Long Beach, Mississippi Short-Term Rental Market
Long Beach, MS Gulf Coast STRs averaged $224/night at 46.2% occupancy in April 2026, with June-July peak averaging 66% occupancy.
Quick Answer: Long Beach, Mississippi is an active short-term rental market. average occupancy in the Gulfport/Biloxi market area is 58%. average monthly revenue in the Gulfport/Biloxi market area is $4,040. average daily rate in the Gulfport/Biloxi market area is $251. the top operator in the Gulfport/Biloxi market area is Evolve with 169 listings. market score is 81/100 (grade B).
Market data reflects the Gulfport/Biloxi regional market, which includes Long Beach. Regulations, taxes, and permit details below are specific to Long Beach.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
Long Beach is a small coastal town of approximately 17,009 residents in Harrison County on the Mississippi Gulf Coast, situated between Gulfport and Pass Christian. This is Long Beach, Mississippi, not to be confused with other cities of the same name. Data through April 2026 shows the STR market at 46.2% average occupancy and a $224 average daily rate, producing approximately $2,846 in average monthly revenue per listing. RevPAR stands at $103.49. April is a shoulder month; the June-July summer peak consistently reaches 65-66% occupancy.
The listing base totals approximately 4,160 active units in the area. Entire-place rentals dominate at 4,058 listings (97.5% of the market), with private rooms adding 101 listings. The bedroom mix centers on 2- and 3-bedroom coastal vacation units: 2-bedroom listings number 1,390, 3-bedroom units 1,389, 1-bedroom units 875, 4-bedroom units 327, and 5-bedroom or larger units 173. The channel mix features 2,550 dual-channel listings on both Airbnb and VRBO, 1,226 Airbnb-exclusive listings, and 384 VRBO-exclusive listings.
Year-over-year as of April 2026, occupancy fell 4.6 percentage points while ADR gained 1.9%, producing a net revenue increase of 5.0% versus April 2025. The market’s composite score is 81.0 out of 100. Investability leads at 96.8, the highest sub-score in this market’s profile and among the highest in the StaySTRA dataset, reflecting Mississippi’s low home values relative to Gulf Coast rental revenue. Revenue growth scores 68.9 and seasonality 80.0. Rental demand scores 61.1 and regulation 62.2.
Key demand drivers include Long Beach public beach along US-90, the Long Beach Harbor and Marina, Friendship Oak (a 500-year-old live oak on the University of Southern Mississippi Gulf Park campus), and regional draw from the broader Coastal Mississippi corridor, which recorded approximately 15.7 million visitors and $2.2 billion in economic impact in 2024.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 40% | $148 | $1,697 |
| Feb | 59% | $160 | $2,132 |
| Mar | 63% | $181 | $2,958 |
| Apr | 50% | $190 | $2,498 |
| May | 52% | $196 | $2,640 |
| Jun | 66% | $226 | $3,732 |
| Jul | 66% | $219 | $3,986 |
| Aug | 44% | $191 | $2,436 |
| Sep | 44% | $183 | $2,159 |
| Oct | 45% | $196 | $2,295 |
| Nov | 40% | $169 | $1,825 |
| Dec | 41% | $164 | $1,803 |
Top Short-Term Rental Operators in Gulfport/Biloxi market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Gulfport/Biloxi market as a whole, which includes Long Beach, so these counts are not Long Beach-only figures.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 169 | 8,777 | ★ 4.66 |
| 2 | Biloxi Beach Resort Rentals | 144 | 1,965 | ★ 4.37 |
| 3 | Dunn Deal Properties & Vacations Rentals | 136 | 286 | ★ 4.60 |
| 4 | Gulf Coast Resort Rentals | 75 | 332 | ★ 4.77 |
| 5 | Busch Realty Group | 56 | 2,109 | ★ 4.85 |
What Kind of STR Should I Buy in Long Beach?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 875 |
| 2 bed | 1,390 |
| 3 bed | 1,389 |
| 4 bed | 327 |
| 5 bed | 173 |
ADR by Property Tier
| Entire Home | $254 |
| Luxury | $429 |
| Professionally Managed | $316 |
Revenue by Dwelling Type
| Apartment | $3,359 |
| Entire Place | $4,093 |
| House | $4,421 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 29.5% |
| vrbo | 9.2% |
| both | 61.3% |
Investment Analysis
The April 2026 average monthly revenue of $2,846 reflects a shoulder period. The 2025 full-year average was $2,782 per month, annualizing to approximately $33,384. With the Zillow typical home value for this area at $237,241, the implied gross yield using the 2025 annual revenue average is approximately 14.1% ($33,384 divided by $237,241). This is the highest gross yield among the ten markets in this content batch and reflects Mississippi’s comparatively low residential property prices alongside Gulf Coast vacation rental demand.
