Sarasota STR market hits $5,453 average monthly revenue with ADR up 85% since 2021.
Market Overview
Sarasota, Florida is one of the Gulf Coast’s largest short-term rental markets, with 3,307 active listings recorded in February 2026. The market has grown significantly since 2021, when roughly 2,189 properties were active, representing a 51% increase in supply over five years. That supply growth is the central dynamic investors need to understand: occupancy rates have declined from 65.9% in 2021 to 46.5% in 2026, while average daily rates have risen sharply from $195 to $361 over the same period. The net result is that average monthly revenue has held relatively steady, ranging from a low of $3,865 in 2024 to $5,453 in February 2026. The market draws approximately 5 million visitors annually to a city of roughly 55,000 residents, which creates sustained demand across a wide range of property types. At the February 2026 snapshot, the average occupancy stood at 50%, ADR at $377, and RevPAR at $195. The market is no longer a low-competition environment, but revenue potential at the top quartile remains strong, with properties at the 75th percentile generating $6,917 per month and top-decile properties reaching $10,973. Investors entering today are competing in a mature, data-rich market where operational quality and positioning drive results more than timing.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue | Active Listings |
|---|---|---|---|---|
| Jan | 56% | $264 | $4,666 | 2,994 |
| Feb | 63% | $282 | $5,690 | 3,000 |
| Mar | 72% | $253 | $6,539 | 2,723 |
| Apr | 62% | $235 | $4,855 | 2,704 |
| May | 54% | $218 | $4,001 | 2,579 |
| Jun | 60% | $227 | $4,640 | 2,818 |
| Jul | 59% | $231 | $4,866 | 2,987 |
| Aug | 50% | $217 | $3,865 | 2,983 |
| Sep | 43% | $210 | $3,081 | 2,983 |
| Oct | 50% | $214 | $3,603 | 2,863 |
| Nov | 50% | $229 | $3,632 | 2,901 |
| Dec | 50% | $262 | $4,179 | 2,955 |
Sarasota has a pronounced two-season demand structure driven by the Gulf Coast’s winter-sun tourism pattern. The peak period runs from January through April. March is the single strongest month, averaging 72.0% occupancy at a $253 ADR, producing $6,539 in average monthly revenue. February follows closely at 62.6% occupancy and $282 ADR ($5,690 revenue), and January runs at 56.0% occupancy with a $264 ADR ($4,666 revenue). April stays competitive at 62.2% occupancy before demand softens heading into summer. The summer months deliver moderate performance. June and July average 59% to 60% occupancy, with ADR in the $227 to $231 range, generating $4,640 to $4,866 in revenue. August drops to 50.4% occupancy ($217 ADR, $3,865 revenue). September is the clear low point of the year at 43.0% occupancy and a $210 ADR, averaging just $3,081 in monthly revenue, likely reflecting the combination of hurricane season caution and school-year scheduling. October and November recover gradually, reaching about 50% occupancy with ADR in the $214 to $229 range. December ticks up to a $262 ADR (higher than most summer months) as the snowbird migration begins, averaging $4,179 in revenue. The practical implication: a property that earns $6,500 in March should be budgeted to earn under $3,200 in September. Pricing strategies that discount aggressively in fall to maintain occupancy tend to outperform those that hold premium rates into empty calendars.
Revenue Breakdown
| Metric | 25th Pctile | Median | 75th Pctile | 90th Pctile |
|---|---|---|---|---|
| Revenue/mo | $1,700 | $4,069 | $6,917 | $10,973 |
| ADR | $193 | $287 | $420 | $628 |
| Occupancy | 22% | 52% | 78% | 90% |
February 2026 data shows a wide spread between performers in the Sarasota STR market. At the 25th percentile, properties averaged $1,700 per month in revenue, indicating that roughly one in four listings generates limited returns. The median (50th percentile) was $4,069, a reasonable benchmark for a well-managed standard property. The 75th percentile reached $6,917, and the 90th percentile hit $10,973 per month. On the ADR side, the spread is equally wide: the 25th percentile ADR was $193, the median $287, the 75th percentile $420, and the 90th percentile $628. Occupancy showed a similar pattern: 22% at the bottom quartile, 52% at the median, 78% at the 75th percentile, and 90% at the top decile. The wide gap between the bottom and top quartiles (p25 revenue of $1,700 vs. p75 of $6,917) reflects the importance of property type, location, and management quality within this market. Beachfront or water-view properties in areas like Siesta Key command dramatically higher ADRs and occupancy than inland or unlicensed-equivalent inventory.
