Benicia, California Short-Term Rental Market
Benicia, CA STRs averaged $141/night at 59.1% occupancy in April 2026, with entire-place listings earning $2,713 per month.
Quick Answer: Benicia, California is an active short-term rental market. average occupancy is 59%. average monthly revenue is $2,268. average daily rate is $141. the top operator is Evolve with 177 listings. market score is 57/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Benicia is a small waterfront city of approximately 26,749 residents on the Carquinez Strait in Solano County, positioned about an hour northeast of San Francisco. In April 2026, the short-term rental market recorded an average daily rate of $141, an average occupancy rate of 59.1%, and average monthly revenue of $2,268 per active listing. RevPAR stood at $83.
The listing mix skews toward entire-place accommodations, which account for 7,098 of the roughly 9,773 total tracked listings (approximately 72.6%). Private rooms represent 2,664 listings (27.3%), with shared rooms making up the balance of 11. One-bedroom units dominate the bedroom breakdown at 4,549, followed by three-bedroom listings at 1,993 and two-bedroom at 1,548. Four- and five-bedroom listings add another 1,675 combined.
Channel distribution shows the market is heavily Airbnb-weighted: 6,913 listings appear on Airbnb only, 292 on VRBO only, and 2,568 on both platforms. Year-over-year as of April 2026, occupancy edged down 0.47 percentage points, ADR slipped 0.62%, and average monthly revenue declined 2.75% compared to the same month in 2025. The overall market score is 57.4 out of 100, with rental demand scoring 66.3 and investability at 58.1.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 55% | $106 | $1,694 |
| Feb | 61% | $111 | $1,725 |
| Mar | 61% | $112 | $1,932 |
| Apr | 61% | $117 | $1,947 |
| May | 64% | $121 | $2,055 |
| Jun | 67% | $126 | $2,264 |
| Jul | 67% | $125 | $2,308 |
| Aug | 63% | $122 | $2,154 |
| Sep | 61% | $118 | $1,948 |
| Oct | 61% | $116 | $1,979 |
| Nov | 58% | $115 | $1,826 |
| Dec | 57% | $116 | $1,861 |
Top Short-Term Rental Operators in Benicia
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 177 | 4,215 | ★ 4.55 |
| 2 | Stay Smart | 85 | 925 | ★ 4.36 |
| 3 | Guest Equity, Inc. | 47 | 4,153 | ★ 4.71 |
| 4 | Fresno Short Term Rentals | 43 | 3,803 | ★ 4.86 |
| 5 | LUSH Garden Hideaway | 42 | 875 | ★ 4.95 |
What Kind of STR Should I Buy in Benicia?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 4,549 |
| 2 bed | 1,548 |
| 3 bed | 1,993 |
| 4 bed | 1,212 |
| 5 bed | 463 |
ADR by Property Tier
| Entire Home | $171 |
| Luxury | $258 |
| Professionally Managed | $187 |
Revenue by Dwelling Type
| Apartment | $1,639 |
| Entire Place | $2,713 |
| House | $2,372 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 70.7% |
| vrbo | 3% |
| both | 26.3% |
Investment Analysis
At a typical home value of $786,453 (Zillow, April 2026) and average monthly STR revenue of $2,268, a gross annualized revenue estimate of approximately $27,216 implies a pre-expense gross yield of roughly 3.5%. That figure reflects all listing tiers combined; operators in the entire-place segment average $2,713 per month, while house listings average $2,372. Apartment-type listings trail at $1,639 per month, 27.7% below the all-listings average.
Tier separation is notable. The professionally managed ADR tier averages $187 per night versus the all-listings average of $141, a 32.6% premium. Luxury-tier listings reach $258 per night, more than 83% above the all-listings ADR. These premiums indicate that above-average outcomes require either a premium product or professional management; median-quality listings will cluster near the all-listings average.
Year-over-year trends through 2025 show gradual revenue improvement: the 2025 annual average was $2,330 per month, up from $2,269 in 2024 and $2,199 in 2023. ADR has risen steadily from $131 in 2022 to $142 in 2025. Occupancy has declined from a 2021 peak of 70.4% to 58.2% in 2025, indicating that rate gains have partially offset occupancy softening.
The housing market shows buyers competing above list: median sale price of $771,333 against a median list price of $747,648, with a sale-to-list ratio of 1.032 (3.2% above list). With 70 homes for sale as of April 2026, inventory is limited, which can constrain acquisition opportunities.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
In April 2026, the average booking lead time for Benicia STRs was 28 days, meaning guests typically secured their reservations about four weeks in advance. The average length of stay was 5.0 nights.
A 28-day lead window means most bookings are placed before the arrival date gets close. Dynamic pricing strategies that offer moderate discounts 7 to 14 days out may capture incremental occupancy without training repeat guests to wait for deals. Operators should actively manage pricing for the following 4 to 6 weeks, since that is the window when most bookings are confirmed.
A 5-night average stay is consistent with extended weekend and short-week travelers rather than pure weekend occupancy. Minimum stay requirements of 3 to 5 nights align well with this demand profile and help reduce turnover costs while maintaining competitive occupancy rates.
Short-Term Rental Regulations
Benicia permits short-term rentals but divides them into two regulatory tiers with materially different requirements.
Hosted STRs, where the operator remains on the property during guest stays, are allowed in all residential zones. These require a city permit (initial fee: $268), a business license, designation of a local contact person, and one off-street parking space. Hosted permits renew biennially.
Un-hosted (whole-home) STRs face stricter rules. They are permitted only within the Downtown Mixed Use Master Plan area. The initial permit fee is $1,224. Operators must maintain primary residence status, observe a 2-night minimum stay, and stay within a 120-night-per-year cap. Neighbors within 500 feet receive notice and may request a public hearing. ADUs are explicitly prohibited as STRs under both tiers.
All STR operators must collect and remit a 13% Transient Occupancy Tax, which rose to that rate effective October 1, 2024. Permits renew every two years at the end of even-numbered years. Enforcement severity is rated moderate. HOAs may impose additional restrictions beyond city requirements. Renters require written landlord permission. Industrial Park and certain other zones prohibit all STRs.
A 2025 administrative ordinance (No. 25-9) renamed the Planning Department to Development Services Department; this was a name change only with no effect on STR rules.
Market Comparison
Benicia’s April 2026 metrics sit above the US short-term rental median occupancy of approximately 55%, with the market recording 59.1%. However, Benicia’s all-listings ADR of $141 is well below the US median ADR of approximately $220, reflecting the smaller market size and the 27% private room share pulling the blended average down.
The total market score of 57.4 out of 100 and revenue growth score of 48.8 place this market near the middle of the national distribution. Rental demand scores higher at 66.3, supported by the Bay Area visitor catchment and proximity to San Francisco, Wine Country, and Sacramento.
On the operator side, Evolve leads the Benicia market with 177 listings and 4,215 reviews at a 4.55 average rating. Stay Smart follows with 85 listings and 925 reviews (4.36 rating). Guest Equity, Inc. holds 47 listings with 4,153 reviews and a 4.71 rating. Together, the top three operators account for 309 listings in a market where professional management commands a $187 average nightly rate versus the all-listings average of $141.
Frequently Asked Questions About Benicia, California
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