Joshua Tree's 1,237-listing STR market posts 50% occupancy and a $338 average nightly rate as of February 2026.
Market Overview
Joshua Tree, California operates one of the most active short-term rental markets in the Inland Empire desert region. As of February 2026, 1,237 active listings compete in the market, a figure that has grown from roughly 1,059 listings in 2021 to a recent peak of 1,295 in early 2025. The market draws an estimated 3.27 million annual visitors, primarily to Joshua Tree National Park, and that demand base sustains year-round booking activity.
The average daily rate stood at $337.60 in February 2026, up from a market-wide average of $265 in 2022 and $251 in 2023. The ADR recovery is meaningful: 2025 averaged $326 per night and the early 2026 data points to $340, suggesting continued rate improvement even as listing supply has grown. Average RevPAR (revenue per available room) reached $169 in February 2026.
Occupancy tells a more complicated story. The market hit a 2021 high of 69.6% average occupancy across all listings, then declined steadily through 2023 (56.1%) and bottomed near 47.5% in 2024. February 2026 sits at 50.0%, consistent with the last two years’ range of 48 to 59 percent depending on season. The occupancy softening reflects supply growth outpacing demand recovery post-pandemic. Investors entering today are buying into a more competitive, more supply-dense market than existed in 2020 or 2021.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue | Active Listings |
|---|---|---|---|---|
| Jan | 53% | $293 | $4,790 | 1,226 |
| Feb | 59% | $281 | $4,715 | 1,221 |
| Mar | 70% | $293 | $6,696 | 1,174 |
| Apr | 69% | $309 | $6,686 | 1,165 |
| May | 57% | $286 | $5,430 | 1,100 |
| Jun | 54% | $264 | $4,722 | 1,177 |
| Jul | 49% | $259 | $4,550 | 1,231 |
| Aug | 49% | $250 | $4,375 | 1,236 |
| Sep | 48% | $260 | $4,181 | 1,242 |
| Oct | 53% | $272 | $4,673 | 1,200 |
| Nov | 56% | $308 | $5,328 | 1,214 |
| Dec | 57% | $337 | $6,039 | 1,222 |
Joshua Tree’s STR market follows a clear desert-climate pattern: spring is peak season, summer is the slowest period, and fall and winter deliver moderate but solid demand.
March and April are the top two months by both occupancy and revenue. March averages 70.4% occupancy with $6,696 average monthly revenue per listing, driven by spring break travel and ideal hiking weather. April closely follows at 68.6% occupancy and $6,686 average revenue. These two months alone can account for a disproportionate share of annual income for well-positioned properties.
Summer is the clear soft spot. July drops to 49.2% occupancy ($4,550 average revenue) and August falls further to 48.8% occupancy ($4,375). September is the weakest month of the year at 48.4% occupancy and $4,181 average revenue. The Mojave Desert’s extreme summer heat is the primary driver: daytime temperatures regularly exceed 100 degrees Fahrenheit, deterring all but the most committed visitors.
December and November outperform expectations. December averages 56.6% occupancy with $6,039 average revenue, boosted by a $337 average ADR (the highest of the year by month). November sits at 56.4% occupancy with $5,328 average revenue. Holiday travel and cooler desert temperatures make late fall and early winter stronger than many investors anticipate.
January and February are mid-range months (52.8% and 58.6% occupancy respectively), with the February figure benefiting from Valentine’s Day and pre-spring travel. Operators should plan for a 22-percentage-point occupancy swing between peak March (70.4%) and trough September (48.4%).
Revenue Breakdown
| Metric | 25th Pctile | Median | 75th Pctile | 90th Pctile |
|---|---|---|---|---|
| Revenue/mo | $2,114 | $3,645 | $5,862 | $9,715 |
| ADR | $198 | $269 | $404 | $593 |
| Occupancy | 33% | 50% | 68% | 83% |
The spread between Joshua Tree’s top and bottom performers is wide. In February 2026, the 25th percentile property generated $2,114 in monthly revenue while the 90th percentile generated $9,715, a 4.6x difference. That gap reflects meaningful differences in property quality, size, amenities (pools, hot tubs, unique design), and operator skill.
The median property (p50) earned $3,645 per month. Moving from median to 75th percentile adds $2,217 per month ($5,862). The jump from p75 to p90 is even larger, adding another $3,853 per month to reach $9,715. This suggests the top decile captures a premium from either exceptional properties or exceptional operators, not simply average inventory.
On the nightly rate side, p25 ADR is $197.90, p50 is $269.10, p75 is $404.10, and p90 reaches $592.90. A property achieving p90 ADR at even moderate occupancy (50%) would generate roughly $8,894 per month at 31 days. Investors targeting the top quartile should plan for properties with distinguishing features: architect-designed interiors, outdoor soaking tubs, private pools, or direct National Park adjacency consistently command premium ADRs in this market.
