How much does Airbnb charge hosts in Brazil?

Under the host-only fee, 16% of the host's payout. Under the split fee, 4% from the host, plus the fee paid by the guest. The figures are from Airbnb's help center (article 384), read in October 2026.

Who is required to use Airbnb's host-only fee?

Most hosts, hotel and serviced apartment listings, and anyone who uses property management software. After the switch, the listing does not go back to the split fee. The change applies only to new bookings.

What is Booking.com's commission in 2026?

The base commission is set in each property's contract, in the Extranet. In the preferred partner program, it rose from 15% to 18% on July 1, 2026. The figure comes from the industry associations that filed with Cade.

Can I ask an Airbnb guest to book direct next time?

Not through the platform. Airbnb's policy prohibits off-platform links in messages and listings, discounts for booking elsewhere and rebooking outside the platform. The rule covers future or repeat bookings. A direct booking needs to start on the manager's own channel.

How do I calculate the nightly rate with the Airbnb fee?

Divide the net amount you want to receive by 1 minus the fee. To receive R$ 425 per night with the 16% host-only fee, the nightly rate comes to R$ 506.

Is the manager's commission on the gross or net booking amount?

It depends on the management contract. On gross, the channel fee comes entirely out of the owner's payout. On net, the manager and the owner split the cost. Write the basis into the contract and show it on the statement.

Airbnb and Booking.com fees in 2026: what a property manager pays and when direct booking pays off

By Victor Ferreira · October 26, 2026 · 7 min read

In Brazil, Airbnb charges hosts 16% under the host-only fee, which is mandatory for anyone using management software. Booking.com raised the commission for its preferred partner program from 15% to 18% in July 2026. On an example booking of R$ 2,000, a direct booking leaves the owner R$ 255 more than Airbnb.

How much does Airbnb charge hosts in 2026?

It depends on the listing's fee structure. Under the host-only fee, Airbnb deducts 16% from the host's payout in Brazil. Under the split fee, the host pays 4%, and the guest pays the other part.

The figures are from Airbnb's help center (article 384), read on October 26, 2026:

Structure	Who pays	Fee in Brazil	Who is on it
Host-only fee	Only the host	16% of the payout	Most hosts, hotels and serviced apartments, and anyone using property management software
Split fee	Host and guest	4% from the host, plus the guest fee	Those who have not switched yet

Outside Brazil and Mexico, the host-only fee is usually 15.5%. For a Brazilian property manager, the 16% figure applies.

Three points weigh on a manager's operation:

Management software leads to the host-only fee. If the listings are connected to a management system, the host-only fee is mandatory. Anyone managing a portfolio with a channel manager is in this group.
There is no going back. After the switch, the listing does not return to the split fee. The change applies to new bookings; those confirmed before follow the old rule.
The nightly rate needs to absorb the fee. Under the split fee, part of the cost was visible to the guest. Under the host-only fee, the 16% comes out of what the manager receives. If the nightly rate did not change, the payout dropped.

For the split fee, the article says the fee applies to the nightly rate and the fees charged by the host. For the host-only fee, the page does not detail the basis. Check in Airbnb's earnings area, booking by booking.

How much does Booking.com charge properties?

Booking.com's base commission is set in each property's contract and appears in the Extranet. There is no single public table. What changed in 2026 was the preferred partner program.

According to Brasil Turis, on June 24, 2026, the program's commission went from 15% to 18% on July 1. FNHRBS led a complaint to Cade (Brazil's antitrust authority) against the increase, with FOHB, ABIH Nacional, ABR and BLTA.

The associations estimate that Booking.com holds 40% to 60% of bookings made through OTAs in the country. They also state that properties that do not accept the new percentage may lose search visibility. As of October 26, 2026, we found no Cade decision on the complaint.

In practice, the manager decides house by house:

In the preferred program: 18% per booking, in exchange for more prominence in search.
Outside the program: the contract commission, with the risk of less prominence pointed out by the industry.
Rate parity: the complaint to Cade cites price parity clauses in the contracts. Read yours before advertising a lower nightly rate on your own site.

How much is left from a R$ 2,000 booking on each channel?

After the channel fee, cleaning and the manager's commission, the owner receives R$ 1,278 through Airbnb and R$ 1,533 through a direct booking. Almost all of the difference comes from the fee.

The amounts are an example: 4 nights, including the cleaning fee, for a total of R$ 2,000. Cleaning costs the manager R$ 150. The manager's commission is 15% of the amount received from the channel. On a direct booking, Pix costs 1%.

R$ 2,000 booking (example)	Airbnb, host-only fee	Booking.com, preferred program	Direct booking with Pix
Channel fee	R$ 320 (16%)	R$ 360 (18%)	R$ 20 (1%)
Amount received	R$ 1,680	R$ 1,640	R$ 1,980
Cleaning	R$ 150	R$ 150	R$ 150
Manager's commission (15% of amount received)	R$ 252	R$ 246	R$ 297
Owner payout	R$ 1,278	R$ 1,244	R$ 1,533

The table shows three things:

Direct booking pays off for both sides. The owner receives R$ 255 more than on Airbnb, and the manager R$ 45 more. It is an argument for the owner to support the manager's own channel.
The commission basis changes the math. If the manager charges 15% on the gross R$ 2,000, it receives R$ 300 on any channel. Then the channel fee comes entirely out of the payout. Write the basis into the management contract.
Airbnb and Booking.com come out close. In the example, the difference is R$ 34. What moves the result is how much of the portfolio goes through OTAs, not which OTA.

