Boston, Massachusetts Short-Term Rental Market
Boston STRs averaged $221/night at 64.8% occupancy in April 2026, driven by owner-occupied listings under one of the strictest STR frameworks in the US.
Quick Answer: Boston, Massachusetts is an active short-term rental market. average occupancy is 65%. average monthly revenue is $3,607. average daily rate is $221. the top operator is Blueground with 642 listings. market score is 53/100 (grade D).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Boston operates one of the most restrictive short-term rental regimes in the United States. The city’s 2019 ordinance (Chapter 9-14) limits STRs exclusively to primary residences, effectively excluding investor-owned properties from the legal STR market. Despite this constraint, the market maintains strong metrics: as of April 2026, the average daily rate is $221, occupancy is 64.8%, and RevPAR is $143. Year-over-year, occupancy was essentially flat (-0.2 points), ADR rose 1.1%, and revenue increased 6.1% versus April 2025.
Boston draws approximately 17 million annual visitors, supporting consistent year-round demand across approximately 5,900 tracked listings (predominantly apartments). By listing type, apartments dominate given the urban multifamily character of Boston housing. Channel distribution reflects a city where Airbnb dominates the short-term market. The overall market score reflects high occupancy and revenue performance offset by the most restrictive regulatory score in this batch.
For operators who qualify (primary residents), Boston’s STR market offers exceptional occupancy above 64% with above-median rates in a city that never experiences true off-season demand.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 52% | $128 | $1,897 |
| Feb | 60% | $130 | $1,919 |
| Mar | 65% | $149 | $2,506 |
| Apr | 65% | $172 | $2,842 |
| May | 69% | $184 | $3,280 |
| Jun | 72% | $201 | $3,786 |
| Jul | 75% | $197 | $3,959 |
| Aug | 75% | $200 | $4,018 |
| Sep | 72% | $187 | $3,541 |
| Oct | 74% | $194 | $3,977 |
| Nov | 58% | $159 | $2,592 |
| Dec | 53% | $143 | $2,167 |
Top Short-Term Rental Operators in Boston
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Blueground | 642 | 322 | ★ 4.16 |
| 2 | Evonify | 249 | 6,266 | ★ 4.59 |
| 3 | Club Quarters Hotels | 125 | 1,844 | ★ 4.70 |
| 4 | Compass Furnished Apartments | 121 | 155 | ★ 4.90 |
| 5 | Maverick Suites | 121 | 24,799 | ★ 4.60 |
What Kind of STR Should I Buy in Boston?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 7,774 |
| 2 bed | 3,189 |
| 3 bed | 2,016 |
| 4 bed | 935 |
| 5 bed | 507 |
ADR by Property Tier
| Entire Home | $274 |
| Luxury | $478 |
| Professionally Managed | $241 |
Revenue by Dwelling Type
| Apartment | $3,855 |
| Entire Place | $4,407 |
| House | $3,203 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 64.7% |
| vrbo | 5% |
| both | 30.4% |
Investment Analysis
Boston’s STR market is structurally closed to non-owner-occupied investment. The city’s ordinance prohibits STRs in non-primary-residence properties outright, making traditional STR investment illegal within city limits. Investors seeking cash-flow income from Boston-area real estate cannot legally operate a full STR unless they occupy the property as their primary residence for at least 9 months per year.
For qualifying primary residents, the financial profile is strong. At a typical home value of $793,154 and April 2026 average monthly revenue of $3,607, annualized gross revenue is approximately $43,288, implying a gross revenue yield of roughly 5.5% on housing cost. But because an owner-occupant’s opportunity cost is different from a pure investor’s, and because the property also provides primary residence value, this yield calculation is not directly comparable to investor markets.
For reference, apartments average $3,855 per month — the highest apartment revenue figure in this batch — and entire-place units generate $4,407. The luxury-tier ADR of $478 is the highest in this data set, reflecting Boston’s premium urban positioning. The occupancy tax of 14.95% combined (including the 2.75% convention center fee) is one of the highest in the batch.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Boston bookings average a 55-day lead time, roughly 8 weeks in advance. This is longer than most markets in this batch, reflecting the deliberate advance planning of conference attendees, university visitors, medical travelers, and out-of-state tourists booking Boston vacations.
Average length of stay is 4.4 nights, reflecting a mix of multi-night conference stays, family visits to universities, and urban tourism. The relatively long lead time and strong year-round demand mean that Boston operators can hold firm on rates and adjust only at the 14 to 21 day window for occasional soft periods. Given the strict registration requirement (no investor-owned listings), inventory is naturally constrained, and competition is primarily between registered primary-resident operators.
Short-Term Rental Regulations
Boston’s STR ordinance (Chapter 9-14, effective January 1, 2019) is among the most restrictive in the US. Owner-occupancy is required: all three permitted registration categories require the operator to hold the unit as their primary residence for at least 9 months per year. Renters cannot list their units. Investor-owned or non-owner-occupied units are prohibited from operating as STRs.
Three registration categories are issued by the Inspectional Services Department (ISD): Limited Share ($25/year, owner must be present during the stay, maximum 3 guest bedrooms or 6 guests), Home Share ($200/year, owner may be absent, maximum 5 bedrooms or 10 guests), and Owner-Adjacent ($200/year, secondary unit in an owner-occupied 2- or 3-family building).
A separate Business Certificate from the City Clerk ($65, valid 4 years) is also required before listing. The combined occupancy tax is 14.95%: 5.7% state room occupancy excise, 6.5% Boston local excise, and 2.75% convention center financing fee. An additional community impact fee of up to 3% applies to operators with more than one property. Enforcement is rated strict.
Market Comparison
Boston’s April 2026 ADR of $221 is essentially at the US STR median of approximately $220, while occupancy at 64.8% is approximately 10 percentage points above the national median of approximately 55%. The combination produces RevPAR of $143, among the highest in this batch.
Blueground leads the market with 642 listings and 322 reviews (4.16 average rating), reflecting its corporate furnished apartment focus rather than traditional STR. Evonify follows with 249 listings and 6,266 reviews (4.59 rating). Club Quarters Hotels holds 125 listings (4.70 rating). Compass Furnished Apartments manages 121 listings with a 4.90 rating, the highest in the group. Maverick Suites rounds out the top five with 121 listings and 24,799 reviews (4.60 rating).
The operator profile in Boston is distinctly different from leisure markets: corporate furnished apartment providers and hotel-like operators (Blueground, Club Quarters, Maverick Suites) dominate the professionally managed segment, reflecting the corporate and conference demand base.
Frequently Asked Questions About Boston, Massachusetts
Are short-term rentals legal in Boston?
Can investors buy property in Boston to use as an STR?
What is the average nightly rate for Boston short-term rentals?
What occupancy rate can I expect in Boston?
What taxes apply to Boston short-term rentals?
What is the best season for Boston short-term rentals?
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