Belleair Beach, Florida Short-Term Rental Market
Belleair Beach STRs posted a $292 average daily rate at 67.2% occupancy in April 2026, but city code restricts most residential rentals to stays of three months or longer.
Quick Answer: Belleair Beach, Florida is an active short-term rental market. average occupancy is 67%. average monthly revenue is $5,338. average daily rate is $292. the top operator is Resort Rentals with 403 listings. market score is 56/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Belleair Beach is a small Gulf Coast enclave in Pinellas County with a permanent population of 1,617. The short-term rental market tracked for this area reflects data from the broader St. Petersburg-Clearwater coastal corridor, where the dimension snapshot shows approximately 19,300 active listings. In April 2026, the latest data month, average daily rate reached $292.37 and occupancy averaged 67.2%, producing a RevPAR of $196.43. Average monthly revenue per active listing was $5,338.
The listing mix skews heavily toward entire-place rentals, which account for 18,488 of approximately 19,312 tracked listings (95.7%), with private rooms representing 797 listings (4.1%) and shared rooms just 27 (0.1%). By bedroom count, two-bedroom properties are the most common segment at roughly 6,987 listings, followed by one-bedrooms at 5,999, three-bedrooms at 4,214, four-bedrooms at 1,421, and five-bedroom-plus at 642 listings.
Year-over-year, occupancy declined 5.4 percentage points from April 2025, while ADR increased 3.6%. Monthly revenue slipped 2.1% year-over-year. The longer trend tells a growth story: average annual revenue per listing rose from roughly $1,863 in 2017 to $4,408 in 2025, a compound annual growth rate of approximately 11.3%.
The market’s overall investment score stands at 55.5 out of 100, with rental demand (77.6) and investability (74.4) scoring considerably higher than revenue growth (54.1) and regulation (61.7). Regulation scoring reflects the significant restrictions in place within Belleair Beach’s incorporated city limits, detailed in the regulatory section below.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 65% | $187 | $3,152 |
| Feb | 82% | $215 | $3,952 |
| Mar | 82% | $249 | $5,116 |
| Apr | 65% | $233 | $4,081 |
| May | 62% | $216 | $3,649 |
| Jun | 70% | $231 | $4,264 |
| Jul | 70% | $220 | $4,223 |
| Aug | 54% | $196 | $3,125 |
| Sep | 48% | $174 | $2,329 |
| Oct | 56% | $179 | $2,572 |
| Nov | 57% | $175 | $2,467 |
| Dec | 57% | $188 | $2,625 |
Top Short-Term Rental Operators in Belleair Beach
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Resort Rentals | 403 | 16,580 | ★ 4.58 |
| 2 | ITrip Vacations | 342 | 30,185 | ★ 4.65 |
| 3 | Travel Resort Services | 330 | 9,076 | ★ 4.65 |
| 4 | Vacasa | 302 | 15,079 | ★ 4.59 |
| 5 | Evolve | 299 | 12,477 | ★ 4.69 |
What Kind of STR Should I Buy in Belleair Beach?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 5,999 |
| 2 bed | 6,987 |
| 3 bed | 4,214 |
| 4 bed | 1,421 |
| 5 bed | 642 |
ADR by Property Tier
| Entire Home | $299 |
| Luxury | $480 |
| Professionally Managed | $353 |
Revenue by Dwelling Type
| Apartment | $5,072 |
| Entire Place | $5,469 |
| House | $5,730 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 28.5% |
| vrbo | 11.3% |
| both | 60.2% |
Investment Analysis
The entry cost for Belleair Beach property is substantial. Zillow’s typical home value for the area was $883,409 as of April 2026, with a median list price of $956,150 and 47 properties for sale. For investors considering properties that can legally operate as short-term rentals (primarily certain condo complexes under different zoning), the April 2026 average revenue of $5,338 per month annualizes to approximately $64,059. Against an $883,409 purchase price, that implies a gross revenue yield of roughly 7.3%.
The ADR tier spread signals meaningful upside from quality positioning. Standard entire-home listings averaged $299.40 in April 2026, professionally managed properties averaged $353.00 (a 17.9% premium over entire-home), and luxury-tier listings averaged $480.04 (64.2% above the market average). Investors who can achieve luxury positioning or use a professional property manager may see materially higher revenue than the market average implies.
