New Orleans, Louisiana Short-Term Rental Market
New Orleans STRs averaged $296/night at 63.0% occupancy in April 2026 across approximately 8,800 active listings.
Quick Answer: New Orleans, Louisiana is an active short-term rental market. average occupancy is 63%. average monthly revenue is $5,136. average daily rate is $296. the top operator is Roami with 579 listings. market score is 47/100 (grade D).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
New Orleans operates one of the largest short-term rental markets in the South, with approximately 8,809 active listings tracked across platforms as of the latest snapshot. In April 2026, the market posted an average daily rate of $296 and occupancy of 63.0%, generating average monthly revenue of $5,136 per listing. RevPAR stood at $187.
Year-over-year, occupancy climbed 15.7 percentage points and revenue rose 25.0%, while ADR softened 5.0% compared to the same period in 2025. The occupancy gain reflects recovering post-Mardi Gras demand and broader tourism growth: the city drew 19.08 million visitors in 2024, up 6.4% over 2023, with visitor spending surpassing the pre-pandemic record.
The listing mix skews heavily toward entire-place rentals, which account for 8,292 of 8,877 active listings (93.4%). Private rooms represent 584 listings and shared rooms just 1. By bedroom count, 1-bedroom units lead at 3,064 listings, followed by 2-bedrooms (2,543), 3-bedrooms (1,834), 5-bedrooms (785), and 4-bedrooms (583). The channel split shows significant dual-platform presence: 3,862 listings appear on both Airbnb and VRBO, while 3,825 are Airbnb-only and 1,190 VRBO-only.
The market’s composite investability score is 70.8 out of 100, though the overall market score is 47, reflecting downward pressure from strict regulations (regulation score 65.3) and moderate rental demand (49.8). Seasonality scores high at 78.8, indicating meaningful peak-trough swings that reward dynamic pricing.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 48% | $199 | $2,763 |
| Feb | 60% | $265 | $3,862 |
| Mar | 62% | $245 | $4,452 |
| Apr | 56% | $237 | $3,626 |
| May | 55% | $233 | $3,531 |
| Jun | 52% | $198 | $2,893 |
| Jul | 49% | $200 | $2,783 |
| Aug | 47% | $180 | $2,466 |
| Sep | 51% | $190 | $2,566 |
| Oct | 62% | $230 | $3,728 |
| Nov | 53% | $213 | $3,216 |
| Dec | 53% | $209 | $3,098 |
Top Short-Term Rental Operators in New Orleans
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Roami | 579 | 12,700 | ★ 4.39 |
| 2 | Hosteeva | 381 | 16,225 | ★ 4.44 |
| 3 | Stay Heirloom | 104 | 3,358 | ★ 4.77 |
| 4 | Marigny Management | 103 | 8,007 | ★ 4.69 |
| 5 | Book NOLA | 101 | 8,481 | ★ 4.70 |
What Kind of STR Should I Buy in New Orleans?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 3,064 |
| 2 bed | 2,543 |
| 3 bed | 1,834 |
| 4 bed | 583 |
| 5 bed | 785 |
ADR by Property Tier
| Entire Home | $306 |
| Luxury | $599 |
| Professionally Managed | $402 |
Revenue by Dwelling Type
| Apartment | $5,064 |
| Entire Place | $5,306 |
| House | $5,267 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 43.1% |
| vrbo | 13.4% |
| both | 43.5% |
Investment Analysis
New Orleans presents an unusual investment profile: high gross revenue potential relative to property acquisition cost, offset by some of the most restrictive STR regulations in the country.
At April 2026 rates, a typical performing listing generates $5,136/month. Annualized, that is approximately $61,600 in gross revenue. Against a typical home value of $246,000, that implies a gross yield near 25%, which is exceptional on paper. In practice, only owner-occupied primary residences qualify for the Non-Commercial STR (NSTR) permit, so investors purchasing non-primary-residence properties cannot obtain new permits. Commercial STR (CSTR) permits have been closed to new applicants since June 2023.
For eligible owner-occupants, the return signal is strong. ADR for entire-home listings ($306) runs 3.3% above the all-listings average ($296). Professionally managed listings average $402/night, a 35.6% premium over the market average, pointing to upside from quality management. Luxury-tier listings command $599/night.
