Already raised your Airbnb rate?
Now check whether you raised it with a strategy.
aMi Stay Revenue audits pricing, discounts, cleaning fees, minimum stays, and calendar rules so your property in Puerto Vallarta or Bahía de Banderas can protect margin without guessing.
Airbnb's single-fee model
already in effect
The 16% model is already in effect for listings covered by the change. If you only raised your nightly rate, you still need to review discounts, fees, and rules to protect margin.
Cobertura micro-zonas · Bahía de Banderas
Previous model
4% host
Reference split host fee
In effect since Sep 15
16% host
Single host fee
Adjustment
+14.29%
Base adjustment to keep your net
Impact
20 nights
Average monthly estimate
ALERT · What Airbnb isn't telling you
This change is not solved by raising one number for the whole year.
Airbnb has moved listings covered by the change in Mexico to a single-fee structure. Under the model published by Airbnb, the previous split host fee was 4%, while the single host fee is 16%. Raising the base rate does not review discounts, seasons, cleaning fees, minimum stays, or orphan nights.
4%
split fee for hosts in Mexico
16%
unified fee for listings in Mexico
10+
variables that can erode your margin
What usually gets left out of a simple "price bump"
- 1Low season, high season, weekends, holiday weekends, and events.
- 2Easter, summer, Thanksgiving and Christmas/New Year.
- 3Weekly, monthly, early-booking, and last-minute discounts.
- 4Cleaning, pets, extra guests and other fees.
- 5Minimum stays, blocks, advance booking and availability windows.
- 6Real costs: maintenance, internet, cleaning, supplies and management.
The right question is not "how much should I raise the price?"
The question is: what should this property charge in each period to protect margin without losing competitiveness?
WHAT WE ANALYZE
A pricing audit must look at the entire business.
aMi Stay Revenue combines the property's financial logic with its actual platform settings and expected demand behavior.
01 · Profitability
- Fixed and variable costs.
- Platform fees.
- Actual cleaning cost.
- Minimum profitable nightly rate.
02 · Pricing
- Base and weekend pricing.
- Seasonal pricing tiers.
- Holiday weekends and premium dates.
- Last-minute and long-stay pricing.
03 · Stay Policies
- Minimum and maximum stays.
- Pets and extra guests.
- Short vs. standard cleaning.
- Compatible rules and discounts.
04 · Calendar
- Blocked dates and availability.
- Holidays and events.
- Gaps between reservations.
- 12–18 month rate calendar.
The difference is in the combination
A property can have a solid base price and still lose margin because of an excessive monthly discount, an outdated promotion, an incorrect minimum stay, or a cleaning fee that does not cover its cost. That is why we analyze the system, not a single number.
aMi RATE METHOD
A clear process for turning information into decisions.
RATE organizes the consulting engagement into four stages. Each stage answers a specific question and produces an actionable deliverable.
R
Revenue & Profitability
What is the true cost of operating the property, and what is its economic floor?
A
Audit
Which settings, discounts, or rules are helping or eroding margin?
T
Timing & Seasonality
What should be charged during low, regular, high, event, and peak periods?
E
Execution
How is the strategy translated into the calendar, rules, minimum stays, and actual platform settings?
Expected outcome
A decision matrix the owner or manager can understand, justify, and implement: what to charge, when to charge it, with what minimum stay, and with which discounts.
PILOT CASE
One property. More than ten variables affecting its profitability.
Internal case: a 2-bedroom apartment in Nuevo Vallarta. Presented without revenue figures or guest information.
BEFORE THE AUDIT
- ✕Smart Pricing active.
- ✕Nearly flat rates.
- ✕20% monthly discount.
- ✕10% last-minute discount up to 14 days before arrival.
- ✕General 1-night minimum stay.
- ✕No differentiated cleaning fee.
- ✕No pet fee.
- ✕No complete seasonal calendar.
AFTER SETUP
- ✓Manual pricing under a defined rate architecture.
- ✓5 seasonal pricing tiers.
- ✓Complete 2027 calendar.
- ✓Weekly 10% / monthly 11%.
- ✓2/3/4/5-night minimums based on demand.
- ✓Short-stay and standard cleaning fees.
- ✓Pet policy.
- ✓Monthly revenue review.
The takeaway
The value was not in "raising a rate." It was in identifying the settings, costs, and rules that were simultaneously affecting the outcome.
Raising the price was the first step. Auditing the system is what protects margin.
