Hampton Bays, New York Short-Term Rental Market
Hampton Bays, NY STR listings averaged $296/night in April 2026, but a 14-day minimum rental law effectively prohibits nightly Airbnb-style bookings.
Quick Answer: Hampton Bays, New York is an active short-term rental market. average occupancy is 62%. average monthly revenue is $10,028. average daily rate is $753. the top operator is StayMarquis with 355 listings. market score is 42/100 (grade D).
Market data reflects the Long Island regional market, which includes Hampton Bays. Regulations, taxes, and permit details below are specific to Hampton Bays.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Hampton Bays is a hamlet within the Town of Southampton on Long Island’s South Fork, a summer destination drawing visitors from the New York City metro region. In April 2026, active listings in this market posted an average daily rate of $296 and average monthly revenue of $3,613. RevPAR reached $146 at 49.3% average occupancy. Year over year, ADR rose 11.0% while occupancy fell 1.0 percentage points and overall revenue declined 6.3%.
Critically, Hampton Bays is subject to Town of Southampton Code Chapter 270, which sets a minimum legal rental term of 14 days. Rentals shorter than 14 days are classified as prohibited transient rentals, effectively barring the nightly Airbnb and VRBO booking model. Data visible in this market largely reflects weekly and multi-week seasonal inventory operating under Southampton’s rental permit framework.
Entire-place listings account for 8,339 of the 9,788 total active listings, with 1,445 private rooms and 4 shared rooms. Bedroom mix skews toward 1-bedroom units (2,945) and 3-bedroom homes (2,095), followed by 4-bedroom (1,937), 2-bedroom (1,389), and 5-bedroom (1,420) configurations. Airbnb-exclusive listings number 4,959, VRBO-exclusive 958, and 3,871 appear on both platforms. The market’s revenue growth score is 82.0 out of 100, but total market score is 42.1, weighed down by regulation (70.1 favorable on paper but strict in practice) and a low seasonality score (42.3).
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 35% | $275 | $2,998 |
| Feb | 47% | $269 | $3,031 |
| Mar | 49% | $278 | $3,341 |
| Apr | 52% | $306 | $3,719 |
| May | 55% | $412 | $4,503 |
| Jun | 61% | $638 | $8,161 |
| Jul | 65% | $786 | $12,155 |
| Aug | 68% | $859 | $14,131 |
| Sep | 40% | $575 | $6,408 |
| Oct | 36% | $362 | $4,192 |
| Nov | 42% | $318 | $3,586 |
| Dec | 46% | $307 | $3,782 |
Top Short-Term Rental Operators in Hampton Bays
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | StayMarquis | 355 | 2,057 | ★ 4.79 |
| 2 | Evolve | 77 | 2,567 | ★ 4.47 |
| 3 | PMI GOLD COAST PROPERTIES | 51 | 270 | ★ 4.62 |
| 4 | Luxury Beach Getaway | 47 | 1,251 | ★ 4.78 |
| 5 | Vacasa | 45 | 978 | ★ 4.30 |
What Kind of STR Should I Buy in Hampton Bays?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 2,945 |
| 2 bed | 1,389 |
| 3 bed | 2,095 |
| 4 bed | 1,937 |
| 5 bed | 1,420 |
ADR by Property Tier
| Entire Home | $873 |
| Luxury | $1,869 |
| Professionally Managed | $1,912 |
Revenue by Dwelling Type
| Apartment | $4,252 |
| Entire Place | $11,363 |
| House | $11,447 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 50.7% |
| vrbo | 9.8% |
| both | 39.5% |
Investment Analysis
Hampton Bays presents a complex investment picture shaped almost entirely by its restrictive rental framework. Because the Town of Southampton prohibits stays under 14 days, traditional nightly short-term rental operations are not legally viable. Investors looking at this market should target the weekly and multi-week seasonal rental model, which serves a different demand profile than a typical STR market.