The 2025 annual average ADR was $258, up from $249 in 2024, continuing a multi-year rate climb. Annual average occupancy has pulled back from the 2021-2022 peak (60.5% and 58.9%) to the low-to-mid 50s in 2023-2025, before the April 2026 data shows a notable rebound to 63.0%. Revenue growth of 25.0% year-over-year in April 2026 signals demand recovery.
With 2,218 active for-sale listings, median list price at $326,000, and median days-to-pending of 45, the housing market is not distressed. Buyers should verify permit eligibility at property.nola.gov before acquisition.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
New Orleans guests book an average of 71 days in advance, and the average length of stay is 4.3 nights.
A 71-day booking window is meaningfully longer than typical leisure markets, reflecting the city’s event-driven demand. Travelers planning around Mardi Gras, Jazz Fest, and major conventions lock in accommodations well ahead. This gives operators a reliable forward-booking signal: if a February listing is not filling by late November, the pricing may be too high or the listing needs refreshed content.
The 4.3-night average length of stay is moderate. It implies a mix of long-weekend visitors (3 nights) and week-long stays, with fewer one-night bookings than typical urban markets. For operators, this translates to roughly 6 to 7 turnovers per month at full occupancy, a manageable cleaning cadence compared to markets with 2 to 3-night minimums.
Practical application: set pricing 10 to 12 weeks out for peak event weekends (Mardi Gras, Jazz Fest, Halloween, New Year’s Eve) and maintain last-minute discount rules for August and September shoulder slots to capture the occupancy floor above 47%.
Short-Term Rental Regulations
New Orleans operates one of the most restrictive STR frameworks in the United States, governed by City Code Chapter 26, Article XI.
Permit categories: There are two license types. The Non-Commercial STR (NSTR) requires the operator to live at the property as their primary residence, documented by a Louisiana homestead exemption. Operators must be present on-site while guests are in residence. Only one NSTR permit per operator, and only one NSTR or licensed Bed and Breakfast is allowed per city square block. When multiple eligible applicants apply in the same quarterly window, the city holds a live lottery. NSTR application fee is $50.
The Commercial STR (CSTR), which applied to non-residential zoning districts, has been closed to new applicants since June 8, 2023. Only existing permit holders may renew at $1,000 per year.
Geographic restrictions: STRs are prohibited entirely in the French Quarter (Vieux Carre) except within the Vieux Carre Entertainment zone on Bourbon Street (Iberville to Orleans). STRs are also prohibited in the Historic Garden District.
Tax obligations: The combined STR occupancy tax rate is 16.75%, plus Louisiana state sales tax on accommodations (increased from 4.45% to 5% on January 1, 2025).
Enforcement is rated strict. Since mid-2025, Airbnb and VRBO must verify permits before accepting bookings or face fines of $1,000 per illegal listing per day. A federal appeals court partially modified rules in October 2025 (LLC permit eligibility), but the core ordinance was upheld by a federal court in September 2025.
March 2025 changes eliminated all exemptions that previously allowed more than one permit per city square. Investors considering New Orleans must verify permit eligibility at property.nola.gov before purchase.
Market Comparison
New Orleans STR performance relative to national benchmarks: the April 2026 occupancy of 63.0% exceeds the U.S. STR median of approximately 55%, and the $296 ADR exceeds the U.S. median of approximately $220 by 34.5%. RevPAR of $187 reflects the combined advantage of above-average rate and occupancy.
Compared to comparable Southern festival and convention markets, New Orleans’ tourism concentration (19.08 million annual visitors in a city of 362,700 residents, or roughly 53 visitors per resident) underpins sustained platform demand, though regulatory constraints suppress listing supply relative to demand.
The operator landscape is concentrated at the top. Roami leads with 579 listings (6.6% of total market) and 12,700 reviews. Hosteeva holds 381 listings (4.3% of market) and 16,225 reviews at a 4.44 average rating. Together the top 2 operators control roughly 10.9% of the market. Stay Heirloom (104 listings, 4.77 rating) and Marigny Management (103 listings, 4.69 rating) represent the premium boutique tier. Book NOLA (101 listings, 4.70 rating) rounds out the top 5. The top 5 operators collectively manage 1,268 listings, or approximately 14.4% of the total market.
The overall market composite score of 47 reflects the regulatory drag on investability; however, the investability sub-score of 70.8 indicates that for operators who can obtain and maintain a valid permit, the revenue fundamentals are solid.
Frequently Asked Questions About New Orleans, Louisiana
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Can I rent out a property in the French Quarter on Airbnb?
How far in advance do New Orleans visitors book their STR stays?
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