the Airbnb host fee comes out of their management margin or directly from the owner’s payout. Clearing supports both models, depending on your business strategy.

Booking Reconciliation

Every Airbnb payout is matched against the bookings it relates to — even with BNPL, partial refunds, or cancellations. That means your books always tie out, and you’re not left wondering why a deposit is $200 short.

Upsell Integration

Add-ons and extras from Airbnb’s Resolution Center automatically sync into Clearing. Managers don’t lose track of income from services, and owners see the full picture of their property’s performance.

Direct vs. Channel Comparison

Clearing makes it easy to compare Airbnb earnings vs. direct booking earnings. Managers can use this to show owners why building out direct channels adds value.

Beyond 2025: Why Flexibility Matters

The most important lesson of 2025 isn’t the host-only fee itself — it’s the pace of change. Airbnb will continue adjusting policies, terms, and fee structures in ways that protect their business and maximize shareholder value.

For property managers, that means:

• Every quarter could bring a new change.
• Your PMS alone isn’t enough. PMS platforms manage reservations; they aren’t built to flex with shifting financial policies.
• Your accounting system must adapt. Without flexible accounting, you’ll be left scrambling with spreadsheets every time Airbnb changes the rules.

With Clearing, you’re not locked into Airbnb’s logic. You gain a standalone financial system that integrates with PMS platforms but gives you control, automation, and flexibility when the ground shifts.

Future Proof Your STR Business

The 15.5% host-only fee is not the end of the world. Guests are paying roughly the same as they always were. The real challenge for property managers is making sure owners understand the shift, fees are tracked accurately, and payouts are reconciled transparently.

That’s why flexible, STR-focused accounting software matters. Clearing helps you automatically track fees, adjust allocations, reconcile bookings, and future-proof your financial workflows against the next round of changes.

👉 Don’t let shifting fee structures create confusion or disputes. Book a free, personalized demo with Clearing today and see how flexible accounting keeps you ahead.

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