Mexico Beach, Florida Short-Term Rental Market
Mexico Beach, FL Gulf Coast STRs averaged $404/night at 52.0% occupancy in April 2026, with all three year-over-year metrics positive.
Quick Answer: Mexico Beach, Florida is an active short-term rental market. average occupancy in the Cape San Blas/St. George Island market area is 79%. average monthly revenue in the Cape San Blas/St. George Island market area is $10,706. average daily rate in the Cape San Blas/St. George Island market area is $525. the top operator in the Cape San Blas/St. George Island market area is Pristine Properties with 382 listings. market score is 59/100 (grade C).
Market data reflects the Cape San Blas/St. George Island regional market, which includes Mexico Beach. Regulations, taxes, and permit details below are specific to Mexico Beach.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
Mexico Beach is a small Gulf Coast city in Bay County, Florida, with a population of 1,271. Located approximately 20 miles southeast of Panama City, it markets itself as part of Florida’s ‘Forgotten Coast,’ offering roughly five miles of uncrowded white-sand beach and calm emerald Gulf water as an alternative to the busier Panama City Beach. The area draws leisure visitors, anglers, boaters, and second-home owners seeking a quieter beach experience.
The market was significantly impacted by Hurricane Michael, which made catastrophic landfall near Mexico Beach in October 2018. The recovery trajectory shows in the annual data: from $3,523/month in 2018 and $3,831 in 2019, revenue surged to $4,274 in 2020 and $4,895 in 2021 on pandemic-era domestic travel demand, then stabilized in the $4,988 to $5,242 range from 2022 through 2025.
In April 2026, all three year-over-year metrics are positive: occupancy up 3.1 percentage points, ADR up 2.9%, and revenue up 0.7% versus April 2025. The market posted an ADR of $404, occupancy of 52.0%, and RevPAR of $209.86, generating average monthly revenue of $5,376 per listing.
The STR market covers approximately 4,700 listings in the latest snapshot. Entire-place units account for 4,646 of 4,700 listings (98.8%), with 54 private rooms. Bedroom distribution skews toward larger units: three-bedroom leads at 1,487 (31.7% of 4,694 bedroom-segmented), followed by four-bedroom (1,119, 23.8%), two-bedroom (986, 21.0%), five-or-more-bedroom (689, 14.7%), and one-bedroom (413, 8.8%). VRBO dominates the channel mix: 1,307 listings on VRBO only, 590 on Airbnb only, and 2,803 cross-listed on both platforms.
Market scores: total 59.4, investability 92.9, rental demand 72.4, regulation 52.5, seasonality 45.8, revenue growth 74.4.
Seasonal Patterns
| Month | Occupancy |
|---|---|
| Jan | 42% |
| Feb | 64% |
| Mar | 68% |
| Apr | 53% |
| May | 64% |
| Jun | 81% |
| Jul | 78% |
| Aug | 50% |
| Sep | 50% |
| Oct | 50% |
| Nov | 38% |
| Dec | 35% |
Month-by-month nightly rates and revenue figures for Mexico Beach are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Top Short-Term Rental Operators in Cape San Blas/St. George Island market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Cape San Blas/St. George Island market as a whole, which includes Mexico Beach, so these counts are not Mexico Beach-only figures.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Pristine Properties | 382 | 4,820 | ★ 4.59 |
| 2 | Vacasa | 299 | 8,881 | ★ 4.58 |
| 3 | Cape & Coast Vacation Rentals | 241 | 3,235 | ★ 4.65 |
| 4 | Collins Vacation Rentals | 186 | 174 | ★ 4.48 |
| 5 | 360 Blue | 119 | 1,554 | ★ 4.69 |
What Kind of STR Should I Buy in Mexico Beach?
Revenue and nightly-rate breakdowns by bedroom count, property tier, and dwelling type for Mexico Beach are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 12.6% |
| vrbo | 27.8% |
| both | 59.6% |
Home Value Trends (Mexico Beach)
Typical home values, median sale prices, and the 10-year price trend for Mexico Beach are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Booking Insights
Booking-window and length-of-stay analysis for Mexico Beach — how far ahead guests book and how to price around it — is available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Short-Term Rental Regulations
Short-term rentals in Mexico Beach are clearly permitted and a major part of the local economy. Operators must comply with three regulatory layers.
State: Any unit rented for 30 days or fewer more than three times per year is a transient public lodging establishment under Florida Chapter 509, F.S. Operators must hold a Florida DBPR Vacation Rental Dwelling License (for single-family through quadplex) or a Vacation Rental Condo License. Florida state law preempts local governments from prohibiting STRs or regulating their duration or frequency.
County: Under Bay County Ordinance 23-18 (effective August 1, 2023), STRs in Mexico Beach must obtain and annually renew a Short-Term Vacation Rental Certificate. The application requires the DBPR license, proof of insurance, a 24/7 local contact, safety-equipment documentation, and pool and balcony inspection certificates where applicable. Approval typically takes 5 to 10 business days. Permit cost is not published. High-rise condominiums and apartment complexes are currently exempt from the county certificate (single- through four-family dwellings are covered).
Taxes: The 5% Bay County Tourist Development Tax (bed tax) is remitted to the Bay County Clerk of Court, plus Florida’s 6% state sales tax (combined approximately 11%, plus any applicable county discretionary surtax).
No maximum-nights cap, owner-occupancy requirement, or primary-residence mandate applies. Enforcement at the county level covers inspections, compliance checks, complaint investigations, and tax audits, with certificate suspension or revocation for violations. Enforcement is rated moderate.
Market Comparison
Mexico Beach’s April 2026 occupancy of 52.0% is slightly below the U.S. STR median of 55%, reflecting the seasonal profile of the Forgotten Coast: April falls in the spring shoulder ahead of the June peak. The investability score of 92.9 out of 100 reflects favorable gross yield math at the current $501,665 typical home value.
ADR at $404 is well above the U.S. STR median of approximately $220, driven by the large-format Gulf beach houses that dominate the inventory (three-bedroom-plus units account for 70.2% of bedroom-segmented listings). RevPAR at $209.86 is below the $222.20 that U.S. median occupancy of 55% at this ADR would imply ($404 x 0.55), because April’s 52.0% occupancy falls short of the national median. At peak summer levels (June at 80.9% occupancy), RevPAR would approach $327, well above any national benchmark.
Among active property managers, Pristine Properties leads with 382 listings and 4,820 reviews (rating 4.59). Vacasa holds 299 listings with 8,881 reviews (rating 4.58). Cape & Coast Vacation Rentals manages 241 listings (3,235 reviews, 4.65 rating). Collins Vacation Rentals operates 186 listings (174 reviews, 4.48 rating). 360 Blue holds 119 listings (1,554 reviews, 4.69 rating). The top five together account for 1,227 of approximately 4,700 tracked listings (26.1%), a higher PM concentration than most comparably sized Gulf Coast markets.
VRBO dominates the channel mix (1,307 VRBO-only vs 590 Airbnb-only), consistent with the traditional beach-house rental management culture of the Forgotten Coast.
Frequently Asked Questions About Mexico Beach, Florida
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When is the peak season for Mexico Beach, FL STRs?
What permits are required for STRs in Mexico Beach, FL?
What taxes apply to Mexico Beach, FL STRs?
Who are the top property managers in the Mexico Beach, FL market?
How has the Mexico Beach STR market recovered from Hurricane Michael?
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