Many hosts reacted to the 16% fee by increasing their rate. The problem is that a flat adjustment can leave hidden leaks in place until the calendar starts behaving differently.
Did your adjustment also review this?
Instant preliminary simulator
It is not just raising the rate. It is calibrating by micro-market.
Move the slider to simulate a preliminary market scenario. The fee-only base adjustment is calculated separately; this view adds regional sensitivity.
No cost or commitment for selected properties in Puerto Vallarta & Bahía.
Rates & Commissions Audit 2026
Airbnb 2026 Commission Impact Simulator
Currency
Monthly occupancy
Current Strategy
$4,608
Net income today
Negative Impact
−$10,368
Estimated monthly loss
aMi Equilibrium
$5,486
Recommended rate
This is a base calculation on the nightly rate. Your actual profitability depends on taxes (ISR/IVA), seasons, holiday weekends, cleaning, supplies, long-stay discounts, and each platform's rules. The full audit reviews rate by rate. This is not tax advice; validate it with your accountant.
Operational Transparency
What Airbnb's calculator does NOT show you
| Factor / feature | Airbnb (free) | Free calculators | aMi Revenue Audit |
|---|---|---|---|
| Basic rate calculation | |||
| Guest view (how they find you) | |||
| Mexican tax context (ISR/IVA) | |||
| Seasons and holiday weekends (12-18 months) | |||
| Portfolio analysis (5+ properties) | |||
| Long-stay discounts | |||
| Calendar configuration |
WORK PROCESS
Five steps. One property configured with purpose.
Intake
We receive property information, costs, current settings, bookings, and goals.
Audit
We identify discounts, rules, fees, blocked dates, and decisions that affect margin.
Strategy
We define the pricing architecture, seasonality, minimum stays, and discount policy.
Implementation
We guide the setup and configuration within Airbnb or another agreed platform.
Validation
We test guest scenarios and leave a review and adjustment plan in place.
Information we request
- 1Screenshots or guided access to pricing and availability settings.
- 2Current rates, discounts, and any seasons already defined.
- 3Maintenance, internet, cleaning, management, and supply costs.
- 4Available booking/occupancy history and future blocked dates.
- 5Capacity, pet policy, cleaning policy, and profitability goals.
SCOPE & RESPONSIBILITIES
Revenue management, not property management.
aMi Stay Revenue supports pricing and configuration decisions. It does not replace day-to-day property operations or accounting or legal advice.
- Audit pricing and settings.
- Model costs and discounts.
- Design the pricing calendar.
- Recommend rules and minimums.
- Guide implementation.
- Guest communication.
- Check-in / check-out.
- Maintenance coordination.
- Tax filings.
- Occupancy or revenue guarantees.
— Revenue management as a practice, not a buzzword. —
SERVICES
Three levels of support, depending on the degree of involvement required.
Choose the level of support that matches your property and your operating needs.
Prices are quoted in MXN and are subject to VAT.
01
aMi Revenue Audit
For those who need to know what is wrong, what is working, and what should change.
+ VAT · one-time
- Audit of settings and discounts.
- Cleaning, fees and long-stay review.
- Identification of margin leaks and opportunities.
- Pricing recommendations and priorities.
- Executive report + results session.
02
aMi Revenue Setup
The core service: a complete strategy and guided support to configure the property correctly.
+ VAT · one-time per property
- Everything in Revenue Audit.
- Cost model and profitability floor.
- Rate architecture by seasonal tier.
- 12-18-month strategic calendar.
- Rules, minimum stays, cleaning, pets, and discounts.
- Guided configuration + final review.
- One 30-day follow-up review.
03
aMi Revenue Monitor
To keep the calendar actively optimized after the initial setup.
+ VAT / month · per property
- Monthly review of forward occupancy and calendar gaps.
- Events, seasonality, and demand shifts.
- Recommendations to raise or lower rates.
- Adjustments to minimum stays, discounts, and last-minute pricing.
- Monthly report of recommended actions.
aMi Revenue Setup: what the client receives.
An implementation-focused consulting service, not a report that sits in a folder.
5–7 business days per property after all required information is received. Portfolios and complex configurations are scheduled in stages.
FREQUENTLY ASKED QUESTIONS
Answering the most common questions before booking.
Pilot market
Micro-areas we cover
Bahía de Banderas and Puerto Vallarta — regional expertise from micro-market to micro-market.
Your property already has a calendar. Now it needs a strategy.
Schedule a diagnostic session with aMi and let's review whether your prices, costs, and rules are supporting your property's profitability.