Investment Analysis
Revenue Trend
RevPAR & ADR Trend
| Date | Revenue | RevPAR | ADR |
|---|---|---|---|
| Mar 2021 | $8,334 | $269 | $296 |
| Apr 2021 | $8,380 | $279 | $307 |
| May 2021 | $7,864 | $254 | $298 |
| Jun 2021 | $6,810 | $227 | $280 |
| Jul 2021 | $6,452 | $208 | $270 |
| Aug 2021 | $6,438 | $208 | $270 |
| Sep 2021 | $5,869 | $196 | $276 |
| Oct 2021 | $6,533 | $211 | $292 |
| Nov 2021 | $6,686 | $223 | $295 |
| Dec 2021 | $7,035 | $227 | $300 |
| Jan 2022 | $5,975 | $193 | $279 |
| Feb 2022 | $5,953 | $213 | $280 |
| Mar 2022 | $7,060 | $228 | $281 |
| Apr 2022 | $7,057 | $235 | $285 |
| May 2022 | $5,816 | $188 | $285 |
| Jun 2022 | $5,237 | $175 | $256 |
| Jul 2022 | $5,308 | $171 | $263 |
| Aug 2022 | $4,755 | $153 | $238 |
| Sep 2022 | $4,606 | $154 | $248 |
| Oct 2022 | $4,825 | $156 | $239 |
| Nov 2022 | $5,148 | $172 | $260 |
| Dec 2022 | $5,338 | $172 | $264 |
| Jan 2023 | $4,303 | $139 | $237 |
| Feb 2023 | $4,325 | $155 | $234 |
| Mar 2023 | $5,808 | $187 | $253 |
| Apr 2023 | $5,786 | $193 | $256 |
| May 2023 | $4,216 | $136 | $234 |
| Jun 2023 | $3,752 | $125 | $212 |
| Jul 2023 | $3,696 | $119 | $218 |
| Aug 2023 | $3,517 | $114 | $222 |
| Sep 2023 | $3,701 | $123 | $230 |
| Oct 2023 | $3,554 | $115 | $240 |
| Nov 2023 | $4,552 | $152 | $311 |
| Dec 2023 | $5,660 | $183 | $365 |
| Jan 2024 | $4,480 | $145 | $315 |
| Feb 2024 | $4,037 | $139 | $263 |
| Mar 2024 | $5,611 | $181 | $287 |
| Apr 2024 | $5,079 | $169 | $291 |
| May 2024 | $3,886 | $125 | $260 |
| Jun 2024 | $3,230 | $108 | $246 |
| Jul 2024 | $3,233 | $104 | $258 |
| Aug 2024 | $3,143 | $101 | $240 |
| Sep 2024 | $3,156 | $105 | $256 |
| Oct 2024 | $3,839 | $124 | $277 |
| Nov 2024 | $4,627 | $154 | $318 |
| Dec 2024 | $5,807 | $187 | $366 |
| Jan 2025 | $4,472 | $144 | $290 |
| Feb 2025 | $4,526 | $162 | $289 |
| Mar 2025 | $6,665 | $215 | $348 |
| Apr 2025 | $7,126 | $238 | $404 |
| May 2025 | $5,366 | $173 | $352 |
| Jun 2025 | $4,580 | $153 | $325 |
| Jul 2025 | $4,060 | $131 | $285 |
| Aug 2025 | $4,021 | $130 | $278 |
| Sep 2025 | $3,575 | $119 | $288 |
| Oct 2025 | $4,614 | $149 | $310 |
| Nov 2025 | $5,627 | $188 | $353 |
| Dec 2025 | $6,354 | $205 | $390 |
| Jan 2026 | $4,721 | $152 | $342 |
| Feb 2026 | $4,732 | $169 | $338 |
Occupancy vs Supply
| Date | Occupancy | Active Listings |
|---|---|---|
| Mar 2021 | 80% | 1,035 |
| Jun 2021 | 70% | 1,057 |
| Sep 2021 | 62% | 1,064 |
| Dec 2021 | 70% | 1,074 |
| Mar 2022 | 76% | 1,092 |
| Jun 2022 | 55% | 1,321 |
| Sep 2022 | 53% | 1,324 |
| Dec 2022 | 61% | 1,320 |
| Mar 2023 | 72% | 1,315 |
| Jun 2023 | 56% | 1,289 |
| Sep 2023 | 49% | 1,312 |
| Dec 2023 | 50% | 1,157 |
| Mar 2024 | 63% | 1,085 |
| Jun 2024 | 43% | 889 |
| Sep 2024 | 39% | 1,218 |
| Dec 2024 | 51% | 1,316 |
| Mar 2025 | 61% | 1,344 |
| Jun 2025 | 44% | 1,327 |
| Sep 2025 | 39% | 1,294 |
| Dec 2025 | 51% | 1,245 |
Joshua Tree presents a mid-tier STR investment case with meaningful variance between performers. At the median (p50), a property generated $3,645 per month in February 2026. The bottom quartile (p25) earned $2,114, while top-quartile properties (p75) reached $5,862 and the 90th percentile cleared $9,715 per month.
