Angels Camp, California Short-Term Rental Market
Angels Camp, CA STR market tracked 5,057 active listings at 41.2% occupancy and $287 ADR in April 2026.
Quick Answer: Angels Camp, California is an active short-term rental market. average occupancy is 41%. average monthly revenue is $3,447. average daily rate is $287. the top operator is Evolve with 209 listings. market score is 57/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Angels Camp is a small city of 3,716 in Calaveras County, situated in California’s Gold Country along Highway 49 approximately 130 miles east of San Francisco. It is best known as the setting for Mark Twain’s ‘Celebrated Jumping Frog of Calaveras County’ and as a gateway to New Melones Lake, Calaveras Big Trees State Park, and the broader Yosemite corridor. The Calaveras County Fair and Jumping Frog Jubilee, held each May, draws 30,000 to 50,000 attendees over four days and is the single largest demand spike in the annual calendar.
The April 2026 snapshot covers 5,057 active listings in this geographic market area, which extends beyond city limits to encompass the broader Calaveras County and Yosemite gateway region. Occupancy averaged 41.2%, average daily rate was $287, and RevPAR reached $118.33. Average revenue per listing was $3,447 for the month. Year-over-year, metrics were essentially flat: occupancy held at -0.2 percentage points, ADR at -0.8%, and revenue at -0.7%.
Entire-place listings make up 4,891 of 5,057 total units (97%). Private rooms account for 165 listings and shared rooms 1. The bedroom distribution skews toward three-bedroom properties (1,905), the leading category, followed by one-bedroom (1,098) and two-bedroom (1,059) units. Four-bedroom properties (745) and five-or-more-bedroom units (245) represent a meaningful vacation-home segment. Cross-platform listings dominate: 2,669 listings appear on both Airbnb and VRBO; 2,016 list exclusively on Airbnb; 372 exclusively on VRBO.
The market composite score of 57.2 reflects a mid-tier but profitable market. Regulation scores 71.4 and seasonality 74.0, while investability at 70.4 and revenue growth at 62.2 indicate steady but not exceptional growth dynamics.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 37% | $265 | $2,828 |
| Feb | 46% | $271 | $2,936 |
| Mar | 40% | $258 | $2,987 |
| Apr | 46% | $261 | $3,270 |
| May | 54% | $273 | $3,609 |
| Jun | 61% | $295 | $4,560 |
| Jul | 64% | $291 | $5,028 |
| Aug | 54% | $284 | $4,289 |
| Sep | 44% | $268 | $3,248 |
| Oct | 46% | $253 | $3,270 |
| Nov | 42% | $247 | $2,609 |
| Dec | 46% | $271 | $3,160 |
Top Short-Term Rental Operators in Angels Camp
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 209 | 10,412 | ★ 4.73 |
| 2 | The Redwoods In Yosemite | 153 | 3,479 | ★ 4.56 |
| 3 | Vacasa | 144 | 6,856 | ★ 4.44 |
| 4 | Cedar Creek Realty | 132 | 2,822 | ★ 4.67 |
| 5 | Yosemite's Scenic Wonders | 78 | 14,787 | ★ 4.79 |
What Kind of STR Should I Buy in Angels Camp?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,098 |
| 2 bed | 1,059 |
| 3 bed | 1,905 |
| 4 bed | 745 |
| 5 bed | 245 |
ADR by Property Tier
| Entire Home | $293 |
| Luxury | $463 |
| Professionally Managed | $361 |
Revenue by Dwelling Type
| Apartment | $3,567 |
| Entire Place | $3,502 |
| House | $3,533 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 39.9% |
| vrbo | 7.4% |
| both | 52.8% |
Investment Analysis
April 2026 revenue data shows all three property types generating relatively similar figures: house listings at $3,533 per month, entire-place listings at $3,502, and apartment listings at $3,567 (slightly above, possibly reflecting higher-unit-count apartment buildings with better occupancy management). Annualizing April’s all-listings average yields approximately $41,366 per year. House-type properties annualize to approximately $42,397.
Housing value data for Angels Camp was not available in the current snapshot, so gross-yield calculations cannot be completed. Investors should source current comparable sale data for Calaveras County properties independently before projecting returns.
