Mariposa, California Short-Term Rental Market
Mariposa, CA STRs averaged $288 per night at 41.2% occupancy in April 2026, anchored by Yosemite National Park's 4 million annual visitors.
Quick Answer: Mariposa, 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 Mariposa. Regulations, taxes, and permit details below are specific to Mariposa.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
The Mariposa STR market encompasses approximately 4,984 listings in the latest snapshot. Entire-place listings account for 4,819 (96.7% of the market), private-room rentals for 164 (3.3%), and one shared room. By bedroom count, three-bedroom units are most common (1,882), followed by one-bedroom (1,083), two-bedroom (1,037), four-bedroom (735), and five-plus bedroom (242).
In April 2026, the market reported an average daily rate of $288 and occupancy of 41.2%, producing a RevPAR of $119. Average monthly revenue per active listing was $3,453. Year-over-year performance was nearly flat: occupancy declined 0.07 percentage points, ADR fell 0.83%, and revenue declined 0.60%, all within noise range.
Annual performance has been relatively stable. Annual average occupancy was 48.33% in 2023, easing to 45.54% in 2024 (ADR $302, monthly revenue $3,806) and 44.14% in 2025 (ADR $310, monthly revenue $3,805). Revenue has been essentially flat from 2023 through 2025, as ADR increases have offset occupancy softening.
Airbnb and VRBO share the channel mix, with 2,000 Airbnb-only listings, 2,664 on both platforms, and 320 VRBO-only. The VRBO share of cross-platform listings reflects this market’s vacation-home and cabin character.
Market scores: regulation 71.5 (strong), total investability 57.8, revenue growth 61.9. The high regulation score reflects a clear, codified county permit framework rather than regulatory hostility.
Mariposa is the primary western gateway to Yosemite National Park, sitting on Highway 140 approximately 30 to 45 minutes from the Arch Rock entrance. Yosemite draws roughly 4 million visitors annually, and visitor spending in Mariposa County was $433.2 million in 2023. The Zillow typical home value is approximately $397,356 and the median list price is $491,000, with 79 properties currently listed for sale.
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 Mariposa
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 Mariposa?
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
The 2025 annual average monthly revenue of $3,805 projects to approximately $45,660 annualized. At the typical home value of $397,356, the implied gross revenue yield is approximately 11.5%, before management fees, taxes, maintenance, and vacancies. For investors using the median list price of $491,000 as the acquisition benchmark, the implied yield is approximately 9.3%.
Entire-place listings average $3,507 per month in April 2026, houses average $3,540, and apartment-style rentals average $3,567. The narrow spread across property types reflects this market’s uniformly high performance for entire-place accommodations of all configurations.
The ADR tier structure in April 2026:
– Market average: $288 per night
– Entire-home tier: $293 per night (2% above market)
– Professionally managed tier: $361 per night (25% above market)
– Luxury tier: $464 per night (61% above market)
The 25% professional management premium ($361 vs. $288) is notable in a market where Yosemite demand is the underlying constant. Operators who invest in premium listing quality and professional management extract meaningfully higher rates.
New STRs in Mariposa County are capped at three bedrooms or fewer under Ordinance 1116 (2016), which limits the addressable property types for new investors. Properties already permitted for more than three bedrooms have continued operating rights. No owner-occupancy or primary-residence requirement applies. Regulatory risk is moderate given the county’s established permit framework.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Mariposa STR guests book an average of 48 days (approximately 6.9 weeks) in advance. This moderately long lead time reflects the planning-ahead behavior of Yosemite visitors: popular summer weekends fill months ahead, and travelers who want specific summer dates book early to secure availability near the park.
The average length of stay is 3.15 nights, consistent with a Yosemite trip that combines park time with a comfortable home base. Short stays relative to the long booking window mean guests are planning carefully but keeping their trips condensed.
For operators, the nearly 7-week booking window creates clear opportunities for tiered pricing. Setting firm peak-season rates for July Fourth weekend, summer holiday weeks, and May wildflower/waterfall season as soon as listings are available allows operators to capture full demand without underselling early bookings. Minimum-stay policies of 3 to 4 nights for summer peak weekends are consistent with the average stay length and reduce scheduling gaps. Last-minute discounting for January and February can fill winter inventory efficiently.
Short-Term Rental Regulations
Mariposa is an unincorporated community, so short-term rentals are governed by Mariposa County, not a city. STRs are legal and actively used as part of the Yosemite-gateway tourism economy, but a county Vacation Rental (VR) permit is required.
Owners apply through the County Planning Department and must register for Transient Occupancy Tax collection. The combined lodging tax is 13.5%: a 12% County TOT (effective April 1, 2019) plus a 1.5% Tourism Business Improvement District (TBID) assessment (effective January 1, 2021), applied to stays under 30 days.
Key regulatory constraints:
– Vacation rentals are allowed in all county zones except the Agricultural Exclusive (AE) zone, where an onsite manager is required.
– A maximum of two TOT units are permitted per parcel regardless of the number of dwellings.
– New vacation rentals adopted under Ordinance 1116 (2016) are capped at three bedrooms or fewer. Approved guest occupancy is tied to the property’s septic system design capacity.
– Environmental health review is required: septic tanks must have been inspected and pumped within three years (certified pumper report required), and a well water quality monitoring schedule applies if not connected to public water. A $99 septic review fee applies.
– Properties served by the Mariposa Public Utility District should contact MPUD regarding Ordinance 58 before applying.
There are no owner-occupancy or primary-residence requirements for vacation rentals (a separate B&B category does require a resident occupant, but standard vacation rentals do not). Enforcement is described as moderate. Investors should verify the current ordinance status with the Planning Department before purchasing, as the county has periodically reviewed vacation rental rules.
Market Comparison
Mariposa’s 41.2% occupancy in April 2026 is below the U.S. STR median of approximately 55%, reflecting the spring shoulder period. The 2025 annual average of 44.14% is also below the median, consistent with a market that generates revenue disproportionately in a concentrated summer peak rather than year-round. The $288 ADR substantially exceeds the national median of approximately $220, reflecting a premium for Yosemite-adjacent positioning.
Revenue was essentially flat year-over-year (-0.60%), with occupancy and ADR changes both within 1 percentage point, indicating market stability.
Yosemite’s Scenic Wonders is notable among the top operators: 78 listings, 14,742 reviews, and a 4.79 rating, the highest review count and one of the highest ratings among all top-5 operators in this batch of 10 markets.
The top five property managers in the Mariposa market are:
1. Evolve: 209 listings, 10,374 reviews, 4.73 rating
2. Vacasa: 139 listings, 6,780 reviews, 4.47 rating
3. Cedar Creek Realty: 131 listings, 2,818 reviews, 4.68 rating
4. The Redwoods In Yosemite: 127 listings, 3,345 reviews, 4.60 rating
5. Yosemite’s Scenic Wonders: 78 listings, 14,742 reviews, 4.79 rating
Evolve leads by listing count at 209. Yosemite’s Scenic Wonders distinguishes itself with 14,742 reviews and a 4.79 rating from a smaller portfolio of 78 listings, indicating a boutique operator with exceptional volume and guest satisfaction.
Frequently Asked Questions About Mariposa, California
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