Year-over-year occupancy declined 5.4 points in the latest data, a trend worth monitoring. However, ADR growth of 3.6% partially offset the occupancy softening, and the five-year trend from 2021 to 2025 shows annual average revenue rising from $3,598 to $4,408, a 22.5% cumulative gain. The 2026 partial-year data already shows average annual revenue of $5,109, suggesting continued growth if current rates hold.
Investors must understand that single-family homes in Belleair Beach’s dominant RL District II zoning are legally prohibited from short-term rental. Any investment thesis depends entirely on confirming the specific property’s zoning sub-district and any applicable HOA rules before purchase.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Guests booking Belleair Beach area properties book an average of 62.3 days in advance, or just over two months ahead. This lead time is relatively long compared to some coastal markets and reflects the planned nature of Gulf Coast beach vacations, particularly for the peak spring season when competition for the limited supply of legal rental properties is high.
Average length of stay is 5.1 nights, reflecting a mix of week-long stays and slightly shorter bookings. For operators in compliant condo properties, a 5.1-night average suggests guests are booking short stays, which generates more frequent turnover and cleaning cycles to plan for.
The 62-day lead window means pricing decisions made two months out have a direct impact on revenue. Operators who adjust pricing dynamically in late December and January for the March peak, and in April for the summer secondary peak, can capture demand at higher rates before inventory fills.
Short-Term Rental Regulations
Belleair Beach is effectively closed to traditional short-term rentals. City Code Section 94-213 requires a minimum three-month occupancy period for all residential rentals in the RL District II zone, the dominant classification covering single-family homes. Properties may have no more than four separate tenancies in any 12-month period, and all rentals must be executed through a registered owner.
There is no formal STR permit process because the activity is structurally prohibited by the minimum-stay rule. This ordinance dates to 1975 and is grandfathered under Florida’s 2011 preemption law (Fla. Stat. 509.032), meaning the state cannot force the city to allow shorter-term rentals. Enforcement is rated strict, with code enforcement services provided under contract by the Pinellas County Sheriff’s Office.
The one exception applies to condominiums such as those in the Belleair Beach Club complex, which may operate under different zoning districts with different rules. Some condo listings appear on short-term rental platforms, and buyers must verify the specific zoning district and any HOA rules before assuming rental rights.
For any permitted rental of six months or less, Pinellas County’s 6% Tourist Development Tax applies on top of Florida’s 6% state sales tax and 1% discretionary surtax, totaling approximately 13% in lodging taxes. In April 2025, Pinellas County tightened rules for unincorporated areas, requiring a Certificate of Use ($450 per year) and a mandatory inspection ($150 initial fee) with a 10-guest occupancy cap. Those county rules do not apply to incorporated Belleair Beach, which enforces its own stricter ordinance. No changes to the city’s core 3-month minimum rule have been reported since 2010.
Market Comparison
At 67.2% occupancy in April 2026, Belleair Beach area listings outperform the approximate US STR median occupancy of 55%, though the comparison is partially influenced by the seasonal peak timing of April data for Gulf Coast markets. The $292.37 ADR also exceeds the approximate national median of $220, reflecting the high-value coastal positioning of Pinellas County beach properties.
The broader St. Pete-Clearwater destination recorded approximately 15.4 million visitors and $11.2 billion in economic impact in FY2024, providing a large demand base even though Belleair Beach itself captures a limited share due to its intentional restriction of commercial tourism.
Five professional property management companies hold significant positions in this market. Resort Rentals leads with 403 listings and a 4.58-star rating across 16,580 reviews. ITrip Vacations manages 342 properties with 30,185 reviews and a 4.65-star rating. Travel Resort Services operates 330 listings (4.65 stars, 9,076 reviews), Vacasa holds 302 listings (4.59 stars, 15,079 reviews), and Evolve manages 299 listings (4.69 stars, 12,477 reviews). The top five operators together account for 1,676 managed listings, indicating a mature, professionally serviced market.
Frequently Asked Questions About Belleair Beach, Florida
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