Mashpee, Massachusetts Short-Term Rental Market
Mashpee, MA STRs averaged $387/night at 45.3% occupancy in April 2026, with revenue up 15.6% year over year.
Quick Answer: Mashpee, Massachusetts is an active short-term rental market. average occupancy is 67%. average monthly revenue is $7,792. average daily rate is $571. the top operator is Vacasa with 649 listings. market score is 46/100 (grade D).
Market data reflects the Cape Cod regional market, which includes Mashpee. Regulations, taxes, and permit details below are specific to Mashpee.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
The Mashpee market area on Cape Cod’s south shore encompasses 13,460 tracked short-term rental listings in Barnstable County, Massachusetts. In April 2026, the market posted an average daily rate of $387, a 45.3% occupancy rate, and a $175 RevPAR. Year over year from April 2025 to April 2026, revenue increased 15.6% and ADR rose 6.3%, while occupancy declined 2.3 percentage points, pointing to rate-led growth rather than volume expansion.
The 2025 full-year average was 47.6% occupancy and a $432 ADR, up from $422 in 2024, continuing a multi-year trend of rate appreciation. Entire-place rentals represent 95.4% of inventory at 12,836 listings, with 623 private-room listings and one shared-room listing. The bedroom breakdown shows 3-bedrooms lead with 3,963 units, followed by 2-bedrooms (2,790), 4-bedrooms (2,659), 1-bedrooms (2,498), and 5-bedroom-plus homes (1,538).
Channel distribution reflects multi-platform activity: 6,629 listings appear on both Airbnb and VRBO, 3,928 are Airbnb-only, and 2,903 are VRBO-only. Market scores show an investability rating of 60.1 and a revenue growth score of 89.9, while the seasonality score of 45.7 underscores the pronounced summer concentration characteristic of Cape Cod resort markets.
Mashpee proper has a year-round population of 15,384. Cape Cod as a whole drew 5 million or more visitors in 2024, generating $2.6 billion in direct spending. The market draws primarily seasonal summer visitors from greater Boston, New England, and the tri-state area. Key draws include Nantucket Sound beaches, Mashpee Commons, and Mashpee Wampanoag cultural heritage sites.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 30% | $323 | $2,768 |
| Feb | 42% | $314 | $2,923 |
| Mar | 42% | $301 | $2,852 |
| Apr | 48% | $306 | $2,856 |
| May | 51% | $358 | $3,256 |
| Jun | 67% | $452 | $5,966 |
| Jul | 77% | $479 | $8,402 |
| Aug | 79% | $510 | $9,280 |
| Sep | 45% | $401 | $4,874 |
| Oct | 34% | $323 | $3,242 |
| Nov | 31% | $316 | $2,646 |
| Dec | 33% | $353 | $2,987 |
Top Short-Term Rental Operators in Mashpee
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 Mashpee?
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 | $587 |
| Luxury | $1,114 |
| Professionally Managed | $566 |
Revenue by Dwelling Type
| Apartment | $5,640 |
| Entire Place | $7,979 |
| House | $8,309 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 29.2% |
| vrbo | 21.6% |
| both | 49.2% |
Investment Analysis
April 2026 data shows a $387 average daily rate, 45.3% occupancy, and $3,416 average monthly revenue per listing. Full-year 2025 revenues averaged $5,263 per listing per month, implying an annualized gross of approximately $63,156 for a typical listing. No housing price data is available in the dataset for this area, so acquisition-cost yield calculations require independent sourcing of current Cape Cod listing prices.
Revenue differentiates meaningfully by property type. House listings generated $3,851 in average monthly revenue in April 2026, compared with $3,550 for entire-place listings broadly and $2,085 for apartment-type properties. The luxury ADR tier reached $820 per night against the market average of $387, a 2.1x premium. Professionally managed properties averaged $365 per night ADR, and the entire-home tier averaged $396 per night.
