Eastpoint, Florida Short-Term Rental Market
Eastpoint FL STRs averaged $403/night at 52.1% occupancy in April 2026, with peak June demand reaching 80.9% occupancy.
Quick Answer: Eastpoint, Florida is an active short-term rental market. average occupancy is 52%. average monthly revenue is $5,378. average daily rate is $403. the top operator is Pristine Properties with 384 listings. market score is 58/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Eastpoint, Florida is an unincorporated fishing community in Franklin County on the Forgotten Coast, located across the bay from Apalachicola and connected to St. George Island via the Bryant Patton Bridge. The STR market serves visitors drawn to Apalachicola Bay seafood culture, Gulf Coast beaches on St. George Island, fishing, and nature-based recreation, rather than resort-style amenities. The market recorded a $402.53 average daily rate and 52.06% occupancy in April 2026, producing a RevPAR of $209.56.
Total active listings number approximately 4,703, with entire-place rentals at 4,649 (99%) and private rooms at 54 (1%). This is almost exclusively a whole-unit vacation rental market. Bedroom distribution skews toward mid-to-large properties: 3-bedrooms lead at 1,487 units, followed by 4-bedrooms (1,122), 2-bedrooms (986), 5-bedrooms (686), and 1-bedrooms (416).
Channel distribution shows an unusual characteristic for this dataset: VRBO-only listings (1,287) outnumber Airbnb-only listings (587) more than 2-to-1, while 2,829 listings appear on both platforms. VRBO’s outsized presence reflects the Forgotten Coast’s historically strong presence on that platform, consistent with a market dominated by beach house rentals that predate Airbnb’s growth.
Year-over-year as of April 2026, occupancy increased 3.37%, ADR grew 2.79%, and revenue increased 0.89%. The market shows positive but modest growth momentum. The investability score is 92.76 out of 100, and rental demand scores 71.74.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 42% | $256 | $2,621 |
| Feb | 64% | $258 | $3,324 |
| Mar | 68% | $336 | $4,747 |
| Apr | 53% | $354 | $4,827 |
| May | 64% | $363 | $5,422 |
| Jun | 81% | $424 | $8,134 |
| Jul | 78% | $390 | $7,485 |
| Aug | 50% | $355 | $4,701 |
| Sep | 50% | $328 | $4,236 |
| Oct | 50% | $304 | $3,782 |
| Nov | 38% | $286 | $2,678 |
| Dec | 35% | $286 | $2,583 |
Top Short-Term Rental Operators in Eastpoint
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Pristine Properties | 384 | 4,847 | ★ 4.58 |
| 2 | Vacasa | 310 | 8,976 | ★ 4.58 |
| 3 | Cape & Coast Vacation Rentals | 230 | 3,225 | ★ 4.66 |
| 4 | Collins Vacation Rentals | 186 | 175 | ★ 4.49 |
| 5 | 360 Blue | 119 | 1,551 | ★ 4.69 |
What Kind of STR Should I Buy in Eastpoint?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 416 |
| 2 bed | 986 |
| 3 bed | 1,487 |
| 4 bed | 1,122 |
| 5 bed | 686 |
ADR by Property Tier
| Professionally Managed | $467 |
| Entire Home | $405 |
| Luxury | $598 |
Revenue by Dwelling Type
| Apartment | $4,229 |
| Entire Place | $5,428 |
| House | $5,736 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 12.5% |
| vrbo | 27.4% |
| both | 60.2% |
Investment Analysis
Eastpoint presents a meaningful gross yield profile relative to other Gulf Coast markets. The typical home value is $743,993 (Zillow, April 2026), with a median list price of $1,049,500, indicating the listing market is pricing significantly above typical values. At the April 2026 average monthly revenue of $5,378, annualized gross revenue projects to approximately $64,535, implying a gross yield of roughly 8.7% on the typical home value before expenses, taxes, and vacancies.
