Understanding Airbnb Property Management Fees in 2025
Navigating the world of Airbnb hosting involves understanding a complex web of fees that impact both hosts and guests. As of August 2025, Airbnb continues to evolve its fee structures, with a significant emphasis on transparency and a streamlined guest experience. This article provides a comprehensive overview of Airbnb property management fees, including platform service fees, cleaning fees, and the evolving landscape of pricing transparency.
Airbnb Platform Service Fees
Airbnb utilizes two primary fee structures for its hosts: the split-fee model and the host-only fee model. The choice between these models can significantly affect a host’s net earnings and how guests perceive the total cost of a stay.
The Split-Fee Model
This is the most common fee structure on Airbnb. In the split-fee model, the service fee is divided between the host and the guest. Typically, hosts pay a service fee of around 3% of the booking subtotal. This subtotal includes the nightly rate and any additional fees charged by the host, such as cleaning fees, but excludes taxes and the guest’s service fee.
Guests, on the other hand, are charged a service fee that generally ranges from 14.1% to 16.5% of the booking subtotal. This fee can vary based on several factors and may be higher or lower depending on the specific booking. For stays exceeding 28 nights, guests may benefit from a reduced service fee.
As of August 25, 2025, the split-fee pricing structure will no longer be available for hosts who use property management software (PMS) to manage their listings. New hosts using PMS who sign up with Airbnb will only be able to select the host-only fee structure. By October 27, 2025, most hosts using PMS will automatically transition to the single (host-only) fee structure. Hosts not using PMS are not affected by this change and can continue to use the split-fee pricing.
The Host-Only Fee Model
Under the host-only fee model, the host covers the entire service fee, which typically ranges from 14% to 16% of the booking subtotal. This model is mandatory for certain software-connected hosts, including those using a PMS with API-synced listings, unless the majority of their listings are in specific regions like the United States, Canada, Mexico, and others. Hotels and serviced apartments are also required to use this fee structure.
With the host-only fee, guests do not see a separate service charge, making the displayed price the final price they pay (excluding taxes). This can lead to a more transparent and potentially more attractive offer for guests, as they are not surprised by additional fees at checkout.
For hosts using a PMS, the host-only fee is often around 15%, though it can range from 14% to 16%. Hosts with Super Strict cancellation policies or those in the Airbnb Plus program may incur slightly higher fees. For hosts who switch to this model and maintain competitive pricing, Airbnb has reported an increase in bookings, with some seeing an approximate 17% rise.
Cross-Currency Bookings
For bookings made in a different currency than the host’s chosen currency, Airbnb applies an additional fee of up to 2% for hosts using the split-fee model. This means international guests might face a guest service fee of up to 16.2% for such bookings. This change, implemented on April 1, 2024, could influence international booking trends and necessitate pricing strategy adjustments.
Airbnb Property Management Company Fees
Beyond Airbnb’s platform fees, many hosts opt to use professional property management companies to handle the day-to-day operations of their short-term rentals. These companies offer various service levels, and their fees typically reflect the scope of services provided.
Fee Structures for Property Managers
Property management fees for Airbnb rentals generally fall into two main categories:
- Percentage-Based Fees: This is the most common model, where managers charge a percentage of the monthly rental income. Fees typically range from 10% to 25% of gross rental income, with some companies charging between 15% and 40% for full-service management. Factors influencing this percentage include location, property type, market demand, and the extent of services offered. For instance, urban condos and apartments might incur fees of 10-15%, while luxury properties or those in vacation hotspots could range from 15-30%.
- Fixed Monthly Fees: Some companies charge a flat monthly fee, which can range from $100 to $500 per property, depending on the services included and the property’s location. This model offers cost certainty for hosts but may not directly incentivize the manager to maximize rental income.
Services Included in Management Fees
The services covered by property management fees can vary widely but often include:
- Listing optimization, distribution, and marketing
- Dynamic pricing and revenue management
- Guest screening, communication, and support
- Coordination of check-in/check-out
- Cleaning and turnover services
- Property inspections and maintenance coordination
- Calendar and availability management
- Compliance with local regulations
Some companies may offer additional services such as interior design, furnishing, restocking supplies, or premium marketing for an extra fee.
A La Carte and Co-Hosting Services
For hosts who prefer to manage certain aspects of their property themselves, a la carte or co-hosting services are available. These allow hosts to select specific tasks they need assistance with, such as guest communication or cleaning. Fees for these services are generally lower than full-service management, typically ranging from 10% to 20% of booking revenue.
Cleaning Fees
Cleaning fees are a crucial component of the guest’s total cost and are set by hosts to cover the expenses associated with cleaning and preparing the property between stays. As of 2025, there’s a significant push towards greater transparency regarding these fees.
Transparency in Cleaning Fees
Effective May 12, 2025, Airbnb began displaying the total price of stays, including cleaning and service fees, by default for users in the US and over 200 markets. This change, driven by a new Federal Trade Commission (FTC) rule targeting “junk fees,” aims to eliminate hidden charges and provide guests with a clear understanding of the total cost upfront.
This increased transparency has already influenced host behavior. In 2023, following the introduction of an optional total price toggle, nearly 300,000 hosts reduced or eliminated their cleaning fees. By early 2024, approximately 40% of active listings had removed cleaning fees entirely.
Average Cleaning Fees in 2025
According to AirDNA data, the average Airbnb cleaning fee in the United States in 2025 is $161.10 per stay. This figure varies significantly based on property size, location, and cleaning standards. For instance, private rooms have seen an average cleaning fee increase of 10% between the first quarter of 2024 and the first quarter of 2025, rising from $42.90 to $47.10.
Globally, cleaning fees differ. While the US average is $161.10, Canada and Australia typically see fees around $70, and most European markets fall between $65 and $95.
Host Responsibilities for Cleaning Fees
Airbnb advises hosts to use cleaning fees to cover the actual expense of cleaning rather than to generate additional profit. The platform also plans to require hosts to post their specific cleaning requirements on listings before guests book, and guests will be able to provide feedback on the checkout process. Checkout requests should be reasonable and clearly communicated.
Key Trends and Considerations for 2025
Several key trends are shaping Airbnb fees and property management in 2025:
- Increased Price Transparency: The default display of total prices, including all fees, is a major shift that encourages hosts to be more competitive and upfront with their pricing.
- Shift to Host-Only Fees for PMS Users: Hosts utilizing property management software will increasingly transition to the host-only fee structure, impacting how they manage their pricing and guest communication.
- Focus on Value and Guest Experience: With greater transparency, hosts are incentivized to offer a superior guest experience to justify their pricing and stand out in a competitive market.
- Regulatory Compliance: Airbnb’s proactive adoption of FTC regulations highlights a broader trend of increased scrutiny and demand for fair pricing practices across the travel industry.
- Technology Integration: The use of PMS and dynamic pricing tools is becoming essential for hosts to manage fees effectively, optimize pricing, and maintain competitiveness.
Understanding these evolving fee structures and trends is crucial for Airbnb hosts aiming to maximize their profitability and provide a positive experience for their guests in the dynamic short-term rental market of 2025.