Investment Analysis
Revenue Trend
RevPAR & ADR Trend
| Date | Revenue | RevPAR | ADR |
|---|---|---|---|
| Mar 2021 | $5,832 | $188 | $202 |
| Apr 2021 | $5,233 | $174 | $197 |
| May 2021 | $5,116 | $165 | $192 |
| Jun 2021 | $5,389 | $180 | $196 |
| Jul 2021 | $5,548 | $179 | $200 |
| Aug 2021 | $4,642 | $150 | $188 |
| Sep 2021 | $3,896 | $130 | $185 |
| Oct 2021 | $4,055 | $131 | $188 |
| Nov 2021 | $4,070 | $136 | $192 |
| Dec 2021 | $4,560 | $147 | $211 |
| Jan 2022 | $5,084 | $164 | $202 |
| Feb 2022 | $5,217 | $186 | $217 |
| Mar 2022 | $6,263 | $202 | $226 |
| Apr 2022 | $5,404 | $180 | $221 |
| May 2022 | $4,273 | $138 | $201 |
| Jun 2022 | $5,222 | $174 | $211 |
| Jul 2022 | $5,540 | $179 | $224 |
| Aug 2022 | $4,583 | $148 | $206 |
| Sep 2022 | $3,999 | $133 | $202 |
| Oct 2022 | $5,116 | $165 | $209 |
| Nov 2022 | $4,689 | $156 | $210 |
| Dec 2022 | $4,773 | $154 | $222 |
| Jan 2023 | $5,338 | $172 | $229 |
| Feb 2023 | $5,852 | $209 | $240 |
| Mar 2023 | $6,937 | $224 | $253 |
| Apr 2023 | $4,713 | $157 | $221 |
| May 2023 | $3,586 | $116 | $193 |
| Jun 2023 | $4,091 | $136 | $193 |
| Jul 2023 | $4,397 | $142 | $197 |
| Aug 2023 | $3,328 | $107 | $183 |
| Sep 2023 | $2,635 | $88 | $180 |
| Oct 2023 | $2,395 | $77 | $171 |
| Nov 2023 | $2,592 | $86 | $204 |
| Dec 2023 | $3,085 | $100 | $244 |
| Jan 2024 | $4,111 | $133 | $256 |
| Feb 2024 | $5,637 | $194 | $264 |
| Mar 2024 | $6,217 | $201 | $270 |
| Apr 2024 | $3,781 | $126 | $242 |
| May 2024 | $3,242 | $105 | $227 |
| Jun 2024 | $3,671 | $122 | $239 |
| Jul 2024 | $3,962 | $128 | $250 |
| Aug 2024 | $3,209 | $104 | $230 |
| Sep 2024 | $2,243 | $75 | $218 |
| Oct 2024 | $3,140 | $101 | $213 |
| Nov 2024 | $3,142 | $105 | $238 |
| Dec 2024 | $4,029 | $130 | $281 |
| Jan 2025 | $4,392 | $142 | $288 |
| Feb 2025 | $6,289 | $225 | $310 |
| Mar 2025 | $7,448 | $240 | $317 |
| Apr 2025 | $5,143 | $171 | $293 |
| May 2025 | $3,790 | $122 | $278 |
| Jun 2025 | $4,829 | $161 | $296 |
| Jul 2025 | $4,882 | $158 | $285 |
| Aug 2025 | $3,563 | $115 | $276 |
| Sep 2025 | $2,634 | $88 | $266 |
| Oct 2025 | $3,310 | $107 | $288 |
| Nov 2025 | $3,668 | $122 | $304 |
| Dec 2025 | $4,448 | $144 | $354 |
| Jan 2026 | $4,407 | $142 | $345 |
| Feb 2026 | $5,453 | $195 | $377 |
Occupancy vs Supply
| Date | Occupancy | Active Listings |
|---|---|---|
| Mar 2021 | 72% | 2,023 |
| Jun 2021 | 74% | 2,179 |
| Sep 2021 | 56% | 2,231 |
| Dec 2021 | 63% | 2,287 |
| Mar 2022 | 69% | 2,331 |
| Jun 2022 | 65% | 3,150 |
| Sep 2022 | 48% | 3,161 |
| Dec 2022 | 57% | 3,154 |
| Mar 2023 | 74% | 3,130 |
| Jun 2023 | 62% | 3,095 |
| Sep 2023 | 42% | 3,033 |
| Dec 2023 | 42% | 2,725 |
| Mar 2024 | 71% | 2,624 |
| Jun 2024 | 49% | 2,061 |
| Sep 2024 | 35% | 3,003 |
| Dec 2024 | 46% | 3,317 |
| Mar 2025 | 74% | 3,506 |
| Jun 2025 | 50% | 3,604 |
| Sep 2025 | 34% | 3,488 |
| Dec 2025 | 40% | 3,294 |
With a typical home value of $409,000 and a median sale price of $405,000, Sarasota requires meaningful capital to enter. The market’s sale-to-list ratio of 0.957 and median days to pending of 50 indicate a slower buyer environment than peak years, giving investors more negotiating room than the 2021 to 2022 cycle. At the median revenue level of $4,069 per month (February 2026 snapshot), a property purchased at $405,000 with 20% down generates a gross annual revenue of approximately $48,828. That equates to a gross revenue yield of roughly 12% on the down payment before expenses, or around 4.8% on total acquisition cost before operating costs, financing, and vacancy. Properties in the top quartile averaging $6,917 per month produce $83,004 annually, improving yield meaningfully. The top decile at $10,973 per month points to high-performing beachside properties with premium positioning. The key risk factor is the steady ADR compression risk: as supply grew 51% from 2021 to 2025, occupancy fell 13 percentage points. Investors who purchased at 2022 or 2023 price peaks experienced the sharpest compression. The 2024 to 2026 trend shows ADR appreciation partially compensating for occupancy losses, but this trend is not guaranteed. Entry at current housing prices with realistic occupancy expectations in the 50% to 60% range is the prudent modeling assumption.