In a month with 40 bookings of this size, every 10 bookings that move from Airbnb to the direct channel add R$ 2,550 to the payouts.

How do I adjust the nightly rate to Airbnb's host-only fee?

Calculate the nightly rate from the net amount you want to receive, not from the price the guest sees. The formula is: nightly rate = desired net ÷ (1 − fee).

An example: to receive R$ 425 per night with the 16% host-only fee, the nightly rate needs to be R$ 506 (425 ÷ 0.84). Under the split fee, with 4% from the host, R$ 443 would be enough. Anyone who switched without reviewing the price lost that difference.

Step by step:

Review the houses one by one after the switch. The old nightly rate with the new fee reduces the payout without anyone noticing.
Check the fee basis in the earnings report for a real booking, with and without the cleaning fee.
Compare net per channel for the month, not the advertised nightly rate. Net is what becomes the payout.
Tell the owner before the statement. They will see a higher fee per booking. An explanation that arrives before the question prevents distrust.
Check parity with Booking.com before lowering the price on one channel and not the other.

When does direct booking pay off?

Direct booking pays off when the guest arrives through the manager's own channel: a branded website, Google, Instagram, referrals or people who have booked direct before. It is not for taking away from Airbnb a booking that started there.

Airbnb's "Preços e transparência de pagamentos" (pricing and payment transparency) policy (article 2799) prohibits off-platform links in listings and messages. It also prohibits discounts for booking elsewhere and rebooking or extending bookings outside the platform. The rule covers future or repeat bookings. Do not use the Airbnb conversation to bring the guest to your website.

With your own channel built, four pieces make direct booking work:

Deposit via Pix with the rule accepted. For vacation rentals, Brazil's Tenancy Law (Lei do Inquilinato) allows receiving the rent all at once and in advance (art. 49). A vacation rental lasts up to 90 days (art. 48).
Contract with the furniture list. In a furnished house, describing the furniture and household items in the contract is mandatory (art. 48, sole paragraph). It is also the basis for the checkout inspection.
Cancellation rule before payment. Under art. 46 of Brazil's Consumer Protection Code, a contract does not bind someone who had no chance to read it beforehand. The guest accepts the rule in the same link as the Pix.
Your own security deposit and inspection. Airbnb's damage protection covers Airbnb bookings. On a direct booking, the manager sets the security deposit and keeps the photos.

For the house's workflow between one stay and the next, see how to organize cleaning on a same-day turnover.

How CERNE solves it

CERNE brings the channels into one calendar and carries each booking's fee through to the owner's statement.

Channel calendar. Bookings from Airbnb, Booking.com and direct sit on one grid per property, through a market channel manager. Each booking carries the channel fee.
Direct booking with a deposit. The guest books on the manager's website, accepts the cancellation rule and pays the deposit via Pix in the same link.
Payout per property. Nightly rates from each channel, cleanings, commission and expenses add up per property. The commission basis follows each owner's contract.
Statement by link. The owner opens the property's statement, and the total matches the Pix. A person approves the send.
Direct question. In the AI assistant, management asks "how much net did each channel leave in October, by house?". The answer comes with the data from the operation.

The vacation rental package is being built in the operation of casastemporada.com, a manager in Porto Seguro and Guarulhos that is switching systems. See the workflows on the hospitality and vacation rentals page and the cards for each function. To choose a tool, read what to compare in vacation rental software.

Start with an assessment

The table in this article uses example numbers. Your company's table uses your statements. Start with an assessment of your operation: our team calculates the net of each channel per property and reviews the commission basis with you. Schedule the assessment.

Frequently asked questions

How much does Airbnb charge hosts in Brazil?: Under the host-only fee, 16% of the host's payout. Under the split fee, 4% from the host, plus the fee paid by the guest. The figures are from Airbnb's help center (article 384), read in October 2026.
Who is required to use Airbnb's host-only fee?: Most hosts, hotel and serviced apartment listings, and anyone who uses property management software. After the switch, the listing does not go back to the split fee. The change applies only to new bookings.
What is Booking.com's commission in 2026?: The base commission is set in each property's contract, in the Extranet. In the preferred partner program, it rose from 15% to 18% on July 1, 2026. The figure comes from the industry associations that filed with Cade.
Can I ask an Airbnb guest to book direct next time?: Not through the platform. Airbnb's policy prohibits off-platform links in messages and listings, discounts for booking elsewhere and rebooking outside the platform. The rule covers future or repeat bookings. A direct booking needs to start on the manager's own channel.
How do I calculate the nightly rate with the Airbnb fee?: Divide the net amount you want to receive by 1 minus the fee. To receive R$ 425 per night with the 16% host-only fee, the nightly rate comes to R$ 506.
Is the manager's commission on the gross or net booking amount?: It depends on the management contract. On gross, the channel fee comes entirely out of the owner's payout. On net, the manager and the owner split the cost. Write the basis into the contract and show it on the statement.

CERNE for Hospitality and rentals. Airbnb, Booking.com and direct bookings in one calendar, cleaning between stays and each owner's statement in the same system. The AI works inside the operation, and a team stays with your management. See how it works or start with an assessment of your operation.

Sources

Victor Ferreira · Partner at IF Soluções and responsible for CERNE's architecture: the modules many companies share, the API integrations with the systems clients already use, data and security. Makes sure a workflow built for one client becomes a module that serves other markets.