Mcalester, Oklahoma Short-Term Rental Market
McAlester, OK STRs averaged $161/night at 45.5% occupancy in April 2026, serving Pittsburg County's festival and regional event market.
Quick Answer: Mcalester, Oklahoma is an active short-term rental market. average occupancy is 54%. average monthly revenue is $2,775. average daily rate is $187. the top operator is Evolve with 224 listings. market score is 89/100 (grade A).
Market data reflects the Oklahoma Area regional market, which includes Mcalester. Regulations, taxes, and permit details below are specific to Mcalester.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
McAlester, OK is the county seat of Pittsburg County in southeastern Oklahoma, with a population of 18,108. The short-term rental market covers approximately 5,946 listings in the latest snapshot, a figure that reflects the broader Pittsburg County area. The area’s visitor draw is event- and heritage-driven: the McAlester Italian Festival (Memorial Day weekend at the Pittsburg County Expo Center) is one of Oklahoma’s largest festivals, and the Hi-Lo Pro Rodeo continues the city’s long rodeo tradition.
In April 2026, the market posted an ADR of $161, occupancy of 45.5%, and RevPAR of $73.21, generating average monthly revenue of $2,010 per listing. Year-over-year, occupancy slipped 0.5 percentage points, ADR fell 1.2%, and revenue declined 2.7% compared to April 2025. The 2025 full-year average was 46.7% occupancy and $163 ADR, with revenue averaging $2,160/month. These figures are consistent with 2024’s 45.5% occupancy and $162 ADR.
Listing composition is dominated by entire-place units: 5,681 of 5,946 listings (95.5%) are entire-place, 261 (4.4%) are private rooms, and 4 are shared rooms. Bedroom distribution is balanced: one-bedroom (1,828 listings, 30.9% of 5,923 bedroom-segmented), two-bedroom (1,517, 25.6%), three-bedroom (1,704, 28.8%), four-bedroom (606, 10.2%), and five-or-more-bedroom (268, 4.5%). Channel distribution: 3,131 listings on Airbnb only, 379 on VRBO only, and 2,436 cross-listed on both platforms.
The market scores 88.74 overall and an investability score of 98.93 out of 100, driven by low acquisition costs relative to rental income. Rental demand scores 67.7 and seasonality 78.75 out of 100.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 35% | $120 | $1,312 |
| Feb | 42% | $120 | $1,277 |
| Mar | 50% | $148 | $1,907 |
| Apr | 44% | $144 | $1,744 |
| May | 50% | $161 | $2,068 |
| Jun | 55% | $179 | $2,631 |
| Jul | 56% | $183 | $2,842 |
| Aug | 46% | $162 | $2,150 |
| Sep | 43% | $155 | $1,822 |
| Oct | 46% | $154 | $2,007 |
| Nov | 45% | $153 | $1,868 |
| Dec | 40% | $143 | $1,702 |
Top Short-Term Rental Operators in Mcalester
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 224 | 8,318 | ★ 4.79 |
| 2 | LakeStay Vacation | 90 | 2,156 | ★ 4.87 |
| 3 | Stevens realty | 50 | 1,625 | ★ 4.09 |
| 4 | Ryan Busse | 40 | 1,107 | ★ 4.76 |
| 5 | Willow Springs Marina and Resort | 39 | 1,806 | ★ 4.81 |
What Kind of STR Should I Buy in Mcalester?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,828 |
| 2 bed | 1,517 |
| 3 bed | 1,704 |
| 4 bed | 606 |
| 5 bed | 268 |
ADR by Property Tier
| Entire Home | $190 |
| Luxury | $364 |
| Professionally Managed | $264 |
Revenue by Dwelling Type
| Apartment | $1,845 |
| Entire Place | $2,824 |
| House | $3,033 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 52.7% |
| vrbo | 6.4% |
| both | 41% |
Investment Analysis
The April 2026 average monthly revenue of $2,010 implies an annualized run rate of approximately $24,120. At a typical home value of $154,370, the gross yield calculates to approximately 15.6% ($24,120 divided by $154,370). This figure is before operating expenses, property management fees, taxes, and vacancy adjustments, which are substantial in practice; it reflects the unusually low entry cost for the McAlester market relative to rental income potential. The investability score of 98.93 out of 100 captures this cost-to-income dynamic.
