Kings Beach, California Short-Term Rental Market
Kings Beach, CA STRs posted $404/night ADR in April 2026, with July historically the peak at $456 ADR and $7,925 average monthly revenue.
Quick Answer: Kings Beach, California is an active short-term rental market. average occupancy is 59%. average monthly revenue is $6,904. average daily rate is $518. the top operator is Vacasa with 1,004 listings. market score is 44/100 (grade D).
Market data reflects the Lake Tahoe regional market, which includes Kings Beach. Regulations, taxes, and permit details below are specific to Kings Beach.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Kings Beach is a lakefront community on the north shore of Lake Tahoe in eastern Placer County, California. The short-term rental market here serves a year-round outdoor recreation audience: summer beach visitors at Kings Beach State Recreation Area and winter skiers accessing nearby Northstar California. As of April 2026, the market posted an average daily rate of $404.30 and an occupancy rate of 24.73%, generating average monthly revenue of $3,439 per active listing. April is a historically soft month for this market; the current occupancy fell 17.64 percentage points below the prior-year April, reflecting a sharp year-over-year decline that coincided with a 10.51% drop in revenue. ADR rose 4.72% year-over-year despite the occupancy pullback. RevPAR stood at $99.98.
The listing inventory spans approximately 11,350 units across all channels. Entire-place rentals account for 11,082 listings (97.6% of inventory), with private rooms adding 268. Airbnb carries 3,161 listings, VRBO holds 1,131, and 7,058 listings appear on both platforms, reflecting the high multi-channel penetration typical of premium lake destinations.
By bedroom count, three-bedroom units lead at 3,743, followed by four-bedroom (2,315), two-bedroom (2,276), one-bedroom (2,024), and five-bedroom-plus (961). The concentration of three and four-bedroom properties reflects group and extended-stay demand from Bay Area and Northern California travelers.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 48% | $458 | $5,858 |
| Feb | 56% | $468 | $6,501 |
| Mar | 44% | $423 | $5,459 |
| Apr | 33% | $356 | $3,547 |
| May | 40% | $366 | $3,313 |
| Jun | 61% | $438 | $5,837 |
| Jul | 70% | $456 | $7,924 |
| Aug | 58% | $442 | $6,842 |
| Sep | 40% | $386 | $4,164 |
| Oct | 31% | $348 | $3,241 |
| Nov | 38% | $378 | $3,115 |
| Dec | 55% | $503 | $6,073 |
Top Short-Term Rental Operators in Kings Beach
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Vacasa | 1,004 | 34,496 | ★ 4.40 |
| 2 | Tahoe Getaways | 356 | 10,146 | ★ 4.72 |
| 3 | Evolve | 218 | 11,544 | ★ 4.65 |
| 4 | Grand Welcome | 178 | 8,667 | ★ 4.54 |
| 5 | Tahoe Vacation Rentals | 177 | 4,628 | ★ 4.61 |
What Kind of STR Should I Buy in Kings Beach?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 2,024 |
| 2 bed | 2,276 |
| 3 bed | 3,743 |
| 4 bed | 2,315 |
| 5 bed | 961 |
ADR by Property Tier
| Entire Home | $527 |
| Luxury | $1,138 |
| Professionally Managed | $610 |
Revenue by Dwelling Type
| Apartment | $4,854 |
| Entire Place | $7,009 |
| House | $8,024 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 27.9% |
| vrbo | 10% |
| both | 62.2% |
Investment Analysis
Kings Beach commands some of the highest ADRs in the Lake Tahoe region, but the sharp occupancy trend in early 2026 warrants careful underwriting. The all-listings average daily rate in April 2026 was $404.30. Entire-home tier listings averaged $414.65 per night, luxury-tier properties commanded $987.89, and professionally managed listings averaged $481.27, a 19% premium over the all-listings average.
