Copperopolis, California Short-Term Rental Market
Copperopolis STRs averaged $288/night at 41.2% occupancy in April 2026, with summer peaks reaching $5,034 in monthly revenue.
Quick Answer: Copperopolis, California is an active short-term rental market. average occupancy is 59%. average monthly revenue is $5,625. average daily rate is $360. the top operator is Evolve with 209 listings. market score is 58/100 (grade C).
Market data reflects the Northern Sierra Mtns regional market, which includes Copperopolis. Regulations, taxes, and permit details below are specific to Copperopolis.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Copperopolis is a small Gold Country community in Calaveras County, built primarily around Lake Tulloch, a 55-mile-shoreline recreational reservoir that draws boaters, anglers, and water sport enthusiasts from the Central Valley and Bay Area. The short-term rental market is dominated by lakefront vacation homes and foothill cabins.
As of April 2026, the market averaged a daily rate of $288 and occupancy of 41.2%, producing RevPAR of $118.53 and average monthly revenue of $3,453 per active listing.
The listing base is overwhelmingly entire-place rentals: 4,819 of approximately 4,984 total listings (roughly 97%), with private rooms accounting for 164 and shared rooms just 1. By bedroom count, 3-bedroom properties are the most numerous at 1,882, followed by 1-bedroom (1,083), 2-bedroom (1,037), 4-bedroom (735), and 5-bedroom (242) properties. Multi-platform distribution is strong, with 2,664 listings on both Airbnb and VRBO, 2,000 Airbnb-only, and 320 VRBO-only.
Year-over-year as of April 2026, occupancy slipped just 0.07 percentage points, ADR declined 0.83%, and revenue edged down 0.60%. The 2025 annual average occupancy was 44.1% at $310 ADR with monthly revenue averaging $3,805. Revenue has been relatively stable since the post-2021 normalization: 2024 ($3,806) and 2025 ($3,805) are nearly identical.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 37% | $266 | $2,829 |
| Feb | 46% | $271 | $2,936 |
| Mar | 40% | $258 | $2,992 |
| Apr | 46% | $262 | $3,277 |
| May | 54% | $280 | $3,714 |
| Jun | 61% | $303 | $4,686 |
| Jul | 64% | $291 | $5,038 |
| Aug | 54% | $285 | $4,300 |
| Sep | 44% | $269 | $3,255 |
| Oct | 46% | $254 | $3,286 |
| Nov | 42% | $248 | $2,616 |
| Dec | 46% | $272 | $3,165 |
Top Short-Term Rental Operators in Copperopolis
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 209 | 10,374 | ★ 4.73 |
| 2 | Vacasa | 139 | 6,780 | ★ 4.47 |
| 3 | Cedar Creek Realty | 131 | 2,818 | ★ 4.68 |
| 4 | The Redwoods In Yosemite | 127 | 3,345 | ★ 4.60 |
| 5 | Yosemite's Scenic Wonders | 78 | 14,742 | ★ 4.79 |
What Kind of STR Should I Buy in Copperopolis?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,083 |
| 2 bed | 1,037 |
| 3 bed | 1,882 |
| 4 bed | 735 |
| 5 bed | 242 |
ADR by Property Tier
| Entire Home | $366 |
| Luxury | $615 |
| Professionally Managed | $462 |
Revenue by Dwelling Type
| Apartment | $4,740 |
| Entire Place | $5,726 |
| House | $5,915 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 40.1% |
| vrbo | 6.4% |
| both | 53.5% |
Investment Analysis
Copperopolis presents a mid-tier vacation rental investment case anchored by Lake Tulloch demand and a cabin-heavy supply mix.
The typical home value in the area was $522,912 as of the April 2026 housing snapshot, with a median list price of $652,800 and 92 active for-sale listings. Using the April 2026 average monthly revenue of $3,453, the implied gross annual revenue is approximately $41,435, which represents a gross yield of roughly 7.9% on the typical home value. At the median list price, that yield compresses to approximately 6.3%. These figures are pre-expense and do not account for mortgage, management fees, taxes, or maintenance.