The ADR tier spread is wide. Luxury-tier listings averaged $463 per night versus the $287 market average, a 61% premium. Professionally managed listings averaged $361 per night, a 26% premium over the overall market, the highest professional management premium in this batch, suggesting that professional operations capture meaningfully better rates in the Yosemite gateway market.
The trend picture shows a market that spiked sharply in 2020-2021 and has moderated since. Annual average revenue peaked at $4,387 per month in 2021 and has settled to $3,801 in 2025, a 13% decline from peak. Occupancy peaked at 60.65% in 2021 and has reached 44.14% in 2025. However, ADR has continued rising: from $279 in 2021 to $309 in 2025, partially offsetting the occupancy decline. The April 2026 metrics, while showing slight YoY declines, remain near the 2025 full-year average, indicating stability rather than further deterioration.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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The April 2026 data shows an average booking lead time of 48 days, meaning guests typically commit to reservations about seven weeks before arrival. This planning horizon reflects the mix of regional weekend travelers and destination visitors using Angels Camp as a Yosemite or Gold Country base.
Average length of stay is 3.2 nights. This is shorter than many rural California markets, suggesting a meaningful share of weekend getaway demand from Bay Area travelers making the 2-3 hour drive. A 3.2-night average translates to approximately 9-10 turnovers per month at average occupancy, creating relatively frequent cleaning demands compared to markets with longer stays.
For operators, the 48-day lead time means the summer booking window opens primarily in May and early June. If July and August dates are not filling by mid-June, proactive rate adjustments are warranted. The May Jumping Frog Jubilee weekend should be treated as a premium-pricing event with minimum-stay requirements to capture the full event demand cycle. Operators running dual-platform listings (2,669 of 5,057 listings appear on both Airbnb and VRBO) benefit from broader distribution in this destination market.
Short-Term Rental Regulations
Angels Camp permits short-term rentals and regulates them primarily through its transient occupancy tax and business licensing framework. The municipal code (Chapter 3.12) defines a vacation rental as a dwelling unit rented for overnight lodging for one to thirty days and imposes a 12% transient occupancy tax on the rent, which operators must collect and remit to the city.
Home-based vacation rentals are classified as home occupations under the city’s planning code, requiring a Home Occupation Permit from the City Planning Department (200 Monte Verda Street, Suite B) in addition to a city business license. Operators must also comply with the city’s noise, parking, waste management, and fire safety codes, including smoke detectors, fire extinguishers, and emergency exit requirements.
No explicit owner-occupancy requirement, primary-residence rule, or annual night cap was confirmed in the available code sections. No evidence of a permit quota was found. Zoning determines where rentals are allowed within the city, and more intensive operations may require a Conditional Use Permit. The code was current through Ordinance 541 dated August 20, 2024.
Investors should verify current business license fees, permit renewal requirements, and zoning district restrictions directly with the city before committing, as some fee details could not be confirmed from online sources. Enforcement is rated moderate.
No STR-specific regulatory changes were identified as of the June 2026 profile update.
Market Comparison
Angels Camp’s $287 ADR in April 2026 is well above the US short-term rental median of approximately $220, reflecting the California Gold Country and Yosemite gateway premium. The 41.2% occupancy is below the US median of approximately 55%, typical for April in a seasonal leisure market.
The market’s 2025 annual average ADR of $309 stands out for a market of this size. Even in January (the trough), ADR averages $265, above the US all-market median. This persistent rate premium reflects the destination quality of the Yosemite corridor and the event-driven demand from the Calaveras County Fair.
Year-over-year signals in April 2026 show slight declines across all three metrics (occupancy -0.2 pp, ADR -0.8%, revenue -0.7%), consistent with a market that has normalized after the 2020-2021 peak rather than one in structural decline.
Evolve leads the local operator landscape with 209 listings and 10,412 reviews (4.73 average rating). The Redwoods in Yosemite holds second with 153 listings and 3,479 reviews (4.56 rating). Vacasa manages 144 listings (4.44 rating, 6,856 reviews). Cedar Creek Realty operates 132 listings (4.67 rating), and Yosemite’s Scenic Wonders holds 78 listings with a market-leading 4.79 average rating across 14,787 reviews, the highest review count among the top five. The top five collectively manage approximately 716 listings, roughly 14% of the 5,057-listing market.
Frequently Asked Questions About Angels Camp, California
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