Beech Grove, Indiana Short-Term Rental Market
Beech Grove, IN STRs averaged $200/night at 56.1% occupancy in April 2026 across 7,051 active listings.
Quick Answer: Beech Grove, Indiana is an active short-term rental market. average occupancy is 56%. average monthly revenue is $3,020. average daily rate is $200. the top operator is Casual Nomad with 154 listings. market score is 82/100 (grade B).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Beech Grove’s short-term rental market sits within the Indianapolis metro area and draws demand primarily from overflow visitors attending events at Lucas Oil Stadium, Indiana Pacers games, and the Indianapolis Motor Speedway roughly 7 miles northwest. The market recorded an average daily rate of $200 and occupancy of 56.1% in April 2026, generating a RevPAR of $112. Revenue grew 12.6% year over year as of the latest data period, while occupancy edged up 1.3% and ADR slipped 0.8% against the prior year.
The active inventory of 7,051 listings skews heavily toward entire-place rentals, which account for 5,994 listings (85%) of the market. Private rooms represent 1,053 listings (15%), and shared rooms are negligible at 4. By bedroom count, 1-bedroom units are the most common at 2,576 listings (37% of inventory), followed by 2-bedroom at 1,743 (25%), 3-bedroom at 1,572 (22%), 4-bedroom at 764 (11%), and 5-bedroom at 383 (5%). Channel distribution shows Airbnb dominates as the exclusive platform for 3,888 listings, while 2,804 listings appear on both Airbnb and VRBO, and 359 list exclusively on VRBO. The market scores an 81.6 out of 100 on overall investability metrics, with a particularly strong investability sub-score of 88.5.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 47% | $117 | $1,573 |
| Feb | 52% | $120 | $1,597 |
| Mar | 55% | $134 | $1,987 |
| Apr | 56% | $146 | $2,156 |
| May | 60% | $160 | $2,463 |
| Jun | 61% | $149 | $2,534 |
| Jul | 64% | $152 | $2,633 |
| Aug | 55% | $154 | $2,366 |
| Sep | 54% | $131 | $1,960 |
| Oct | 57% | $139 | $2,176 |
| Nov | 54% | $142 | $2,071 |
| Dec | 51% | $135 | $1,972 |
Top Short-Term Rental Operators in Beech Grove
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Casual Nomad | 154 | 3,930 | ★ 4.32 |
| 2 | Evolve | 115 | 3,037 | ★ 4.35 |
| 3 | Home Base | 99 | 3,921 | ★ 4.60 |
| 4 | Landing, Inc. | 97 | 173 | ★ 3.83 |
| 5 | Deane – Fake Listings | 92 | 12 | ★ 4.70 |
What Kind of STR Should I Buy in Beech Grove?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 2,576 |
| 2 bed | 1,743 |
| 3 bed | 1,572 |
| 4 bed | 764 |
| 5 bed | 383 |
ADR by Property Tier
| Entire Home | $220 |
| Luxury | $323 |
| Professionally Managed | $215 |
Revenue by Dwelling Type
| Apartment | $3,141 |
| Entire Place | $3,319 |
| House | $2,985 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 55.1% |
| vrbo | 5.1% |
| both | 39.8% |
Investment Analysis
Beech Grove’s entry price point is a meaningful competitive advantage for STR investors. The typical home value of $195,000 is well below most comparable Indianapolis suburban markets, and the median list price as of April 2026 was $216,000 with a median of 29 days to pending, indicating active buyer demand.
At April 2026’s average monthly revenue of $3,020 per listing, annualized gross revenue runs approximately $36,240 per year. Against a typical home value of $195,000, that represents a gross revenue yield near 18.6% before expenses, platform fees, management costs, and taxes. Net operating yields will be substantially lower, but the low acquisition cost creates a more accessible price-to-revenue ratio than most urban STR markets.