By tier, the entire-home ADR of $164/night is a $3 premium above the market-wide $161. House-type listings generated $2,150/month in April 2026, the highest of the sub-categories. Apartment-type listings generated $1,560/month. Entire-place listings as a whole averaged $2,050/month.
The luxury tier commanded $318/night, a $157 or 98% premium above the market average. Professionally managed listings averaged $181/night, a $20 or 12.6% premium above the $161 market rate.
Annual average revenue climbed from $1,435/month in 2017 to a peak of $2,358/month in 2021, then retreated as post-pandemic pricing normalized. Revenue has stabilized in the $2,021 to $2,160 range from 2023 through 2025, with a modest uptick from 2023 ($2,021) to 2025 ($2,160).
The median list price for McAlester area homes was $231,000 in April 2026, with 178 homes for sale and a median of 66 days to pending, indicating a moderately active resale market. The typical home value of $154,370 suggests a significant gap between listed prices and transaction values, which investors should investigate locally.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
In April 2026, the average booking lead time for McAlester STRs was 42.9 days, meaning guests typically reserve just over six weeks before their arrival date. Average length of stay was 3.8 nights.
A 42.9-day lead time is somewhat longer than many comparable regional markets, suggesting guests plan ahead, likely due to strong event-driven demand around the Italian Festival in late May and the summer lake and outdoor recreation season. Operators should hold rates during the 30-to-45-day pre-arrival window and consider higher pricing further in advance for known event weekends in May, June, and July.
A 3.8-night average stay is shorter than the national STR average and reflects the mix of weekend event travelers and short leisure trips typical of regional drive markets. This higher turnover rate increases cleaning frequency; pricing that accounts for cleaning fees on shorter stays helps protect per-night margins.
Combined, the 42.9-day lead time and 3.8-night average stay point to the 30-to-45-day pre-arrival window as the primary pricing leverage zone, with special attention to festival and event weekends.
Short-Term Rental Regulations
McAlester, OK has no identified short-term rental-specific ordinance as of mid-2026. Oklahoma does not impose a statewide STR license requirement, and McAlester has not established dedicated STR permitting or registration. In practice, STRs operate under general city business, zoning, and nuisance rules administered by the City’s Planning & Zoning Division, and are subject to any HOA or deed restrictions on individual properties.
On taxes, Oklahoma applies a 4.5% state sales tax to lodging, which Airbnb and VRBO collect and remit for platform bookings. McAlester levies a local hotel/motel lodging tax reported at 6.0% as of 2020. A proposal to raise the rate to 8% was advanced toward a public vote, but the final election outcome was not confirmed in available sources. Investors should verify the current local rate directly with the Oklahoma Tax Commission and the McAlester City Clerk before listing.
No max-nights cap, owner-occupancy requirement, or primary-residence requirement was found. Enforcement is rated minimal. No permit cost data is published for the city.
Investors should confirm current requirements directly with the City of McAlester Planning & Zoning Division and review any HOA covenants before purchasing. The absence of a formal STR ordinance means regulatory risk is lower than in many urban markets, though local posture can change with city council action.
Market Comparison
McAlester’s April 2026 occupancy of 45.5% falls below the approximate U.S. STR median of 55%, reflecting the event- and season-driven character of a small regional market in southeastern Oklahoma. ADR at $161 is below the U.S. STR median of approximately $220, consistent with a rural drive-market city with lower accommodation costs.
RevPAR at $73.21 is below the baseline implied by U.S. median occupancy and local ADR: at 55% occupancy and $161 ADR, implied RevPAR would be $88.55. McAlester’s lower occupancy (45.5%) accounts for the gap. The offset is the area’s low acquisition cost: at $154,370 typical home value, the gross yield at current revenue levels is approximately 15.6%.
The overall market score of 88.74 and investability of 98.93 are notably high, driven by favorable cost-to-income ratios rather than occupancy or volume leadership. Revenue growth scores 69.9 out of 100.
Among active property managers, Evolve leads with 224 listings and 8,318 reviews (rating 4.79). LakeStay Vacation holds 90 listings with 2,156 reviews (rating 4.87). Stevens Realty manages 50 listings (1,625 reviews, 4.09 rating). Ryan Busse operates 40 listings (1,107 reviews, 4.76 rating). Willow Springs Marina and Resort holds 39 listings (1,806 reviews, 4.81 rating). The top five together account for 443 of approximately 5,946 tracked listings (7.4%), indicating a market largely driven by independent operators.
Frequently Asked Questions About Mcalester, Oklahoma
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