Long Beach, New York Short-Term Rental Market
Long Beach, NY STR data averaged $296/night at 49.3% occupancy in April 2026; sub-28-day rentals are prohibited citywide.
Quick Answer: Long Beach, New York is an active short-term rental market. average occupancy is 62%. average monthly revenue is $10,028. average daily rate is $753. the top operator is StayMarquis with 354 listings. market score is 42/100 (grade D).
Market data reflects the Long Island regional market, which includes Long Beach. Regulations, taxes, and permit details below are specific to Long Beach.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
IMPORTANT REGULATORY NOTE: Short-term rentals (stays under 28 days) are prohibited throughout the City of Long Beach, New York. The city does not issue STR permits or licenses, and enforcement is classified as strict. The STR data for this area likely reflects the broader Nassau County/Long Island barrier beach market served by this data feed, which includes areas outside Long Beach city limits where STR rules may differ. Investors and operators must verify specific legal requirements for any property before listing.
Long Beach is an oceanfront resort city on a barrier island in Nassau County, approximately 25 miles from Manhattan and directly accessible via the Long Island Rail Road. The local economy and tourism base are built on its approximately 2.2-mile boardwalk and white-sand Atlantic Ocean beach, drawing NYC and Long Island residents seasonally. Beach access requires a paid pass for non-residents from Memorial Day to Labor Day.
In April 2026, the broader market data recorded an average daily rate of $295.71 and occupancy of 49.3%, producing RevPAR of $145.83. Average monthly revenue per active listing was $3,615. Year-over-year, ADR increased 10.9%, occupancy declined 1.1%, and revenue fell 6.2%.
The listing mix shows entire-home properties dominating (8,349 units), with private rooms at 1,444 and shared rooms at 4. The bedroom mix spans 1-bedroom (2,944), 3-bedroom (2,097), 4-bedroom (1,937), 2-bedroom (1,392), and 5-bedroom (1,425) listings. Airbnb is the leading channel (4,965 units), with 3,871 cross-listed and 961 VRBO-only.
Market scores: regulation 70.00, revenue growth 81.99, investability 53.75, rental demand 45.40, seasonality 42.33, total 42.19.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 35% | $275 | $2,998 |
| Feb | 47% | $269 | $3,031 |
| Mar | 49% | $278 | $3,341 |
| Apr | 52% | $306 | $3,719 |
| May | 55% | $413 | $4,505 |
| Jun | 61% | $638 | $8,158 |
| Jul | 65% | $786 | $12,159 |
| Aug | 68% | $859 | $14,133 |
| Sep | 40% | $576 | $6,411 |
| Oct | 36% | $362 | $4,192 |
| Nov | 42% | $319 | $3,590 |
| Dec | 46% | $307 | $3,781 |
Top Short-Term Rental Operators in Long Beach
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | StayMarquis | 354 | 2,052 | ★ 4.79 |
| 2 | Evolve | 77 | 2,570 | ★ 4.47 |
| 3 | PMI GOLD COAST PROPERTIES | 51 | 268 | ★ 4.62 |
| 4 | Luxury Beach Getaway | 47 | 1,251 | ★ 4.78 |
| 5 | Vacasa | 45 | 980 | ★ 4.30 |
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 | 2,944 |
| 2 bed | 1,392 |
| 3 bed | 2,097 |
| 4 bed | 1,937 |
| 5 bed | 1,425 |
ADR by Property Tier
| Entire Home | $873 |
| Luxury | $1,869 |
| Professionally Managed | $1,912 |
Revenue by Dwelling Type
| Apartment | $4,252 |
| Entire Place | $11,363 |
| House | $11,447 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 50.7% |
| vrbo | 9.8% |
| both | 39.5% |
Investment Analysis
CRITICAL REGULATORY WARNING: Sub-28-day rentals are prohibited throughout Long Beach, NY city limits. Penalties under a proposed ordinance (debated by the City Council in August 2024) include fines up to $2,500 and up to 15 days of imprisonment for a first offense, escalating to up to $30,000 for a fourth or subsequent offense. No STR permits are available; any application would be denied. This market data should NOT be used to underwrite investment in Long Beach city properties for STR purposes.