The ADR tier gap is notable: the all-listings ADR of $200 compares to $220 for entire-home listings specifically and $323 for luxury-tier properties. Professionally managed properties average $215. Investors willing to furnish and position listings at the higher end of the local quality spectrum have a $123/night spread between the all-listings ADR and the luxury tier average.
Revenue trended upward from $2,226 (2023 annual average) to $2,516 (2024) and $2,636 (2025). The 2026 partial-year figure reflects April data only and is not comparable to full-year averages. The market’s investability score of 88.5 out of 100 reflects the combination of low acquisition cost, steady demand, and improving revenue trajectory.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
The average booking lead time in Beech Grove is 47.8 days, meaning guests book nearly seven weeks before arrival on average. This lead time window gives operators meaningful advance visibility into upcoming occupancy and rate optimization opportunities. Listings that have not filled by day 30 before arrival may benefit from modest rate reductions to avoid vacancy, while well-positioned listings can hold rates into the final two weeks and capture last-minute demand from Indianapolis event attendees.
The average length of stay is 4.1 nights. This is longer than a typical urban weekend trip, suggesting that a portion of guests are extended-stay visitors attending multi-day events, corporate travelers, or guests using Beech Grove as a lower-cost base for multiple Indianapolis excursions. A 4-night average also translates to fewer turnovers per month compared to markets where 2-night minimums dominate, which can reduce cleaning costs and improve net operating margin. Operators setting a 3-night minimum would align with the prevailing guest behavior and reduce the frequency of high-friction one-night or two-night bookings.
Short-Term Rental Regulations
Beech Grove operates as an excluded city within Marion County, meaning it has its own municipal government and is not covered by the Indianapolis Short-Term Rental Permit Program (Chapter 852, effective January 1, 2025), which requires a $150 annual permit for STRs within consolidated Indianapolis.
Instead, STR operators in Beech Grove are governed by Indiana state law IC 36-1-24. Under that statute, owner-occupied primary residences used as STRs are a permitted residential use that local zoning cannot prohibit. Non-owner-occupied investment STRs may require a special exception or use variance from Beech Grove’s Board of Zoning Appeals, though local governments cannot use zoning to effectively ban STRs altogether. No standalone Beech Grove STR permit ordinance was found in publicly available records as of May 2026.
Regardless of local permit structure, all STR operators must register with the Indiana Department of Revenue for a Retail Merchant Certificate and collect applicable taxes on rentals of 29 nights or fewer. The combined tax rate is 17%: 7% Indiana state sales tax plus 10% Marion County innkeeper’s tax. Both Airbnb and VRBO collect and remit these taxes automatically on behalf of hosts. No permit cost specific to Beech Grove was found; investors should contact the Beech Grove city offices directly to confirm current requirements. Enforcement is classified as minimal with no documented active STR enforcement program identified.
Market Comparison
Beech Grove’s 56.1% average occupancy in April 2026 is modestly above the U.S. STR median of approximately 55%, suggesting baseline demand is healthy for a secondary suburban market. The $200 average daily rate is below the national STR median of roughly $220, consistent with Beech Grove’s positioning as a value-priced alternative to central Indianapolis lodging.
The market’s total score of 81.6 and investability score of 88.5 place it in the upper tier among smaller Midwest markets, driven by low acquisition costs relative to revenue potential rather than premium ADR. The regulation score of 61.2 reflects the legal complexity of Beech Grove’s excluded-city status and the unresolved question of BZA variance requirements for non-owner-occupied STRs.
Among the top property managers active in the market, Casual Nomad leads with 154 listings and 3,930 reviews (4.3 rating), followed by Evolve with 115 listings and 3,037 reviews (4.3 rating), and Home Base with 99 listings and 3,921 reviews (4.6 rating). Landing, Inc. manages 97 listings with a 3.8 rating across 173 reviews. The presence of multiple national operators with hundreds of combined listings signals that institutional capital has identified Beech Grove as a viable Indianapolis-metro overflow market.
Frequently Asked Questions About Beech Grove, Indiana
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