The tier spread indicates meaningful upside in larger and better-managed properties. Entire-home listings generated $5,428 in monthly revenue versus $5,736 for houses specifically and $4,229 for apartments. The professionally managed tier ADR of $467.36 is 16.1% above the all-listings average of $402.53, and the luxury tier ADR of $598.44 is 48.7% above average.
Annual average revenue for 2025 was $5,232 per month, up from $4,983 in 2024, a 5.0% gain. The trend from 2017 ($2,840/month) to 2025 ($5,232/month) shows 84% cumulative revenue growth over eight years. Occupancy has declined from pandemic peaks (65.91% in 2021) but held above 50% in 2024 and 2025. ADR has grown consistently, from $275 in 2017 to $381 in 2025.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Eastpoint guests book an average of 62.89 days (approximately 9 weeks) in advance and stay an average of 4.73 nights per booking. The 63-day lead time is among the longest in this batch and reflects the Gulf Coast vacation rental dynamic where desirable beach-access properties on St. George Island and the Forgotten Coast are booked well in advance for spring and summer. Operators who open calendars 90 days out and set peak-season pricing by February capture the most profitable advance bookings.
The 4.73-night average stay suggests a mix of extended long-weekend and early-week bookings rather than strict Saturday-to-Saturday rentals. For a market with a $5,378 average monthly revenue, longer stays reduce per-reservation cleaning costs and turnover risk. Operators can improve yield by setting 4- or 5-night minimums in June and July while allowing 2-3 night minimums in shoulder months (September through November, February through March) to maintain calendar fill.
Short-Term Rental Regulations
Eastpoint is unincorporated Franklin County, so short-term rentals are governed by Florida state law rather than a city code. Florida Statute 509.032(7) preempts local governments from banning vacation rentals or restricting the frequency or duration of stays unless a qualifying ordinance predated June 1, 2011. No Franklin County ordinance specifically restricting or requiring local registration for STRs in Eastpoint has been identified.
At the state level, any whole-unit rental for periods under 30 days more than three times per year requires a Florida DBPR Vacation Rental Dwelling license, renewed annually. Operators must also register to collect Florida sales tax (6%) plus the Franklin County discretionary surtax (approximately 1%) and the Franklin County tourist development tax (3%), totaling approximately 10% in combined lodging taxes. Airbnb and VRBO typically collect some of these taxes automatically.
Florida SB 280 (2024), which would have created a statewide STR registration system and expanded oversight, was vetoed in June 2024. The existing state preemption framework continues into 2026. There is no owner-occupancy requirement, no primary-residence rule, and no published cap on nights per year. County code enforcement can still apply noise, nuisance, parking, and trash rules. Enforcement is rated minimal. Operators should confirm current DBPR license fees directly with the agency before listing, as the current fee was not published in available sources.
Market Comparison
Eastpoint’s $402.53 ADR is well above the national US STR median of approximately $220, reflecting the Gulf Coast beach destination premium for Forgotten Coast access near St. George Island. Occupancy at 52.06% in April 2026 is close to the US STR median of approximately 55%, and the 2025 annual average of 51.03% is in line with national benchmarks. The gross yield of approximately 8.7% on typical home value is meaningfully above the 5-6% range typical of many high-priced coastal markets, making the entry cost here more favorable relative to income than markets with higher home prices.
The professional management landscape is led by Pristine Properties with 384 listings and 4,847 reviews (4.58 rating). Vacasa holds 310 listings with 8,976 reviews (4.58 rating). Cape and Coast Vacation Rentals operates 230 listings (4.66 rating). Collins Vacation Rentals has 186 listings (4.49 rating), and 360 Blue rounds out the top five with 119 listings (4.69 rating). The top two operators together account for 694 listings, approximately 14.8% of total market supply (4,703 listings), indicating a moderately concentrated management market.
Frequently Asked Questions About Eastpoint, Florida
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