With typical home values at approximately $333,838 (per housing market data), a buyer at the median purchase price targeting median revenue of $3,645/month would see gross annual revenue around $43,740. At a conservative 50% expense ratio (mortgage, taxes, insurance, management, maintenance), net operating income runs roughly $21,870 per year, implying a gross revenue yield near 13% and a cap rate around 6.5% before financing costs. That math improves meaningfully for top-quartile operators who earn $5,862 or more monthly.
Key risk factors: supply has grown from 1,059 to 1,295 listings over five years, compressing average occupancy from 69.6% to the current 48-50% range. New investors should underwrite to 50-55% occupancy rather than the 2021 peak figures. ADR trends are positive, with rates rising from $251 in 2023 to $340 in early 2026, which partially offsets the occupancy compression. Permit caps under San Bernardino County rules limit individual ownership to two STR permits per person or entity, which constrains portfolio scaling but also limits future supply growth from any single owner.
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| Date | Typical Home Value |
|---|---|
| Mar 2021 | $302,350 |
| Dec 2021 | $411,447 |
| Sep 2022 | $478,490 |
| Jun 2023 | $423,470 |
| Mar 2024 | $405,866 |
| Dec 2024 | $384,614 |
| Sep 2025 | $347,510 |
Booking Insights
Joshua Tree guests book with a moderate lead time: the average is 33.2 days in advance, with a median of 26 days. This positions the market between last-minute beach destinations (typically 10 to 20 days) and high-demand mountain markets (often 45 to 60 days). The practical implication is that most revenue visibility arrives roughly one month out, which means operators should review pricing and availability weekly rather than locking rates months in advance.
Length of stay averages 3.7 nights with a median of 2 nights. The median-of-two signals that weekend getaways dominate booking patterns, a logical outcome given Joshua Tree’s proximity to the Los Angeles and San Diego metro areas (roughly 2 to 3 hours by car). Operators who price Thursday-through-Sunday blocks competitively will capture the highest volume of bookings. Longer stays (5 or more nights) do occur but represent a minority of transactions.
With a 26-day median lead time and 2-night median stay, gap management between reservations becomes an important revenue lever. Closing single-night gaps between bookings with targeted last-minute discounts, or blocking those gaps entirely to improve review consistency, can meaningfully impact annual revenue. Dynamic pricing tools calibrated to Joshua Tree’s spring peak and summer trough will outperform static rate cards.
Short-Term Rental Regulations
Joshua Tree falls under San Bernardino County jurisdiction, which operates a structured and actively enforced STR permit system.
A Short-Term Rental Permit is required for any property rented for 30 days or less. The application process includes submitting an operational plan, passing an exterior inspection for safety and zoning compliance, and paying an annual permit fee. Contact San Bernardino County Land Use Services at (909) 387-8311 or visit the county’s STR portal at str.sbcounty.gov.
Density caps apply based on parcel size: one STR is permitted on parcels under 2 acres, and two STRs are permitted on parcels over 2 acres in mountain and desert regions. Individual ownership is capped at two STR permits per person, corporation, trust, LLC, or LLP. Existing operators with more than two permits prior to the rule change are grandfathered.
Tax obligations total 9 percent on gross rental income: a 7 percent Transient Occupancy Tax (TOT) plus a 2 percent Tourism Business Improvement District (TBID) fee. Both must be collected from guests and remitted to the San Bernardino County Tax Collector.
Safety requirements include functioning smoke detectors, carbon monoxide detectors, and fire extinguishers, along with compliance with posted occupancy limits. The county enforces regulations through a 24/7 complaint hotline at 1-833-SBC-STR1 and dedicated code enforcement officers. Violations can result in significant fines and permit revocation. Prospective operators should verify current permit availability and any local zoning restrictions before purchasing.
Market Comparison
Joshua Tree’s STR metrics reflect its status as a drive-to desert destination with strong but seasonal demand. Its February 2026 occupancy of 50.0% is broadly in line with national STR averages, which typically range from 48 to 58 percent depending on market type and season. Its average daily rate of $337.60 sits well above the national median for all STR listings, which trends near $175 to $200 in most markets, reflecting the premium that unique desert landscapes and design-forward properties command here.
Compared to other Southern California drive-to markets, Joshua Tree occupies a middle position. Palm Springs (roughly 40 miles southwest) generally posts higher ADRs due to its resort infrastructure and larger property stock, but also carries higher acquisition costs. Big Bear Lake (roughly 90 miles northwest) operates in a similar price band but with a snow-season peak rather than a spring peak. Joshua Tree’s typical home value of $333,838 is lower than comparable STR markets in coastal California, which creates a more accessible entry point for investors seeking desert exposure.
The year-over-year occupancy trend (69.6% in 2021 down to 47.5% in 2024, recovering slightly to 48-50% in 2025-2026) mirrors the broader national STR normalization pattern after the 2020-2021 pandemic demand surge. Investors should treat 50 to 55 percent as the realistic operating baseline, not the 65 to 70 percent figures from peak years.
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