Provincetown, Massachusetts Short-Term Rental Market
Provincetown, MA short-term rentals averaged $571/night at 66.5% occupancy in June 2026, with a 17.45% total lodging tax, the highest in this dataset.
Quick Answer: Provincetown, Massachusetts is an active short-term rental market. average occupancy in the Cape Cod market area is 67%. average monthly revenue in the Cape Cod market area is $7,792. average daily rate in the Cape Cod market area is $571. the top operator in the Cape Cod market area is Vacasa with 569 listings. market score is 46/100 (grade D).
Market data reflects the Cape Cod regional market, which includes Provincetown. Regulations, taxes, and permit details below are specific to Provincetown.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
Provincetown is Cape Cod’s premier tourism destination, a historic art colony at the tip of the Cape and one of the most prominent LGBTQ+ vacation destinations in the U.S. Its year-round population of about 3,729 swells to as many as 60,000 during peak summer. In June 2026, the latest month with data, short-term rentals in this market averaged $571.41 per night at 66.5% occupancy, generating $7,792 in average monthly revenue per listing, among the highest revenue figures in this batch. Revenue rose 7.5% year over year even as occupancy and ADR both eased slightly (-1.9 points and -1.9%), pointing to a mix shift toward higher-value bookings. By property type, apartments averaged $5,640/month, entire homes $7,979/month, and houses $8,309/month. Regionally, entire-place listings make up roughly 95% of Cape Cod submarket inventory, with 3-bedroom properties the single largest bedroom-size category at about 29%.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 30% | $323 | $2,767 |
| Feb | 42% | $314 | $2,924 |
| Mar | 42% | $301 | $2,851 |
| Apr | 48% | $306 | $2,855 |
| May | 51% | $358 | $3,258 |
| Jun | 67% | $452 | $5,970 |
| Jul | 77% | $479 | $8,404 |
| Aug | 79% | $510 | $9,283 |
| Sep | 45% | $401 | $4,875 |
| Oct | 34% | $323 | $3,242 |
| Nov | 31% | $316 | $2,647 |
| Dec | 33% | $353 | $2,989 |
Top Short-Term Rental Operators in Cape Cod market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Cape Cod market as a whole, which includes Provincetown, so these counts are not Provincetown-only figures.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Vacasa | 569 | 20,680 | ★ 4.52 |
| 2 | Del Mar Vacation Rentals | 398 | 18,582 | ★ 4.79 |
| 3 | Kinlin Grover Vacation Rentals | 351 | 1,811 | ★ 4.70 |
| 4 | New England Vacation Rentals | 274 | 1,577 | ★ 4.66 |
| 5 | Robert Paul Vacations | 189 | 1,796 | ★ 4.69 |
What Kind of STR Should I Buy in Provincetown?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 2,491 |
| 2 bed | 2,764 |
| 3 bed | 3,931 |
| 4 bed | 2,632 |
| 5 bed | 1,533 |
ADR by Property Tier
| Entire Home | $587 |
| Luxury | $1,114 |
| Professionally Managed | $566 |
Revenue by Dwelling Type
| Apartment | $5,640 |
| Entire Place | $7,979 |
| House | $8,309 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 29.3% |
| vrbo | 21.1% |
| both | 49.6% |
Investment Analysis
Provincetown’s market-wide ADR of $571.41 already exceeds the professionally-managed tier average ($565.86), an unusual pattern in this dataset suggesting the overall market is priced at a premium level even before accounting for management quality; the luxury tier averages $1,113.64, nearly double the market rate. The typical home value here is $1,065,112, the highest in this batch, and average monthly revenue of $7,792 annualizes to about $93,507, working out to a gross rental yield of roughly 8.8% before expenses, a reasonable figure given the high entry price. For-sale inventory of 81 homes with a median 35 days to pending suggests a reasonably liquid but expensive market. On regulation, Provincetown is one of the strictest markets in this dataset: the Board of Health caps a landlord at two short-term rentals, bars corporate ownership entirely, and layers a 3% community impact fee on top of standard taxes for professionally managed (multi-unit) operators, pushing their total lodging tax to 17.45% versus 14.45% for single-unit or primary-residence hosts.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Guests book Provincetown listings an average of 106.2 days ahead, the longest lead time in this batch of markets by a wide margin, and stay 4.7 nights per trip. That extended booking window reflects Provincetown’s status as a planned, often multi-day destination trip tied to its dense summer event calendar (Pride, Bear Week, Family Week, Carnival), giving operators months of visibility to plan pricing and manage the two-STR-per-landlord cap effectively.
Short-Term Rental Regulations
Provincetown allows short-term rentals but regulates them tightly through the Board of Health. Any unit rented for 31 consecutive days or less must obtain a Short-Term Rental Certificate of Registration, costing $750 and renewed annually. A life-safety inspection is required: initially within 30 days of application, then every 5 years for primary residences and annually for non-primary residences, with a 5-lb commercial-grade fire extinguisher required. A landlord may operate a maximum of two short-term rentals, and certificates cannot be issued to corporate-owned units, timeshares, affordable-housing units, or accessory dwelling units. Total lodging tax is 17.45%: 5.7% state excise, 6.0% local option, 2.75% Cape Cod & Islands Water Protection Fund, plus a 3% community impact fee that applies only to professionally managed units (two or more units not in an owner-occupied 1-3 family dwelling); single-unit owners and primary-residence hosts pay 14.45% instead. The Board of Health enforces compliance with civil penalties up to $5,000. There is no stated annual night cap or general owner-occupancy requirement, but enforcement overall is rated strict.
Market Comparison
Provincetown’s 66.5% occupancy in June 2026 runs well above the roughly 55% U.S. median often cited for short-term rentals, and its $571.41 ADR is more than double the roughly $220 national median, reflecting its position as one of the premium destinations in this batch. No property manager snapshot data is currently published specifically for Provincetown, so a top-operator comparison is not available here; investors should note the market’s two-STR-per-landlord cap likely limits how concentrated professional management can become regardless of demand.
Frequently Asked Questions About Provincetown, Massachusetts
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