The following market data is provided for informational purposes only and likely reflects the broader Nassau County/Long Island barrier beach market rather than solely Long Beach city:
At an April 2026 average monthly revenue of $3,615 per active listing in the broader market dataset, annual revenue implies approximately $43,378 in gross revenue. No housing price data is available in this dataset. The 2025 annual average was $6,762 per month, up from $6,440 in 2024, a 5.0% increase, reflecting continued premium rate appreciation in the Long Island beach market.
The ADR tier split is dramatic. All listings average $296 per night, entire-home listings $359, professionally managed listings $691, and the luxury tier $1,554. These rates are consistent with the Long Island/Hamptons premium market rather than a budget beach destination.
Year-over-year ADR grew 10.9% through April 2026. The investability score of 53.75 is moderate, reflecting the premium market rates alongside the severe regulatory constraint within city limits.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
In April 2026, the average booking lead time for this market data was 34.9 days, and the average length of stay was 4.58 nights.
A 35-day lead time is relatively short for a high-season beach market, indicating that the broader Long Island barrier beach market sees meaningful last-minute and medium-term bookings. For the extreme summer peak (July-August), where average monthly revenue exceeds $12,000-$14,000 in this dataset, early pricing and advance calendar management would be critical for operators in legally permissible locations outside Long Beach city limits.
An average stay length of 4.58 nights reflects a mix of extended weekend visits and week-long beach rentals, consistent with a Long Island barrier island market. The premium June-July-August ADRs ($623-$859) indicate that week-long rentals during peak summer weeks command rates well above the annual averages cited here.
Short-Term Rental Regulations
SHORT-TERM RENTALS ARE PROHIBITED IN LONG BEACH, NY. Any dwelling unit rented for fewer than 28 days is classified as a ‘transient rental property’ and is prohibited throughout the City of Long Beach. The city does not issue STR permits, licenses, or registrations; any application would be denied. This ban applies to all zoning districts citywide.
The city has actively enforced this prohibition for years through city court, typically acting on neighbor complaints about noise, parking, and quality-of-life issues. In August 2024, the City Council debated a proposed ordinance to formally codify the ban as a ‘transient rental property’ prohibition with escalating penalties:
– First offense: fines up to $2,500 and/or up to 15 days of imprisonment.
– Second offense: fines up to $5,000 and/or up to 15 days.
– Fourth or subsequent offense: fines up to $30,000 and potential imprisonment.
Operators of legal lodging (hotels) in Nassau County owe a 3% county hotel/motel occupancy tax plus state and county sales taxes. This tax obligation is moot for would-be STR operators, as sub-28-day rentals are prohibited.
Only longer-term leases of 28 or more days avoid the transient-rental classification. Investors must treat Long Beach city limits as a prohibited market for sub-28-day STR operation. Buyers interested in the broader barrier island market should separately evaluate properties in Nassau County areas outside city limits, where different rules may apply.
Market Comparison
The broader Long Island barrier beach market represented in this data operates at premium ADR levels far above national medians. The all-market ADR of $296 in April 2026 is well above the US median of approximately $220, and peak-summer ADRs of $786-$859 reflect Long Island beachfront premium positioning. The 2025 annual average ADR of $488 is more than double the US median.
This market context is important for investors considering properties anywhere in the Nassau County barrier island corridor, including areas outside Long Beach city limits where STRs may be legal.
Revenue growth market score of 81.99 reflects the strong long-term rate appreciation trend. The total market score of 42.19 and investability of 53.75 reflect the severe regulatory constraint within the city itself.
Among active property managers in the broader dataset, StayMarquis leads with 354 listings and 2,052 reviews at a 4.79 rating. Evolve operates 77 listings (4.47 rating). PMI Gold Coast Properties manages 51 listings (4.62 rating), Luxury Beach Getaway 47 listings with 1,251 reviews at 4.78, and Vacasa 45 listings (4.30 rating).
Frequently Asked Questions About Long Beach, New York
Are short-term rentals legal in Long Beach, NY?
What does the Long Beach NY STR market data represent?
What is the average daily rate in the Long Beach NY market data?
What occupancy does the Long Beach NY data show?
What are peak summer revenues in the Long Beach NY market area?
What taxes apply to legal lodging in Long Beach, NY?
Can investors rent properties in Long Beach, NY for 28 days or more?
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