At average monthly revenue of $3,439, annualized gross revenue is approximately $41,272. Against a typical home value of $835,981 (Zillow, April 2026 snapshot), that implies a gross yield of approximately 4.9% before operating costs, vacancies, and management fees. Placer County STR permit fees, required fire inspections (approximately $326 application fee plus up to $507 for an interior fire life safety inspection), and a 10% transient occupancy tax reduce net returns materially.
Annual revenue trends have been gradually improving. Revenue per listing averaged $5,663 in 2023, $5,687 in 2024, and $5,990 in 2025. ADR has risen from $436 in 2023 to $453 in 2024 and $474 in 2025, a steady upward trajectory. Occupancy, however, has trended down from 50.76% in 2023 to 47.10% in 2024 and 47.16% in 2025, and the early 2026 data shows further softening. The revenue growth score of 70.55 suggests the underlying long-run trend remains positive.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Kings Beach guests book an average of 43.76 days in advance, roughly 6 weeks out. This moderate lead time reflects a mix of planners reserving summer and holiday-week dates months early and shoulder-season travelers booking more spontaneously. For operators, July peak-week inventory should carry premium pricing with minimum stays set no later than early May, while December holiday week pricing decisions should be locked before October.
Average length of stay is 3.65 nights, consistent with long-weekend getaway patterns from the Bay Area and Sacramento. This stay duration means operators turn over listings roughly 8 times per month at average occupancy. Minimum-stay policies of 3 nights during summer peak and holiday weeks align with guest behavior and reduce per-booking transaction costs for higher-ADR inventory.
Short-Term Rental Regulations
Kings Beach is unincorporated, so STRs are regulated by Placer County under Article 9.42 of the County Code, effective January 1, 2020 and amended through December 2024. Every operator must obtain an annual Placer County STR permit and a Transient Occupancy Tax (TOT) Certificate before advertising or renting for 30 consecutive days or fewer.
The application fee is approximately $326.02 per year. In addition, properties must pass an exterior Defensible Space inspection (fee varies by fire district) and, in the North Tahoe Fire district, a county-conducted interior Fire Life Safety inspection costing approximately $507.02. Permits without current passing inspections can be suspended.
Lodging is taxed at 10% TOT (8% countywide plus a voter-approved 2% North Lake Tahoe add-on). A Tourism Business Improvement District assessment of approximately 1-2% may also apply.
The most operationally significant rule is the countywide cap on non-owner-occupied STR permits at 3,900. Owner-occupied STRs are exempt from the cap. Once the cap is reached, new non-owner-occupied rentals face a 30-night minimum stay requirement. Enforcement is strict: a 24/7 complaint hotline, a required local contact who must cure violations within one hour, and escalating fines starting at $1,500 for a first violation.
Operational rules cover on-site parking, occupancy limits (two per bedroom plus two after 10 p.m.), noise, garbage and bear-box requirements, and bans on weddings or large events without a special permit. Investors should verify current permit cap availability with Placer County before purchasing.
Market Comparison
Kings Beach’s April 2026 ADR of $404.30 is well above the U.S. STR median ADR of approximately $220, placing it firmly in the premium lake-destination tier. Its April occupancy of 24.73% falls significantly below the national median of roughly 55%, though April is a known shoulder month here; the annual average occupancy across recent years has run in the 47-52% range.
The market’s total score of 44.47 is moderate. Revenue growth scores highest at 70.55, regulation at 65.99, and investability at 62.23. Seasonality scores 53.27 and rental demand 53.08, both reflecting the market’s feast-or-famine seasonal profile.
Vacasa dominates the managed segment with 1,004 listings and 34,496 reviews at a 4.40 average rating. Tahoe Getaways holds 356 listings at a 4.72 rating, and Evolve manages 218 listings at a 4.65 rating. The top three operators account for 1,578 listings, approximately 13.9% of total inventory, indicating meaningful consolidation in a market where professional management is well embedded.
Frequently Asked Questions About Kings Beach, California
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