You're damn right it's unethical - and academia isn't blameless in creating the situation we find ourselves in today. Those 6 figure administrative salaries and new stadiums have to be paid for somehow - shifting those costs onto those who can least afford to bear them is unconscionable and has to end!
Rising expenses add to these fuss. These needs to be kept under control for better future ahead.
I think it's unethical to charge people to learn.