Natchez, Mississippi Short-Term Rental Market
The Natchez, MS area STR market averaged $160 a night at 50.3% occupancy in June 2026, occupancy up 6.2% yearly.
Quick Answer: Natchez, Mississippi is an active short-term rental market. average occupancy in the Mississippi Area market area is 50%. average monthly revenue in the Mississippi Area market area is $2,206. average daily rate in the Mississippi Area market area is $160. the top operator in the Mississippi Area market area is Evolve with 97 listings. market score is 95/100 (grade A).
Market data reflects the Mississippi Area regional market, which includes Natchez. Regulations, taxes, and permit details below are specific to Natchez.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
Natchez, MS is a heritage-tourism destination of 13,812 residents on the Mississippi River, marketed as the Antebellum Capital of the World with more than 600 preserved antebellum buildings and over 1,000 structures on the National Register. The city is known for its Spring and Fall Pilgrimage home tours, running since 1932, and for a growing river-cruise business, with American Cruise Lines and Viking Mississippi together bringing tens of thousands of passengers a year.
Listing-level inventory counts, bedroom mix, and market-score benchmarks are tracked at a shared regional level rather than uniquely for Natchez, so this profile omits those figures rather than present them as city-specific. All occupancy, rate, and revenue figures below describe the Natchez, MS area STR market rather than the city in strict isolation.
In the most recent month of data (June 2026), the Natchez area STR market posted an average daily rate of $159.94 and average occupancy of 50.28%. Average monthly revenue per listing was $2,206, with standalone houses averaging $2,405 a month and entire-place listings averaging $2,284, both ahead of the $1,854 average for apartment-style listings.
Year over year, occupancy rose 6.2 percentage points, one of the larger occupancy gains in this data set, while average daily rate was essentially flat (up 0.9%) and revenue per listing rose 2.2%. Natchez is also known locally as a bed-and-breakfast hub, with more than 40 historic homes offering lodging, a factor that shapes how short-term rentals compete for guests here. River cruise lines alone bring an estimated 45,000-plus combined passengers a year, a demand source layered on top of the traditional Pilgrimage tourist base.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 36% | $122 | $1,359 |
| Feb | 46% | $129 | $1,462 |
| Mar | 51% | $139 | $1,894 |
| Apr | 48% | $144 | $1,836 |
| May | 46% | $150 | $1,884 |
| Jun | 49% | $148 | $1,978 |
| Jul | 49% | $143 | $1,974 |
| Aug | 44% | $139 | $1,718 |
| Sep | 45% | $154 | $1,772 |
| Oct | 44% | $158 | $1,905 |
| Nov | 43% | $159 | $1,882 |
| Dec | 39% | $140 | $1,704 |
Top Short-Term Rental Operators in Mississippi Area market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Mississippi Area market as a whole, which includes Natchez, so these counts are not Natchez-only figures.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 97 | 2,431 | ★ 4.71 |
| 2 | OneHometown Getaways | 86 | 2,479 | ★ 4.82 |
| 3 | Absolute Charm Destinations | 30 | 922 | ★ 4.79 |
| 4 | Stayca | 30 | 3,032 | ★ 4.93 |
| 5 | Hometown Realty | 16 | 286 | ★ 4.91 |
What Kind of STR Should I Buy in Natchez?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,210 |
| 2 bed | 1,117 |
| 3 bed | 957 |
| 4 bed | 307 |
| 5 bed | 131 |
ADR by Property Tier
| Entire Home | $163 |
| Luxury | $263 |
| Professionally Managed | $186 |
Revenue by Dwelling Type
| Apartment | $1,854 |
| Entire Place | $2,284 |
| House | $2,405 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 59.5% |
| vrbo | 6.2% |
| both | 34.3% |
Investment Analysis
Zillow’s typical home value for the Natchez area is $117,516, notably below the market’s median list price of $263,500, with 175 homes for sale as of June 2026; median sale price and days-to-pending were not published for this market. Against the $2,206 average monthly revenue per listing, about $26,475 annualized, that works out to a gross short-term rental yield of roughly 22.5% of the typical home value, one of the highest yields in this data set, driven largely by Natchez’s low home prices relative to steady rental income.
Revenue growth here comes almost entirely from more bookings rather than higher rates: occupancy rose 6.2 percentage points year over year while average daily rate was essentially flat, up just 0.9%, and revenue per listing climbed 2.2%. Pricing tiers still show room to move upmarket: the all-listing average daily rate of $159.94 compares to $186.47 for professionally managed listings (about 17% above the all-listing average) and $262.68 for the luxury tier, a 64% premium over the market average.
On the regulatory side, Natchez requires a Special Use Permit with a public planning-commission hearing plus a city business license, a more involved process than many markets in this data set, reflecting the city’s historic-district preservation rules.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Guests book Natchez area short-term rentals an average of 36.4 days in advance, one of the shorter lead times in this data set, and the average length of stay is 4.02 nights. That shorter booking window is consistent with a heritage-tourism market where Pilgrimage home tours, river-cruise stops, and weekend heritage trips are often planned closer to the visit date than a beach or ski vacation.
At a 4.02-night average stay, a fully booked calendar works out to roughly 91 turnovers a year. With demand spread fairly evenly across the calendar rather than concentrated in a single peak month, operators here can expect a steadier, if less dramatic, booking pattern than in more seasonal markets in this data set. That steadiness also means pricing strategy here benefits more from tracking specific Pilgrimage tour dates and cruise-ship arrival schedules than from broad seasonal rate templates built for beach or ski markets.
Short-Term Rental Regulations
Short-term rentals are legal in Natchez but require a multi-step approval process. Operators must obtain a Special Use Permit, which involves a public hearing before the city Planning Commission, before securing a city privilege and business license. Properties must pass inspections by the Building Official and Fire Marshal, and the initial permit fee is reported at roughly $200 per unit, with an annual renewal fee of around $50.
STRs are allowed only in designated zoning districts (VR, RE, R-1, R-2, R-3, and R-3HD). Because much of Natchez sits within a National Historic Landmark District, properties in historic areas must also meet preservation standards on top of the standard STR approval process.
Hosts must collect and remit a 3% local occupancy and tourism tax in addition to Mississippi’s 7% state sales tax, for a combined lodging tax of roughly 10%. There is no published cap on nights per year, and Natchez does not require owner-occupancy or primary residence. Enforcement includes fines for operating without a permit, reported at $500 a month per unit, with escalating penalties for repeat violations reaching several thousand dollars. The city’s dedicated STR ordinance (Chapter 12, Part 6) was adopted from a 2023 draft, so investors should confirm current fees and exact requirements directly with the Natchez Planning Department.
Market Comparison
The Natchez area’s 50.28% average occupancy in the latest month runs close to the roughly 55% median occupancy typically seen across the broader US short-term rental market, while its $159.94 average daily rate sits below the roughly $220 national median, reflecting a lower-priced heritage-tourism market compared with many destinations in this data set.
Property manager rankings and total listing counts for this market are tracked at a shared regional level rather than distinctly for Natchez, so this profile omits a market-specific operator breakdown rather than present shared data as city-specific. Investors should note that Natchez’s more than 40 historic bed-and-breakfast homes represent an established lodging competitor distinct from the standard short-term rental supply tracked in this data set, and should factor that competition into any local market analysis. Buyers weighing a Natchez purchase against comparable heritage-tourism towns should benchmark against that established bed-and-breakfast base directly rather than assume the whole-house short-term rental supply operates in isolation.
Frequently Asked Questions About Natchez, Mississippi
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