Groveland, California Short-Term Rental Market
Groveland, CA STRs averaged $288/night at 41.2% occupancy in April 2026, serving 4.1 million annual Yosemite-area visitors.
Quick Answer: Groveland, California is an active short-term rental market. average occupancy is 41%. average monthly revenue is $3,453. average daily rate is $288. the top operator is Evolve with 209 listings. market score is 58/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Groveland sits in unincorporated Tuolumne County in California’s Sierra Nevada foothills, approximately 25 miles from the main gate of Yosemite National Park. The area attracts roughly 4.1 million annual visitors drawn to Yosemite access, the Stanislaus National Forest, and the Pine Mountain Lake community. The STR market comprises approximately 4,979 tracked listings by bedroom count, with 4,819 classified as entire-place rentals.
In April 2026, the all-listing average daily rate was $287.62 and occupancy came in at 41.2%, producing a RevPAR of $118.53 and average monthly revenue of $3,453. Year-over-year comparisons are essentially flat: occupancy is down 0.07 percentage points, ADR fell 0.83%, and revenue declined 0.60% compared to April 2025. The 2025 full-year average was 44.1% occupancy, $310 ADR, and $3,805 monthly revenue.
By bedroom count, 3-bedroom properties dominate at 1,882 listings, followed by 1-bedroom (1,083), 2-bedroom (1,037), 4-bedroom (735), and 5-bedroom (242). Channel distribution: 2,664 listings appear on both Airbnb and VRBO, 2,000 are Airbnb-only, and 320 are VRBO-only, reflecting stronger Airbnb concentration than many comparable mountain markets. The market’s regulation score of 71.51 and seasonality score of 74.02 out of 100 indicate reasonably favorable conditions in both dimensions.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 37% | $265 | $2,829 |
| Feb | 46% | $271 | $2,938 |
| Mar | 40% | $258 | $2,991 |
| Apr | 46% | $262 | $3,272 |
| May | 54% | $273 | $3,613 |
| Jun | 61% | $295 | $4,568 |
| Jul | 64% | $291 | $5,034 |
| Aug | 54% | $285 | $4,294 |
| Sep | 44% | $268 | $3,252 |
| Oct | 46% | $254 | $3,278 |
| Nov | 42% | $247 | $2,615 |
| Dec | 46% | $272 | $3,162 |
Top Short-Term Rental Operators in Groveland
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 209 | 10,374 | ★ 4.73 |
| 2 | Vacasa | 139 | 6,780 | ★ 4.47 |
| 3 | Cedar Creek Realty | 131 | 2,818 | ★ 4.68 |
| 4 | The Redwoods In Yosemite | 127 | 3,345 | ★ 4.60 |
| 5 | Yosemite's Scenic Wonders | 78 | 14,742 | ★ 4.79 |
What Kind of STR Should I Buy in Groveland?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,083 |
| 2 bed | 1,037 |
| 3 bed | 1,882 |
| 4 bed | 735 |
| 5 bed | 242 |
ADR by Property Tier
| Entire Home | $293 |
| Luxury | $464 |
| Professionally Managed | $361 |
Revenue by Dwelling Type
| Apartment | $3,567 |
| Entire Place | $3,507 |
| House | $3,540 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 40.1% |
| vrbo | 6.4% |
| both | 53.5% |
Investment Analysis
Groveland’s proximity to Yosemite National Park provides durable demand that supports consistent STR returns relative to home values. With a typical home value of $396,901 (Zillow, April 2026) and a 2025 annual average monthly revenue of $3,805, annualized gross revenue is approximately $45,660, representing a gross yield of about 11.5% on the typical home value.
Housing market data is limited: only 11 homes were for sale at the April 2026 snapshot, and no median sale price or list price data is available. This extremely thin inventory reflects the constrained supply of homes in a rural foothill community with significant fire risk considerations. Buyers may face competitive bidding or extended search timelines.
Professionally managed listings command a meaningful rate premium: the tier_professionally_managed ADR of $360.82 is approximately 25.5% above the all-listing average of $287.62. This is one of the larger professional management premiums among the markets in this analysis and suggests that quality and marketing investment translates to significantly higher rates in the Yosemite corridor. Luxury properties reached $464.43 per night, 61% above average.