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| Date | Typical Home Value |
|---|---|
| Mar 2021 | $336,172 |
| Dec 2021 | $404,282 |
| Sep 2022 | $499,400 |
| Jun 2023 | $493,964 |
| Mar 2024 | $498,795 |
| Dec 2024 | $478,255 |
| Sep 2025 | $441,888 |
Booking Insights
Sarasota guests book well in advance compared to national STR averages. As of February 2026, the average booking lead time was 114 days, with the median at 84 days. This means half of all bookings are made roughly three months or more before the stay. For operators, this has two direct implications. First, pricing strategies need to be set and visible well ahead of arrival windows, particularly for peak season (January through April). Guests booking peak-season stays in Sarasota are often planning 3 to 5 months out. Second, last-minute discounting in this market tends to be less necessary than in urban or domestic-weekend-trip markets, as demand arrives on a longer planning horizon. The average length of stay was 9.7 days, with a median of 6 days. Given the 7-night minimum stay requirement enforced within Sarasota city limits, this aligns closely: most guests are booking week-long stays. Longer-stay guests (the average skewing nearly 10 days) suggest some portion of the market serves 10-to-14-day vacationers and snowbird short stays. Operators who configure their minimum stay settings to align with the 7-night legal minimum, and price peak weeks at a premium 90 or more days in advance, are positioned to capture demand at the top of the rate curve.
Short-Term Rental Regulations
Sarasota has a defined and actively enforced short-term rental framework that investors must understand before purchasing. Under Ordinance 25-5560, every short-term rental operating within Sarasota city limits must hold a valid Vacation Rental Certificate issued by the City of Sarasota. As of 2026, all certificates require annual renewal, and registration with both the Florida Department of Business and Professional Regulation (DBPR) and the Sarasota County Tax Collector is mandatory. The City of Sarasota enforces a minimum stay requirement of 7 full days and 7 full nights. This 7-night minimum is a significant operational constraint: it rules out weekend getaway pricing strategies and means the market does not function like a traditional nightly-booking platform for many properties within city limits. Operators must collect and remit a 5% tourist development tax on all rental income, with quarterly remittance to the state. For 2026 specifically, maximum occupancy is capped at 14 persons per unit; this tightens to 10 or 12 persons in 2027 and beyond. Properties must also meet minimum safety standards including fire extinguishers, a posted parking plan, and current emergency contact information on file. Violations can result in fines or certificate revocation. Investors purchasing in unincorporated Sarasota County should verify whether county-level rules differ from city ordinances, as regulations vary by jurisdiction. Always confirm current certificate requirements directly with the City before closing.
Market Comparison
Sarasota’s ADR of $377 in February 2026 positions it above most midsize Florida coastal markets and well above the national STR average ADR, which typically runs in the $170 to $220 range for comparable snapshot periods. However, its 50% occupancy rate at the February snapshot is below national medians for mature coastal markets, which often run at 55% to 65%. This reflects both the 7-night minimum stay constraint (which reduces bookable nights for some guests) and the supply growth pressure the market has absorbed since 2021. By comparison, the revenue growth trajectory is encouraging: average monthly revenue for 2025 was $4,533, up from $3,865 in 2024, a 17% year-over-year gain. The 2026 partial-year data shows $4,930 average revenue in February alone, suggesting continued momentum. The 5-million annual visitor figure against a local population of 55,000 represents a visitor-to-resident ratio of approximately 91 to 1, one of the highest of any mid-size U.S. coastal market. This ratio underpins long-term demand even as supply normalizes. Investors evaluating Sarasota against comparable Florida Gulf Coast markets (Naples, Fort Myers, Tampa) should note that Sarasota’s ADR premium and minimum-stay requirement generally favor properties targeting weekly vacationers over short-break travelers.
Frequently Asked Questions About Sarasota, Florida
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