Median list price was $295,000 as of April 2026. Median days to pending was 39, indicating a somewhat slower-moving housing market that may provide more negotiating room for buyers compared to faster-moving markets.
Pricing tier data shows entire-home listings averaging $225.83 per night, essentially equal to the $224 market-wide ADR. Professionally managed listings average $299.49 per night, a 34% premium. Luxury-tier listings command $393.93 per night, a 76% premium. At the market’s April 2026 average occupancy of 46.2%, a professionally managed property would generate an estimated approximately $4,149 per month gross ($299.49 per night times 46.2% times 30 days), and a luxury-tier property approximately $5,458 per month gross, before expenses.
Revenue by property type shows houses averaging $3,134 per month, entire-place listings $2,884, and apartments $2,336. The investability score of 96.8 reflects the combination of low entry costs, meaningful summer revenue, and a light-touch regulatory environment. The 2021 peak annual average of $3,047 per month represents the upper-bound benchmark; the market has moderated to $2,782 per month in 2025 as post-pandemic demand normalized.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
The average booking lead time for Long Beach, MS STRs is 48.1 days, about seven weeks ahead of arrival. This relatively long advance window reflects a Gulf Coast leisure market where visitors plan summer beach trips and major holiday weekend bookings well ahead of arrival.
Average length of stay is 3.8 nights per booking. At 46.2% occupancy over a 30-day month, a listing accumulates approximately 13.9 booked nights. Divided by 3.8 nights per stay, this implies roughly 4 guest turnovers per month on average. During peak June and July (65-66% occupancy), booked nights rise to approximately 19.8-20.0 per month, implying roughly 5 turnovers.
The 48-day lead window and 3.8-night average stay indicate planned multi-night vacation stays rather than last-minute or single-night bookings. Gulf Coast visitors from neighboring Louisiana, Alabama, and the broader Gulf South make up a significant portion of the regional drive market. Marketing to this audience through the 30-60 day window before Memorial Day, July 4, and Labor Day weekends aligns well with the booking pattern.
Short-Term Rental Regulations
Short-term rentals are legal and permitted in Long Beach, MS. The city’s Zoning Code contains a dedicated provision, Section 131 (Short-Term Rentals – Residential), originally adopted as Ordinance #622 in October 2016 and amended by Ordinance #660 in 2022. STRs are a permitted-but-regulated residential use rather than prohibited.
Operators should expect to register with the city Building and Permit Department and comply with zoning, safety, and parking standards. Specific permit fees, renewal cycles, and any owner-occupancy or primary-residence requirements were not confirmed from publicly available sources as of the profile date; investors should verify these details directly with the City of Long Beach Building and Permit Department or Clerk of Council at 201 Jeff Davis Avenue.
Lodging taxes in Long Beach reflect Mississippi Gulf Coast structure: Mississippi imposes a 7% state sales tax on accommodations. Harrison County levies two separate local charges: a 3% room-rental tax for the Mississippi Gulf Coast Regional Convention and Visitors Bureau (effective since 1980) and a 2% room-rental tax for the Mississippi Coast Coliseum and Convention Center (effective since 2005). The combined local lodging tax is approximately 5%, bringing the total effective lodging tax burden to approximately 12%. The applicability of these hotel/motel-targeted levies to residential short-term rentals should be confirmed with the county and state revenue departments, as the profile notes some ambiguity.
The occupancy tax rate recorded for this market area is 5%. Enforcement severity is rated moderate.
Market Comparison
Long Beach’s April 2026 occupancy of 46.2% is below the approximate U.S. STR median of 55%, reflecting a shoulder month in a highly seasonal Gulf Coast market. The June-July average of 66% occupancy exceeds the national median. The ADR of $224 is slightly above the national STR median of roughly $220, positioning Long Beach as a near-median rate market with below-median entry costs for investors.
Among professional operators, Evolve leads with 169 listings and a 4.663 average rating across 8,777 reviews. Biloxi Beach Resort Rentals follows with 144 listings and a 4.373 rating. Dunn Deal Properties and Vacations Rentals (136 listings, 4.599 rating), Gulf Coast Resort Rentals (75 listings, 4.770 rating), and Busch Realty Group (56 listings, 4.846 rating across 2,109 reviews) round out the top five. These five firms collectively manage 580 listings, approximately 13.9% of the total 4,160-listing market. The higher professional management concentration compared to larger markets may reflect the Gulf Coast beach property management ecosystem.
The composite score of 81.0, combined with an investability score of 96.8, makes Long Beach, MS one of the highest-investability markets in the StaySTRA dataset. The primary constraints are rental demand (61.1) and regulation (62.2), reflecting a moderate-demand market with an active local permit requirement.
Frequently Asked Questions About Long Beach, Mississippi
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