The market’s revenue growth score of 89.9 and the 15.6% year-over-year revenue increase in April 2026 are positive signals. Investors should account for the pronounced Cape Cod seasonal cycle: August peak revenues of $9,291 per month contrast with November trough revenues of $2,650, requiring gross annual revenue to be evaluated against operating costs spread across all 12 months.
The 2025 annual revenue of $5,263 per month represents a 3.1% improvement over 2024’s $5,101, and 2023 averaged $5,201. The market has held a stable revenue band over three years, with the luxury tier showing the strongest rate premiums.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
The Mashpee market shows an average booking lead time of 58.5 days (roughly 8 weeks) and an average length of stay of 3.53 nights. The 8-week lead time reflects Cape Cod’s high summer demand: guests securing July and August bookings typically plan well in advance to access available inventory. For operators, this creates a clear rate-setting window. Updating peak-season pricing 8 to 10 weeks before target dates balances revenue optimization with sufficient booking volume.
The 3.53-night average stay sits between the weekend getaway and the traditional Cape Cod week-long rental. Operators weighing minimum night requirements can consider a 3- to 4-night minimum during peak summer months to reduce turnover while remaining accessible to guests seeking shorter stays. Lowering minimums to 2 nights in shoulder months (April, May, September, October) can help fill gaps without affecting peak revenue.
During the November through March off-season, extended stays from remote workers or retirees are a viable strategy to improve occupancy in months where the market average runs 30% to 43%.
Short-Term Rental Regulations
Short-term rentals in Mashpee are legally permitted. Operators must complete two separate registrations: an annual Certificate of Registration through the Town’s PermitEyes online system (which includes an initial property inspection), and a separate registration with the Massachusetts Department of Revenue. There is no owner-occupancy or primary-residence requirement, so investment properties are eligible.
Occupancy is capped at two guests per bedroom, with the number of qualifying bedrooms set by the property’s Title 5 septic system capacity rather than physical bedroom count. A 24/7 emergency contact able to respond within 24 hours must be designated for each property. Registration renews annually. The registration fee is not published publicly; confirm the current amount directly with the Mashpee Board of Health or Building Department.
The combined occupancy tax on Mashpee short-term stays is 14.45%, comprising the 5.7% Massachusetts state room occupancy excise, a 6% Mashpee local excise, and a 2.75% Cape Cod and Islands Water Protection Fund assessment. Mashpee adopted its current regulatory framework following the 2019 Massachusetts expansion of the room occupancy excise to STRs, with local registration requirements added by Town Meeting vote. Enforcement is rated moderate. Operators should confirm current fee schedules and any 2025 to 2026 amendments directly with the Mashpee Board of Health.
Market Comparison
The Mashpee market’s April 2026 ADR of $387 is approximately 76% above the U.S. STR median ADR of roughly $220, consistent with Cape Cod’s premium coastal positioning. April occupancy of 45.3% trails the U.S. median of approximately 55%, reflecting the off-peak timing. Summer peak occupancy in August at 78.7% substantially exceeds most national benchmarks.
The 2025 annual average occupancy of 47.6% reflects the full weight of a six-month slow season pulling down what is otherwise a high-demand summer market. Revenue growth of 15.6% year over year in April 2026 outperforms typical national STR revenue trends.
Vacasa leads the professional management landscape with 649 listings (4.8% of the 13,460-listing market) and 21,321 reviews at a 4.51 average rating. Del Mar Vacation Rentals holds 398 listings (3.0%) with a 4.78 rating, and Kinlin Grover Vacation Rentals manages 352 listings (2.6%) at a 4.69 rating. New England Vacation Rentals manages 277 listings (2.1%, 4.66 rating) and Robert Paul Vacations 190 listings (1.4%, 4.69 rating). Combined, the top five operators account for 1,866 listings or 13.9% of market inventory.
Frequently Asked Questions About Mashpee, Massachusetts
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