Provincetown, Massachusetts Short-Term Rental Market
The Southeastern Massachusetts coast STR market posted $566 ADR, 44.6% occupancy and $6,957 monthly revenue in September 2026.
Quick Answer: Provincetown, Massachusetts is an active short-term rental market. average occupancy in the Cape Cod market area is 45%. average monthly revenue in the Cape Cod market area is $6,957. average daily rate in the Cape Cod market area is $566. 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
This profile covers Provincetown, Massachusetts, at the outer tip of Cape Cod. Short-term rental performance data is tracked at a shared level for several nearby towns, so every performance figure below describes the Southeastern Massachusetts coast STR market, a region that includes Cape Cod and nearby towns, rather than Provincetown alone. In September 2026, the Southeastern Massachusetts coast STR market averaged an ADR of $566, occupancy of 44.6% and average monthly revenue of $6,957 per listing. Compared with September 2025, occupancy rose 7.0%, ADR rose 11.3% and revenue rose 12.9%. Entire-place listings averaged an ADR of $584 and monthly revenue of $7,132.
The longer trend shows a market that peaked on occupancy during the pandemic years and has since rebuilt on price. Annual occupancy reached 55.4% in 2021, slipped to 47.4% in 2025, and stands at 52.4% across the first nine months of 2026. ADR climbed from $310 in 2017 to $432 in 2025 and $476 so far in 2026. Average monthly revenue was $5,242 in 2025 and is $6,174 for 2026 to date. Adding up the twelve seasonal monthly averages gives annualized revenue of $52,945 per listing for the region.
Provincetown itself has a year-round population of 3,729, which swells to as many as 60,000 in peak summer. The season runs roughly May through October. Demand drivers include the beaches and trails of the Cape Cod National Seashore, which covers nearly three quarters of the town’s land, the galleries, restaurants and nightlife along Commercial Street, whale watching, and a dense summer events calendar that includes Provincetown Pride and Carnival. Ferries from Boston and Plymouth add day-trip traffic.
Bedroom, channel and listing-type counts and top operator names are tracked at a shared regional level rather than uniquely for Provincetown, so this profile omits them.
Seasonal Patterns
| Month | Occupancy |
|---|---|
| Jan | 30% |
| Feb | 42% |
| Mar | 42% |
| Apr | 48% |
| May | 51% |
| Jun | 67% |
| Jul | 77% |
| Aug | 79% |
| Sep | 45% |
| Oct | 34% |
| Nov | 31% |
| Dec | 33% |
Month-by-month nightly rates and revenue figures for Provincetown are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
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 nightly-rate breakdowns by bedroom count, property tier, and dwelling type for Provincetown are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 29.3% |
| vrbo | 21.1% |
| both | 49.6% |
Home Value Trends (Provincetown)
Typical home values, median sale prices, and the 10-year price trend for Provincetown are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Booking Insights
Booking-window and length-of-stay analysis for Provincetown — how far ahead guests book and how to price around it — is available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Short-Term Rental Regulations
Provincetown allows short-term rentals and regulates them through the Board of Health. Enforcement is rated strict. Any room or unit rented for 31 consecutive days or less, including a room in a primary residence, a second home or a whole unit, must hold a Short-Term Rental Certificate of Registration.
The certificate costs $750, is valid for one year and renews annually. It must be posted conspicuously in the unit. A life-safety inspection is required within 30 days of application, then every 5 years for primary residences and annually for non-primary residences, and a 5-pound commercial-grade fire extinguisher is required.
Several limits apply. A landlord may operate a maximum of two short-term rentals. Certificates cannot be issued to units owned by a corporation, and timeshares, affordable housing units and accessory dwelling units are prohibited from short-term rental use. Rentals must also comply with the Town Zoning Bylaws, the State Sanitary Code and the State Building Code. There is no annual night cap, and neither owner occupancy nor primary residence is required.
Total lodging tax is 17.45%, made up of 5.7% state excise, 6.0% local option, a 2.75% Cape Cod and Islands Water Protection Fund charge and a 3% community impact fee. The 3% fee applies only to professionally managed units, meaning operators with two or more units. Single-unit owners and primary-residence hosts pay 14.45%.
The community impact fee took effect January 1, 2023, and the certificate framework, including the $750 fee and two-unit cap, was strengthened through 2023 Town Meeting action. The Board of Health can impose civil penalties of up to $5,000. Confirm current rules with the town before purchasing.
Market Comparison
The Southeastern Massachusetts coast STR market is a rate-led market. The 2026 year-to-date ADR of $476 is up from $432 in 2025, and year-to-date occupancy of 52.4% is up from 47.4% in 2025. In peak months occupancy reaches 78.6% in August, while the weak months fall far lower, with January at 29.7%.
In practice, this region concentrates income into a short summer window at high rates. Average monthly revenue of $6,957 in September 2026 and annualized seasonal revenue of $52,945 are driven by ADR rather than by occupancy.
Operator names are tracked at a shared regional level rather than uniquely for Provincetown, so this profile omits them. Buyers weighing Provincetown against other Cape Cod towns should note that these performance figures are shared across the region, and the differences between towns are mainly in home prices and local rules.
Frequently Asked Questions About Provincetown, Massachusetts
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Do you need a permit to run a short-term rental in Provincetown?
How much is the lodging tax on Provincetown short-term rentals?
How many short-term rentals can one owner operate in Provincetown?
What is the best time of year for Provincetown short-term rental income?
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