Indian Wells, California Short-Term Rental Market
Indian Wells rental listings averaged $621/night at 57.0% April occupancy, with a 29-night minimum stay requirement limiting conventional short-term rental operations.
Quick Answer: Indian Wells, California is an active short-term rental market. average occupancy is 41%. average monthly revenue is $4,764. average daily rate is $403. the top operator is Vacasa with 593 listings. market score is 44/100 (grade D).
Market data reflects the Coachella Valley regional market, which includes Indian Wells. Regulations, taxes, and permit details below are specific to Indian Wells.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Indian Wells is a small, affluent resort city of 4,757 residents in the Coachella Valley, best known as the host of the BNP Paribas Open tennis tournament, which draws more than 500,000 fans each March to the Indian Wells Tennis Garden. The rental market spans approximately 16,999 active listings, of which 16,320 (96.0%) are entire-place rentals, 658 are private rooms, and 21 are shared rooms. The April 2026 average daily rate was $620.51 with occupancy at 57.0%, producing a RevPAR of $353.65. Year over year, occupancy declined 1.1% while ADR gained 1.9% and revenue rose 7.8%. The bedroom distribution leans toward larger properties: 3-bedroom units are most common at 5,201 listings, followed by 2-bedroom (4,213), 1-bedroom (3,320), 4-bedroom (2,727), and 5-bedroom or larger (1,521). On platform distribution, 9,530 listings appear on both Airbnb and VRBO, 5,374 are Airbnb-only, and 2,095 are VRBO-only. A critical context for this market: Indian Wells requires a minimum 29-consecutive-night stay year-round, with a 7-night exception only during the BNP Paribas Open in March. This restriction fundamentally shapes the rental model; investors should understand that conventional nightly bookings are not permitted, and the viable operating model is monthly or seasonal letting. The overall market score of 44.4 reflects this regulatory environment alongside moderate investability (73.6) and revenue growth (60.5) scores.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 56% | $338 | $4,765 |
| Feb | 70% | $364 | $5,671 |
| Mar | 72% | $425 | $7,432 |
| Apr | 57% | $515 | $7,135 |
| May | 39% | $389 | $4,555 |
| Jun | 45% | $366 | $4,433 |
| Jul | 47% | $344 | $4,316 |
| Aug | 44% | $333 | $3,782 |
| Sep | 40% | $340 | $3,468 |
| Oct | 46% | $355 | $4,030 |
| Nov | 55% | $374 | $4,664 |
| Dec | 49% | $388 | $4,865 |
Top Short-Term Rental Operators in Indian Wells
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Vacasa | 593 | 14,029 | ★ 4.49 |
| 2 | Evolve | 340 | 9,820 | ★ 4.71 |
| 3 | AvantStay | 252 | 5,366 | ★ 4.80 |
| 4 | Acme House | 188 | 6,138 | ★ 4.78 |
| 5 | Park Royal Indian Palms Intervals | 170 | 0 | ★ 0.00 |
What Kind of STR Should I Buy in Indian Wells?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 3,320 |
| 2 bed | 4,213 |
| 3 bed | 5,201 |
| 4 bed | 2,727 |
| 5 bed | 1,521 |
ADR by Property Tier
| Entire Home | $412 |
| Luxury | $952 |
| Professionally Managed | $511 |
Revenue by Dwelling Type
| Apartment | $2,322 |
| Entire Place | $4,850 |
| House | $5,517 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 31.6% |
| vrbo | 12.3% |
| both | 56.1% |
Investment Analysis
Indian Wells presents an unusual investment profile. The April 2026 average monthly revenue was $9,009, and the typical home value was $1,456,020 (Zillow, April 2026), producing an annualized revenue estimate of approximately $108,103 and an implied gross yield near 7.4%. However, the 29-night minimum stay requirement means this income is generated through monthly rentals and seasonal tenancies rather than nightly bookings. Investors effectively operate a furnished monthly rental business rather than a traditional short-term rental. Luxury-tier listings averaged $1,230/night in April 2026, and professionally managed listings averaged $787/night, both well above the all-listings average of $621. Entire-place rentals averaged $9,292/month and houses averaged $10,505/month, reflecting the premium that larger, amenity-rich properties command with monthly tenants. The market scored 73.6 on investability and 60.5 on revenue growth. Annual average revenue grew from $2,936/month in 2017 to $5,552 in 2025, though 2026 is tracking substantially higher at $7,655 in the months with data. Median list price of $1,364,333 sits slightly below the typical home value of $1,456,020, and with 169 homes for sale and a median 65 days to pending, inventory is available but the market is not fast-moving. Buyers should verify HOA rules carefully, as many associations in Indian Wells impose their own minimum-stay restrictions or prohibit rentals entirely.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Indian Wells guests book an average of 114 days in advance, the longest lead time in this batch by a substantial margin, and average stays of 4.5 nights. The 114-day advance booking window makes sense given that most transactions in this market are monthly or seasonal rentals rather than short-term stays; tenants securing a January through March occupancy are typically booking in September or October. The 4.5-night average length of stay likely reflects the BNP Paribas Open exception window in March, where 7-night minimums apply and many guests book the full tournament week. For revenue management, the long lead time means pricing for the core winter season should be locked in by early fall. Operators running monthly furnished rentals should target outreach to seasonal residents and corporate relocation tenants, where 3 to 6 month agreements are standard. Setting rates well in advance for the October through April season captures demand from planners who book months ahead.
Short-Term Rental Regulations
Indian Wells maintains one of the most restrictive short-term rental regulatory frameworks in California. The city requires a Short-Term Residential Rental license and a city business license, with combined fees of approximately $516 annually. A 12.25% Transient Occupancy Tax applies and must be remitted quarterly within 30 days of each quarter end. The defining restriction is a 29-consecutive-night minimum stay that applies year-round. The only exception is a 7-night minimum during the BNP Paribas Open window in March. This effectively prohibits conventional nightly or weekly vacation rentals outside that window. Permit holders must designate a 24/7 local contact who can respond within one hour. Occupancy and noise limits apply. Enforcement is rated strict: three or more citations within 12 months can result in a permanent ban from renting. Violations include advertising stays shorter than the minimum, failing to remit TOT, and noise complaints. Both single-family and multifamily dwellings may operate, but many HOAs impose their own additional restrictions or ban rentals entirely. The current framework dates to a November 2019 City Council overhaul that voided all prior grandfathered licenses issued under the 2015 program. Investors should confirm HOA rules at any specific property before purchase, as HOA prohibitions operate independently of the city permit.
Market Comparison
Nationally, the typical STR market posts a median occupancy near 55% and a median ADR around $220. Indian Wells far exceeds the national ADR benchmark at $621 in April 2026, placing it among the highest-rate markets in the country. However, the 29-night minimum stay requirement means Indian Wells is not directly comparable to most STR markets; it functions more like a furnished monthly rental market with a brief tournament exception. The regulation score of 58.9 reflects this environment. On operator concentration, Vacasa leads with 593 listings and 14,029 reviews (rating 4.49), followed by Evolve at 340 listings and 9,820 reviews (4.71), and AvantStay at 252 listings and 5,366 reviews (4.80). These three operators together account for approximately 1,185 managed listings, representing roughly 7% of the active market, indicating that professional management is present but the market is predominantly owner-operated. The total market score of 44.4 is below average, driven by the strict regulation score (58.9) and the operational model constraints, though revenue per booking is among the highest in the region.
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