Within that context, the revenue potential is substantial in peak season. August average revenue per listing reached $14,129 and July averaged $12,151, reflecting the extreme premium that Hamptons summer demand commands. The typical home value in Hampton Bays is $937,304, and the median list price is $1,204,166 based on the April 2026 housing snapshot. Annualizing the April 2026 all-listings average of $3,613 per month implies roughly $43,400 in annual gross receipts, though this blends weak shoulder months against the extreme summer peaks.
Gross yield based on the annualized monthly average against a $937,304 typical home value would be approximately 4.6%, which is modest relative to other STR markets. However, peak-season weekly rates can far exceed what the monthly average captures. Professionally managed listings in this market averaged $692 per night in ADR versus $296 across all listings, suggesting management expertise and quality positioning matter significantly. Luxury-tier listings averaged $1,554 per night, reflecting the high end of the Hamptons pricing spectrum.
Housing data from April 2026 shows 117 active for-sale listings. Investors should assess Southampton permit transferability carefully: rental permits are non-transferable, meaning a new buyer must apply for a fresh two-year rental permit.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Hampton Bays guests book an average of 35 days in advance and stays average 4.6 nights. The 35-day lead time is moderate, though it should be interpreted in the context of the market’s legal minimum stay of 14 days. Actual compliant bookings in this market are by definition weekly or longer stays, which typically require longer planning horizons.
A 4.6-night average across the market’s dataset likely reflects a blend of compliant longer-stay bookings and any shorter stays that appear in the data. Operators targeting the legal weekly rental model should expect guests to plan further out, particularly for peak July and August weeks where demand far exceeds supply. Setting rates well in advance of the summer season and avoiding last-minute discounting during July and August is the standard practice in Hamptons weekly rental markets.
Short-Term Rental Regulations
Hampton Bays is governed by Town of Southampton Code Chapter 270, which creates one of the most restrictive STR frameworks in the New York market. The minimum legal rental term is 14 days. Stays shorter than 14 days are classified as prohibited transient rentals, effectively banning nightly Airbnb and VRBO-style operations. Short-term rental platforms are present in this market, but operators run legal risk with any booking under 14 nights.
All rental properties require a Town of Southampton Rental Permit regardless of stay length. The permit costs $400 for standard applicants ($175 for owners with STAR, veteran, or senior exemptions; $800 if the property is in violation). The permit is valid for two years and is non-transferable, meaning new owners must reapply. Application requires floor plans, a property survey, a certificate of occupancy, and a safety inspection.
Suffolk County levies a hotel and motel occupancy tax of 5.5% (increased from 3% effective June 1, 2023) on stays under 30 days. There is no owner-occupancy requirement for standalone rental properties. Enforcement is classified as strict: advertising or renting without an active permit can trigger violations, permit suspension or revocation, a two-year prohibition on renting, and an in-violation fee on the next application. Investors targeting nightly rental yields should treat Hampton Bays as non-viable under the current legal framework. The viable model is weekly or multi-week seasonal rental under a Southampton Rental Permit.
Market Comparison
Against national STR benchmarks of approximately 55% median occupancy and $220 median ADR, Hampton Bays’s April 2026 occupancy of 49.3% is below national norms while its $296 ADR is roughly 35% above the national median. This pattern is characteristic of high-price leisure markets with compressed shoulder-season demand.
The professional management landscape is led by StayMarquis with 355 listings, 2,057 reviews, and an average rating of 4.791. Evolve holds 77 listings with 2,567 reviews at a 4.467 rating. PMI Gold Coast Properties manages 51 listings at a 4.621 rating. The presence of premium managers like StayMarquis reflects the Hamptons market’s emphasis on high-end guest experience.
The total supply of 9,788 listings is substantial for a hamlet of 15,228 residents, reflecting the outsized role of second homes and investment properties in this market. The typical home value of $937,304 and median list price of $1,204,166 confirm that entry costs are among the highest in any STR market nationally.
Frequently Asked Questions About Hampton Bays, New York
Are nightly Airbnb rentals legal in Hampton Bays, NY?
What does a Hampton Bays rental permit cost?
What is the average daily rate for Hampton Bays, NY rentals?
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How much does a Hampton Bays rental property cost to buy?
What is the occupancy tax rate in Hampton Bays?
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