The ADR spread between tiers is substantial. The all-listings average was $288, entire-home listings averaged $293, professionally managed properties averaged $361, and the luxury tier commanded $464 per night, a 61% premium over the market average. This spread indicates that premium waterfront or well-appointed properties can command rates far above the market baseline.
Revenue by listing type was relatively uniform in April 2026: entire-place listings averaged $3,507, houses averaged $3,540, and apartments averaged $3,567 per month. The similarity across types reflects the market’s near-universal entire-place profile.
The 2025 annual average monthly revenue of $3,805 is roughly flat with 2024 ($3,806) but well above the pre-pandemic 2019 average of $2,792, representing 36% revenue growth over that period. Occupancy has not recovered to 2021 peak levels (60.7%), but ADR growth ($233 in 2017 to $310 in 2025) has absorbed most of the occupancy decline.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
In April 2026, Copperopolis guests booked an average of 48.0 days in advance and stayed an average of 3.15 nights per booking.
The 48-day lead time is among the longer in this data set, suggesting that guests plan lake trips and summer vacations well in advance. For operators, this means that a meaningful portion of summer inventory is captured in the March to May booking window, even for July arrivals. Pricing should be set early and confidently for peak months, with dynamic adjustments reserved for close-in gaps.
The 3.15-night average length of stay reflects extended weekend and short-week getaway patterns typical of lake recreation markets. Three-night minimum stays are common in similar markets and align well with the actual booking behavior observed here. Weekend-only minimum stays during peak weeks (Friday to Monday, 3 nights) can maximize summer revenue while keeping weekday availability flexible for shorter gaps.
Turnover at 3-plus nights is more manageable than in markets with 1 to 2-night stay averages, reducing cleaning frequency and improving per-stay economics relative to ultra-short-stay markets.
Short-Term Rental Regulations
Copperopolis is an unincorporated community governed by Calaveras County. Short-term rentals are permitted and operate widely, particularly for lakefront properties around Lake Tulloch.
Operators must register with the county and remit a 12% Transient Occupancy Tax on stays of 30 days or fewer. The county administers STR registration and TOT collection through a hosted compliance portal (Deckard).
An earlier ordinance established specific rules for summer rentals in the Lake Tulloch area. As of early 2026, no owner-occupancy or primary-residence requirements are in place, and no annual night cap has been established under current rules. Enforcement severity is rated moderate.
Calaveras County has been developing a comprehensive countywide Short-Term Vacation Rental Ordinance that would require all STRs, new and existing, to obtain a formal permit and comply with operational conditions including occupancy limits (based on bedroom count and available parking) and TOT remittance. As of early 2026, this ordinance was still working through the Planning Commission and Board of Supervisors and had not been formally adopted. Final permit fees, renewal terms, and any added restrictions were not yet established.
Investors should budget for the 12% TOT, confirm whether Lake Tulloch-specific area rules apply to a specific parcel, and monitor the pending countywide permit ordinance closely, as adoption would add a formal permitting requirement and operational constraints to existing operators.
Market Comparison
Copperopolis’s 41.2% occupancy in April 2026 is below the approximate US STR median of 55%, but April is an early spring month for a summer lake market. The July historical average of 64.3% substantially exceeds the US median.
The $288 ADR is well above the US STR median of approximately $220, reflecting the vacation-home and lakefront product mix. The gap between the all-listings ADR ($288) and the professionally managed tier ($361) is notable, suggesting that management quality is a strong differentiator in this market.
The top five operators are Evolve (209 listings, 4.73 average rating, 10,374 reviews), Vacasa (139 listings, 4.47 rating, 6,780 reviews), Cedar Creek Realty (131 listings, 4.68 rating, 2,818 reviews), The Redwoods In Yosemite (127 listings, 4.60 rating, 3,345 reviews), and Yosemite’s Scenic Wonders (78 listings, 4.79 rating, 14,742 reviews). Combined, these five operators account for 684 listings. Evolve’s position as the market leader with strong ratings and high review volume reflects national platform-style management succeeding alongside regional specialists.
Yosemite’s Scenic Wonders stands out with 14,742 reviews across 78 listings, suggesting very high per-listing review velocity and established booking history. Cedar Creek Realty’s 131 listings indicate a locally rooted manager with substantial market share.
Frequently Asked Questions About Copperopolis, California
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