Eastham, Massachusetts Short-Term Rental Market
Eastham STRs averaged $387/night at 45.3% occupancy in April 2026, with peak August rates reaching $510/night.
Quick Answer: Eastham, Massachusetts is an active short-term rental market. average occupancy is 45%. average monthly revenue is $3,416. average daily rate is $387. the top operator is Vacasa with 649 listings. market score is 46/100 (grade D).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Eastham, Massachusetts sits on the Outer Cape, bordering the Cape Cod National Seashore, and operates one of the most distinctly seasonal short-term rental markets in New England. The market recorded a $386.61 average daily rate and 45.3% occupancy in April 2026, producing a RevPAR of $175.12. Active listings total approximately 13,460 across channels, with entire-place rentals dominating at 12,836 units (95% of the market). Private rooms account for 623 listings and shared rooms are essentially absent (1 unit), confirming this is an investment-grade whole-home rental market.
By bedroom count, the spread is relatively even: 1-bedroom units number 2,498, 2-bedroom 2,790, 3-bedroom 3,963 (the largest segment), 4-bedroom 2,659, and 5-bedroom 1,538. Larger properties are well represented, reflecting the Cape’s tradition of extended-group summer rentals. Airbnb-only listings total 3,928, VRBO-only 2,903, and 6,629 listings appear on both platforms simultaneously.
Year-over-year as of April 2026, occupancy declined 2.27%, ADR increased 6.25%, and revenue grew 15.64%, indicating that rate-driven gains more than offset the modest occupancy softening. The market’s revenue growth score ranks 89.87 out of 100 in the data, reflecting strong upward revenue momentum over the tracked period.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 30% | $323 | $2,771 |
| Feb | 42% | $314 | $2,925 |
| Mar | 42% | $301 | $2,854 |
| Apr | 48% | $306 | $2,857 |
| May | 51% | $349 | $3,159 |
| Jun | 67% | $437 | $5,738 |
| Jul | 77% | $479 | $8,414 |
| Aug | 79% | $510 | $9,291 |
| Sep | 45% | $401 | $4,880 |
| Oct | 34% | $322 | $3,242 |
| Nov | 31% | $316 | $2,650 |
| Dec | 33% | $353 | $2,988 |
Top Short-Term Rental Operators in Eastham
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Vacasa | 649 | 21,321 | ★ 4.51 |
| 2 | Del Mar Vacation Rentals | 398 | 18,661 | ★ 4.78 |
| 3 | Kinlin Grover Vacation Rentals | 352 | 1,817 | ★ 4.69 |
| 4 | New England Vacation Rentals | 277 | 1,581 | ★ 4.66 |
| 5 | Robert Paul Vacations | 190 | 1,836 | ★ 4.69 |
What Kind of STR Should I Buy in Eastham?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 2,498 |
| 2 bed | 2,790 |
| 3 bed | 3,963 |
| 4 bed | 2,659 |
| 5 bed | 1,538 |
ADR by Property Tier
| Entire Home | $396 |
| Luxury | $820 |
| Professionally Managed | $365 |
Revenue by Dwelling Type
| Apartment | $2,085 |
| Entire Place | $3,550 |
| House | $3,851 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 29.2% |
| vrbo | 21.6% |
| both | 49.2% |
Investment Analysis
Eastham presents a high-entry-cost, high-rate market. The typical home value is $809,508 (Zillow, April 2026), with a median list price of $837,133. At the April 2026 average monthly revenue of $3,416, annualized gross revenue projects to approximately $40,990, implying a gross yield of roughly 5.1% on the typical home value before expenses, taxes, and vacancies.
The tier spread is meaningful for investors comparing property segments. Entire-home listings generated $3,550 in April revenue versus $3,851 for houses specifically. The luxury tier ADR reaches $820.30 versus $386.61 for all listings, suggesting premium properties command more than double the base rate. Professionally managed listings averaged $364.94 in ADR, slightly below the all-listings average of $386.61.
Revenue grew 15.64% year-over-year as of April 2026 while ADR rose 6.25%, indicating both rate growth and a favorable shift in booking composition. The investability score is 60.09 out of 100. Annual average revenue for 2025 (the most recent full year) was $5,263 per month, versus $5,101 in 2024, a 3.2% annual gain. The two-unit cap on owner-non-occupied registrations (effective January 1, 2025) limits portfolio scaling for non-resident investors and is a direct regulatory constraint on market supply growth.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Eastham guests book an average of 58.51 days (approximately 8.4 weeks) in advance and stay an average of 3.53 nights per booking. The 58-day lead time is substantial and reflects the competitive summer booking window on Cape Cod, where desirable properties fill weeks before the season begins. Operators who set dynamic pricing early and open availability at least 90 days out capture the highest-rate advance bookings before the shoulder season fills.
The 3.53-night average stay is slightly above a weekend (2 nights) and well below a full week. Cape Cod markets traditionally see week-long Saturday-to-Saturday bookings in peak summer; the sub-4-night average reflects off-peak stays pulling the annual figure down. Operators can improve yield by setting 5- or 7-night minimums in July and August, then reducing minimums to 2-3 nights in shoulder months to maximize calendar fill.
Short-Term Rental Regulations
Eastham permits short-term rentals (defined as rentals of 31 consecutive days or less) but requires every rental unit to hold a town Rental Certificate (Certificate of Registration) issued by the Board of Health. Applications are submitted online via the OpenGov portal; online submission has been mandatory since November 1, 2024.
Permit fees: studio or 1-bedroom short-term rental units pay $225 annually; 2-or-more-bedroom units pay $350 annually. A health and safety inspection covering smoke and CO alarms, labeled electrical panels, and minimum sanitary code is required before initial issuance and every three years thereafter.
A bylaw that took effect January 1, 2025 caps most owners at two registered short-term rental units. A legacy clause allows holders of more than two certificates before that date to continue renewing them until the unit transfers or the certificate lapses. Cottage colonies under single ownership are exempt from the two-unit cap.
Operators must also register with the Massachusetts Department of Revenue short-term rental registry via MassTaxConnect. The combined room-occupancy excise is approximately 14.45% (5.7% state, 6.0% local, 2.75% Cape Cod and Islands Water Protection Fund). There is no owner-occupancy or primary-residence requirement and no published annual night cap. Enforcement is rated moderate.
Market Comparison
Eastham’s $386.61 ADR is well above the national US short-term rental median of approximately $220, reflecting the Cape Cod premium commanded by a nationally recognized beach destination adjacent to the Cape Cod National Seashore. Occupancy at 45.3% in April trails the US STR median of approximately 55%, but April is a genuine shoulder month on the Outer Cape, and the 2025 full-year average occupancy was 47.61%.
The professional management landscape is active. Vacasa leads with 649 listings and 21,321 reviews (average rating 4.51). Del Mar Vacation Rentals holds 398 listings with 18,661 reviews and a 4.78 rating, indicating a strong local reputation. Kinlin Grover Vacation Rentals operates 352 listings (4.69 rating). New England Vacation Rentals has 277 listings (4.66 rating), and Robert Paul Vacations rounds out the top five with 190 listings (4.69 rating). The top two operators alone account for roughly 1,047 listings, approximately 7.8% of total market supply.
Frequently Asked Questions About Eastham, Massachusetts
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