Naples, New York Short-Term Rental Market
The Naples, NY area STR market averaged $357 a night at 56.2% occupancy in June 2026, revenue up 10.3% yearly.
Quick Answer: Naples, New York is an active short-term rental market. average occupancy in the Finger Lakes market area is 56%. average monthly revenue in the Finger Lakes market area is $5,155. average daily rate in the Finger Lakes market area is $357. the top operator in the Finger Lakes market area is Finger Lakes Premier Properties with 212 listings. market score is 66/100 (grade C).
Market data reflects the Finger Lakes regional market, which includes Naples. Regulations, taxes, and permit details below are specific to Naples.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
Naples, NY is a village of 2,417 residents at the southern tip of Canandaigua Lake in Ontario County, in the heart of the Finger Lakes wine region. It draws regional leisure travelers, wine-and-food tourists, and fall foliage visitors from Rochester, Buffalo, and Syracuse, with its signature Naples Grape Festival each September reportedly drawing 30,000 to 40,000-plus attendees over a single weekend. The STR performance data tracked here reflects a wider Finger Lakes submarket rather than Naples alone, so all occupancy, rate, and revenue figures below describe the Naples, NY area STR market rather than the village in isolation.
Listing-level inventory counts, bedroom mix, and market-score benchmarks are similarly tracked at a shared regional level rather than uniquely for Naples, so this profile omits those figures rather than present them as village-specific.
In the most recent month of data (June 2026), the Naples area STR market posted an average daily rate of $357.22 and average occupancy of 56.15%. Average monthly revenue per listing was $5,155, with standalone houses averaging $5,868 a month and entire-place listings averaging $5,428, both well ahead of the $3,010 average for apartment-style listings.
Year over year, occupancy rose 2.4 percentage points, average daily rate was roughly flat (up 0.5%), and revenue per listing climbed 10.3%, a solid gain driven mostly by more nights booked rather than higher nightly rates. That pattern, occupancy growth outpacing rate growth, suggests demand is broadening across more nights of the calendar rather than concentrating entirely into the festival weekend and peak foliage window.
Seasonal Patterns
| Month | Occupancy |
|---|---|
| Jan | 34% |
| Feb | 44% |
| Mar | 42% |
| Apr | 48% |
| May | 51% |
| Jun | 57% |
| Jul | 69% |
| Aug | 71% |
| Sep | 52% |
| Oct | 51% |
| Nov | 39% |
| Dec | 37% |
Month-by-month nightly rates and revenue figures for Naples are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Top Short-Term Rental Operators in Finger Lakes market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Finger Lakes market as a whole, which includes Naples, so these counts are not Naples-only figures.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Finger Lakes Premier Properties | 212 | 3,601 | ★ 4.64 |
| 2 | Evolve | 142 | 6,743 | ★ 4.69 |
| 3 | Vibe Short Term Rental Management | 77 | 2,336 | ★ 4.83 |
| 4 | Vacasa | 59 | 2,285 | ★ 4.49 |
| 5 | Between the Lakes Vacation Rentals | 56 | 668 | ★ 4.61 |
What Kind of STR Should I Buy in Naples?
Revenue and nightly-rate breakdowns by bedroom count, property tier, and dwelling type for Naples 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 | 49% |
| vrbo | 9.6% |
| both | 41.4% |
Booking Insights
Booking-window and length-of-stay analysis for Naples — 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
Naples is one of the lighter-touch short-term rental markets in this data set. Neither the Town nor Village of Naples imposes an STR-specific permit, license, owner-occupancy requirement, or annual night cap; rentals are governed by general property-use zoning rather than a dedicated ordinance, and local enforcement is rated minimal.
Statewide and county rules still apply. As of March 1, 2025, New York State sales tax applies to short-term rental stays statewide, generally totaling roughly 7% to 8% combined with local sales tax, and platforms including Airbnb and VRBO are required to collect and remit it. Under 2024-2025 state legislation, STR regulation shifted to a county-based registry model effective September 22, 2025: each county must operate or join a short-term rental registry unless it opts out by local law, and platforms must verify registration status.
Ontario County is authorized to levy a hotel and motel occupancy, or bed, tax of up to 3%, but that county tax does not apply to facilities with three or fewer rentable units, which exempts most owner-operated STRs in Naples from that specific tax. Investors should confirm the county’s current registry status and bed-tax application, and verify parcel-level zoning and any HOA or deed restrictions with the Town of Naples Code Enforcement office before buying.
Market Comparison
The Naples area’s 56.15% average occupancy in the latest month runs slightly above the roughly 55% median occupancy typically seen across the broader US short-term rental market, while its $357.22 average daily rate sits well above the roughly $220 national median, reflecting a premium wine-country and lake destination rather than a broad leisure market.
Property manager rankings and total listing counts for this market are tracked at a shared regional level rather than distinctly for Naples, so this profile omits a market-specific operator breakdown rather than present shared data as village-specific. Investors evaluating a Naples-area property should request current, address-specific management proposals rather than rely on any regional operator ranking, particularly given the market’s reliance on a single major annual festival weekend to anchor peak demand. That festival-driven demand pattern also means a single bad-weather weekend in September carries outsized downside risk compared with markets whose peak season spans a longer, more distributed stretch of the calendar.
Frequently Asked Questions About Naples, New York
What is the average Airbnb occupancy rate in the Naples, NY area?
What is the average daily rate for a short-term rental in the Naples, NY area?
How much revenue can an Airbnb in the Naples, NY area generate per month?
Are short-term rentals legal in Naples, NY?
Is there housing price data available for the Naples, NY market?
When is the best time to book or list a short-term rental in the Naples, NY area?
What taxes apply to short-term rentals in Naples, NY?
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