An unusual data pattern in April 2026: apartment-style units ($3,567 average revenue) slightly outperformed houses ($3,540) and entire-place listings ($3,507) in that specific month. This may reflect the particular mix of apartment-type properties booked in April versus summer months when larger homes typically dominate.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Groveland guests book an average of 48.0 days in advance as of April 2026, roughly a 7-week planning window. This lead time reflects a mix of spontaneous Yosemite visitors (who plan a few weeks out) and advance-planning summer vacation seekers (who lock in July and August slots months earlier). Peak summer weeks at Yosemite-adjacent properties are typically fully booked by April or May.
The average length of stay is 3.15 nights, consistent with extended weekend Yosemite trips. This is slightly above a standard 2-night weekend stay, reflecting that many guests build in an extra night to allow a full day in the park plus travel time. A 3.15-night average generates roughly 9 to 10 turnovers per month at average occupancy.
Operators in Groveland should front-load their calendar with peak summer pricing and establish minimum-stay policies of 3 to 5 nights for July and August weekends. The 48-day average lead time suggests operators have a comfortable pricing window and should not default to late discounts on summer inventory.
Short-Term Rental Regulations
Short-term rentals are legal in Groveland under Tuolumne County Ordinance Chapter 8.70, effective January 19, 2024. Two credentials are required before operating: a Transient Occupancy Tax (TOT) Certificate from the Tuolumne County Tax Collector, and a current Fire and Life Safety Inspection issued by the Tuolumne County Fire Prevention Division (a CAL FIRE-staffed unit).
Application: the $300 nonrefundable inspection fee is paid through the county online portal. The Fire and Life Safety Inspection is valid for two years and must be renewed. The TOT certificate does not expire but should be updated when ownership or contact information changes.
Tax: Transient Occupancy Tax is 12% of rent for stays of 30 days or less in the unincorporated area, filed quarterly by the operator.
Operational requirements include: functioning smoke alarms, carbon monoxide alarms, and fire extinguishers; defensible space compliance per California PRC Section 4291 and County Ordinance 8.14; visible address signage; a 24/7 local contact reachable within 60 minutes; parking compliance; occupancy limits tied to bedroom count; and quiet hours commonly 10 PM to 7 AM under the Good Neighbor Policy.
The ordinance covers single-family homes, secondary units, ADUs, multifamily units, condos, townhouses, duplexes, guesthouses, studios, cabins, tiny homes, yurts, and rooms within dwellings. Properties inside the Pine Mountain Lake HOA are subject to an additional HOA-level STR permit policy, effective mid-2024, layered on top of county requirements.
No owner-occupancy requirement and no cap on annual rental nights apply. Enforcement severity is moderate.
Market Comparison
Groveland’s April 2026 ADR of $287.62 is well above the US STR median of approximately $220 per night, reflecting the Yosemite proximity premium. At 41.2% occupancy in April (a shoulder month), the market is below the US STR median of roughly 55%. Peak summer months (June and July) push above 60%, which is more competitive with national benchmarks.
Five professional property managers lead the market. Evolve holds 209 listings (4.73 rating, 10,374 reviews), followed by Vacasa with 139 listings (4.47 rating, 6,780 reviews), Cedar Creek Realty with 131 listings (4.68 rating, 2,818 reviews), The Redwoods In Yosemite with 127 listings (4.60 rating, 3,345 reviews), and Yosemite’s Scenic Wonders with 78 listings (4.79 rating, 14,742 reviews). These five operators together account for approximately 684 listings, roughly 13.7% of the estimated 4,979-listing market.
The presence of specialized regional operators like The Redwoods In Yosemite and Yosemite’s Scenic Wonders alongside national players reflects the niche nature of this market, where Yosemite-specific expertise and marketing matters for guest acquisition.
Frequently Asked Questions About Groveland, California
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Do I need a permit to operate a short-term rental in Groveland?
What is the transient occupancy tax rate in Groveland?
Are there additional STR rules for Pine Mountain Lake properties?
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