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 is 79%. average monthly revenue is $10,706. average daily rate is $525. the top operator 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 Apivex 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 | ADR | Revenue |
|---|---|---|---|
| Jan | 42% | $256 | $2,619 |
| Feb | 64% | $258 | $3,322 |
| Mar | 68% | $336 | $4,751 |
| Apr | 53% | $354 | $4,829 |
| May | 64% | $375 | $5,638 |
| Jun | 81% | $435 | $8,424 |
| Jul | 78% | $391 | $7,493 |
| Aug | 50% | $355 | $4,714 |
| Sep | 50% | $328 | $4,239 |
| Oct | 50% | $304 | $3,786 |
| Nov | 38% | $287 | $2,681 |
| Dec | 35% | $286 | $2,587 |
Top Short-Term Rental Operators in Mexico Beach
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | 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 pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 413 |
| 2 bed | 986 |
| 3 bed | 1,487 |
| 4 bed | 1,119 |
| 5 bed | 689 |
ADR by Property Tier
| Entire Home | $528 |
| Luxury | $758 |
| Professionally Managed | $606 |
Revenue by Dwelling Type
| Apartment | $7,746 |
| Entire Place | $10,823 |
| House | $11,561 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 12.6% |
| vrbo | 27.8% |
| both | 59.6% |
Investment Analysis
The April 2026 average monthly revenue of $5,376 implies an annualized run rate of approximately $64,512. At a typical home value of $501,665, the gross yield calculates to approximately 12.9% ($64,512 divided by $501,665). For the 2025 full-year perspective, $5,242/month implies $62,904 annualized, or approximately 12.5% gross yield. Both figures are before operating expenses, management fees, taxes, and vacancy. The investability score of 92.9 out of 100 reflects this favorable cost-to-income dynamic.
By revenue sub-type, house-type listings generated $5,740/month in April 2026, the highest sub-category. Entire-place listings averaged $5,426/month. Apartment-type listings averaged $4,211/month.
By ADR tier: the market-wide average is $404/night. Entire-home listings averaged $406/night, essentially equivalent to the market-wide rate. Professionally managed listings averaged $470/night, a $66 or 16.3% premium. The luxury tier averaged $598/night, a $194 or 48.0% premium above the market average. Separate monthly revenue data for the professionally managed and luxury tiers is not available in the dataset.
Revenue growth scored 74.4 out of 100, reflecting sustained ADR recovery from $275 in 2017 to $381 in 2025. All three April 2026 year-over-year metrics were positive, the first such sweep of improvement after several years of post-pandemic normalization.
The median list price for Mexico Beach area homes was $588,667 in April 2026, with 129 homes for sale. The Zillow-sourced typical home value is $501,665.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
In April 2026, the average booking lead time for Mexico Beach STRs was 63.1 days, meaning guests typically reserve about nine weeks ahead of arrival. Average length of stay was 4.7 nights.
A 63.1-day lead time is among the longer lead times in the Florida Gulf Coast dataset, reflecting the planning behavior of repeat vacation renters and second-home owners who book Gulf beach houses well in advance of summer. The summer peak (June and July) likely fills earliest; operators should hold summer rates firm through the 60-to-90-day pre-arrival window.
A 4.7-night average stay is slightly below a full week, consistent with the extended beach-vacation tradition of the Forgotten Coast. Minimum-night policies of 5 to 7 nights during peak summer periods align with observed booking behavior and limit high-turnover short stays in larger beach homes. Shorter minimums of 2 to 3 nights are more appropriate during the winter trough (November through January) to maintain baseline occupancy at 35% to 42%.
Combined, the 63.1-day lead time and 4.7-night average stay suggest the 45-to-75-day pre-arrival window as the primary zone for dynamic pricing decisions, with the latest-possible holds reserved for peak June and July weekends.
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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How has the Mexico Beach STR market recovered from Hurricane Michael?
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