South Portland, Maine Short-Term Rental Market
South Portland STRs averaged $224/night at 54.3% occupancy in April 2026, with a revenue growth score of 95.7 and key residential zoning restrictions for investors.
Quick Answer: South Portland, Maine is an active short-term rental market. average occupancy is 54%. average monthly revenue is $2,976. average daily rate is $224. the top operator is Everrow Property with 23 listings. market score is 80/100 (grade B).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
South Portland, Maine sits across Casco Bay from Portland and serves as the primary gateway for air arrivals via Portland International Jetport, part of the Greater Portland region that draws approximately 3.6 million annual tourists. The city is a more affordable base for exploring Portland while also drawing shoppers to the Maine Mall and outdoor visitors to lighthouses, beaches, and the Eastern Trail.
With approximately 1,675 tracked listings, this is a smaller market than most in this batch. In April 2026, the market recorded a 54.3% occupancy rate and a $224.21 average daily rate, producing a RevPAR of $121.82. Year-over-year, occupancy held nearly flat (down 0.4 percentage points) while ADR rose 7.7% and monthly revenue declined 5.4%. The ADR growth signal is notable: the revenue growth score of 95.7 out of 100 is the highest in this batch, reflecting meaningful rate appreciation against a stable or softening national backdrop.
By listing type: 1,545 entire-place and 130 private rooms. By bedroom count, one-bedroom properties lead at 681 units, followed by two-bedroom (446), three-bedroom (306), four-bedroom (131), and five-bedroom-plus (108). Airbnb is the dominant channel: 1,008 listings are Airbnb-only, 553 appear on both platforms, and only 114 are VRBO-only. The total market score is 80.2 and the regulation score is 77.3, reflecting a moderately regulated but stable environment.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 42% | $169 | $1,962 |
| Feb | 50% | $174 | $2,036 |
| Mar | 50% | $181 | $2,388 |
| Apr | 57% | $198 | $2,748 |
| May | 62% | $223 | $3,129 |
| Jun | 69% | $280 | $4,508 |
| Jul | 78% | $311 | $6,121 |
| Aug | 79% | $319 | $6,537 |
| Sep | 64% | $263 | $4,387 |
| Oct | 65% | $244 | $4,270 |
| Nov | 46% | $198 | $2,475 |
| Dec | 49% | $190 | $2,360 |
Top Short-Term Rental Operators in South Portland
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Everrow Property | 23 | 1,815 | ★ 4.80 |
| 2 | Rise & Shine Retreats | 23 | 1,334 | ★ 4.90 |
| 3 | Owner | 17 | 233 | ★ 4.80 |
| 4 | Vacasa | 14 | 1,169 | ★ 4.59 |
| 5 | East Coast Retreat | 12 | 389 | ★ 4.97 |
What Kind of STR Should I Buy in South Portland?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 681 |
| 2 bed | 446 |
| 3 bed | 306 |
| 4 bed | 131 |
| 5 bed | 108 |
ADR by Property Tier
| Entire Home | $232 |
| Luxury | $444 |
| Professionally Managed | $243 |
Revenue by Dwelling Type
| Apartment | $2,774 |
| Entire Place | $3,109 |
| House | $3,500 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 60.2% |
| vrbo | 6.8% |
| both | 33% |
Investment Analysis
At a $523,732 typical home value and $2,976 average monthly revenue (April 2026), South Portland produces an estimated gross annualized yield of approximately 6.8% before fees, taxes, and operating costs (($2,976 x 12) / $523,732). The 2025 annual average of $4,518 per month implies a gross yield of approximately 10.3% using that full-year basis.
A critical regulatory factor shapes investment analysis: unhosted non-owner-occupied short-term rentals are prohibited in residential zones. Non-resident investors who do not intend to be present during guest stays are effectively restricted to non-residential and mixed-use districts. Single-family owners may rent their primary residence up to 14 days per year without a full permit in residential zones. This restriction meaningfully limits the addressable market for investment-property STR operators and explains why the visible supply is concentrated in specific property types and locations.
Tier separation is present but moderate. The all-listings average ADR is $224.21. Entire-home properties averaged $232.06. Professionally managed properties averaged $242.98, an 8% premium. Luxury-tier listings averaged $443.51, a 98% premium indicating a small but meaningfully differentiated high-end segment. By property type, houses generate $3,500 per month versus $3,109 for entire-place listings broadly and $2,774 for apartments. The 7-day median to pending in the housing market signals strong buyer demand, with 43 available properties and a $499,650 median list price.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Guests booking South Portland properties plan an average of 48.0 days ahead, roughly seven weeks out. This moderate lead time reflects the mix of Portland-area leisure travel (summer peak bookers who plan ahead) and Portland Jetport proximity driving some shorter-window business and transit travel. Operators can use the 48-day average booking window to implement seasonal rate adjustments 30-60 days in advance of peak summer arrivals.
The average length of stay is 3.84 nights, consistent with extended weekend and short-week leisure patterns. At this length of stay, operators balance between capturing the dominant booking profile and managing turnover costs. A 3-night minimum during peak July-August serves the market well without creating barriers, while 2-night minimums during shoulder months (May-June and September-October) can maintain fill without sacrificing significant revenue per booking given the strong shoulder demand signals in this market.
Short-Term Rental Regulations
South Portland has required annual registration of all short-term rental units (stays under 30 consecutive days) since January 1, 2019 under Ordinance 22-17/18. Hosted home stays (owner present during guest stays) cost $200 per year. Non-hosted home stays (owner absent) cost $400 per year. New applications also require a one-time $100 fire inspection fee. Registrations renew annually by December 31.
A critical zoning restriction shapes the investment landscape: unhosted non-owner-occupied short-term rentals are prohibited in residential zones. The narrow exception allows single-family owners to rent their primary residence up to 14 days per year without triggering the full registration requirement. Non-hosted rentals by investors are allowed primarily in non-residential and mixed-use districts. Operators must confirm zoning eligibility through the city Web GIS viewer before applying.
Operational requirements: each unit must display its city-issued registration number in every advertisement; occupancy is capped at two guests per bedroom and six guests total per unit; operators must pass an inspection and carry insurance; and they must collect Maine’s 9% state lodging tax. There is no additional city occupancy tax beyond the 9% state rate. The ordinance has not been substantively rewritten since August 27, 2019, though city council review was anticipated in late 2025. There is no owner-occupancy requirement for non-residential zone properties, and no annual night cap beyond the 14-day carve-out for primary residence owners in residential zones.
Market Comparison
South Portland’s 54.3% April 2026 occupancy is near the U.S. STR median of approximately 55%, and its $224.21 ADR is just above the national median of approximately $220, positioning this as a near-median market on both dimensions. However, the revenue growth score of 95.7 out of 100 is the highest in this batch and signals that this market is outpacing national ADR growth trends, with a 7.7% year-over-year ADR increase in April 2026.
The professional management layer in South Portland is unusually small-scale for the market’s size. The top five operators by listing count are Everrow Property (23 listings, 4.795 rating), Rise and Shine Retreats (23 listings, 4.896 rating), a listing entity labeled Owner (17 listings, 4.797 rating), Vacasa (14 listings, 4.585 rating), and East Coast Retreat (12 listings, 4.967 rating). The top five together manage roughly 89 of approximately 1,675 total market listings, or about 5.3% of supply, one of the lowest managed penetration rates in this batch. The residential zone restriction on unhosted non-owner-occupied STRs structurally limits the professional management opportunity in this market.
Frequently Asked Questions About South Portland, Maine
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What does STR registration cost in South Portland?
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