Medford, Oregon Short-Term Rental Market
Medford, OR STRs averaged $174/night at 45.7% occupancy in April 2026, with primary-residence licensing required to operate.
Quick Answer: Medford, Oregon is an active short-term rental market. average occupancy is 66%. average monthly revenue is $3,950. average daily rate is $232. the top operator is Vacasa with 372 listings. market score is 55/100 (grade C).
Market data reflects the Oregon Area regional market, which includes Medford. Regulations, taxes, and permit details below are specific to Medford.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
The Medford, OR short-term rental market covers 6,310 tracked listings in Jackson County, southern Oregon. With a population of 88,585, Medford is the primary urban hub of the Rogue Valley and the gateway to Crater Lake National Park, Southern Oregon wine country (150-plus regional wineries), and Rogue River recreation.
In April 2026, the market posted an average daily rate of $174, a 45.7% occupancy rate, and a $80 RevPAR. Year over year, occupancy declined 2.9 percentage points and revenue declined 3.1%, while ADR rose 3.5%, indicating rate-led stability against softening demand volume.
The 2025 full-year average was 52.9% occupancy and a $204 ADR, generating $3,002 in average monthly revenue per listing. Entire-place rentals account for 92.3% of inventory at 5,822 listings, with 480 private-room listings and 8 shared-room listings. The bedroom distribution shows 1-bedrooms leading at 2,382 units, followed by 2-bedrooms (1,591), 3-bedrooms (1,507), 4-bedrooms (564), and 5-bedroom-plus homes (259).
Channel mix shows 3,079 listings on Airbnb only, 2,725 on both Airbnb and VRBO, and 506 on VRBO only. Market scores include an investability rating of 69.2, a rental demand score of 67.4, a seasonality score of 77.2, and a total score of 55.4.
Typical home values in the Medford market stood at $410,269 as of April 2026, with a median sale price of $385,100 and a median list price of $443,330. Homes were averaging 21 days to pending and selling at approximately 86.9% of list price, with 369 active listings in inventory.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 42% | $186 | $2,249 |
| Feb | 48% | $184 | $2,202 |
| Mar | 50% | $175 | $2,339 |
| Apr | 48% | $162 | $2,109 |
| May | 55% | $173 | $2,379 |
| Jun | 66% | $197 | $3,314 |
| Jul | 69% | $202 | $3,799 |
| Aug | 64% | $200 | $3,514 |
| Sep | 54% | $183 | $2,666 |
| Oct | 50% | $167 | $2,322 |
| Nov | 46% | $163 | $1,973 |
| Dec | 48% | $192 | $2,499 |
Top Short-Term Rental Operators in Medford
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Vacasa | 372 | 27,196 | ★ 4.58 |
| 2 | Evolve | 123 | 5,400 | ★ 4.72 |
| 3 | The Official Collins Lake Resort | 89 | 360 | ★ 4.78 |
| 4 | Mt Hood Vacation Homes | 66 | 3,894 | ★ 4.52 |
| 5 | Arrived Vacation Rentals | 63 | 4,437 | ★ 4.75 |
What Kind of STR Should I Buy in Medford?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 2,382 |
| 2 bed | 1,591 |
| 3 bed | 1,507 |
| 4 bed | 564 |
| 5 bed | 259 |
ADR by Property Tier
| Entire Home | $240 |
| Luxury | $398 |
| Professionally Managed | $332 |
Revenue by Dwelling Type
| Apartment | $3,458 |
| Entire Place | $4,125 |
| House | $4,232 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 48.8% |
| vrbo | 8% |
| both | 43.2% |
Investment Analysis
April 2026 data shows a $174 average daily rate, 45.7% occupancy, and $2,220 average monthly revenue per listing. Using the 2025 annual average revenues of $3,002 per month, the annualized gross is approximately $36,024. With a typical home value of $410,269, the implied gross revenue yield for an owner-operator is approximately 8.8% before expenses, taxes, and operating costs.
A critical investment constraint: Medford requires all STR operators to use the rental unit as their primary residence. Non-owner-occupied investment properties do not qualify under current regulations. The yield calculation above applies strictly to owner-operators who can meet the primary-residence requirement.
By property type, house listings averaged $2,357 per month in April 2026, entire-place listings $2,307, and apartment-type listings $1,920. The luxury ADR tier reached $311 per night against the market average of $174, a 79% premium. Professionally managed properties averaged $240 per night, 38% above the market average. The entire-home tier averaged $181 per night.
Annual occupancy has declined from 65.0% in 2021 to 52.9% in 2025, a post-peak normalization of 12 percentage points. ADR grew from $185 in 2021 to $204 in 2025, partially offsetting the occupancy loss. Revenue per listing averaged $3,002 per month in 2025, a 5.6% increase from 2024’s $2,842.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
The Medford market shows an average booking lead time of 39.4 days (roughly 5 to 6 weeks) and an average length of stay of 3.69 nights. The 5- to 6-week lead time is consistent with a regional travel market where guests plan ahead but not as far in advance as major destination resort areas.
The 3.69-night average stay reflects a mix of leisure travelers exploring Crater Lake and wine country, and business travelers transiting the Rogue Valley. Operators can use a 3-night minimum during peak summer months (June through August) without significant occupancy impact given the 63% to 69% occupancy those months sustain.
ADR varies from $162 in April to $202 in July, a 25% seasonal spread, making seasonal rate management meaningful. Raising rates for the summer window and reducing for the November through January period aligns with this market’s demand curve. Updating pricing 5 to 6 weeks before the target date optimizes exposure within the market’s typical booking horizon.
Short-Term Rental Regulations
Short-term rentals in Medford require an annual Vacation/Short-Term Rental business license from the City Building Department at approximately $200 per year, renewed by July 1. The defining constraint: the rental unit must be the operator’s primary residence and located in a zone that permits STRs. Non-owner-occupied investment properties are not eligible.
The application requires proof of ownership, a floor-plan sketch, neighbor notification within 250 feet of the property, proof of at least $1,000,000 in liability insurance, and proof of Oregon state registration for transient lodging tax. Stays of 27 days or fewer are classified as transient lodging and are taxable. Rentals of fewer than 10 consecutive hours are prohibited.
The current city transient lodging tax is 11%. Medford voters approved Measure 15-238 in November 2025, raising the authorized tax cap from 11% to 13%; however, the increase is not yet in effect as of mid-2026. The city plans to implement a 12% rate once a downtown development deal is finalized, with 13% applied later if needed. Operators should budget at the current 11% city rate plus the Oregon state lodging tax (approximately 1.5%), for a combined rate of approximately 12.5% at current levels.
Operating without a license can draw fines reported in the $500 to $1,000 per day range. Enforcement is rated moderate. Operators should verify current zoning eligibility with the Medford Planning Department before applying.
Market Comparison
Medford’s April 2026 ADR of $174 is slightly below the U.S. STR median ADR of approximately $220. April occupancy of 45.7% also trails the U.S. median of approximately 55%, reflecting a shoulder month in an inland market. The 2025 annual average occupancy of 52.9% and ADR of $204 are near national medians.
Revenue declined 3.1% year over year in April 2026, with occupancy down 2.9 percentage points, though ADR improved 3.5%. Annual revenue of $3,002 per month in 2025 was a 5.6% improvement over 2024’s $2,842.
Vacasa leads the professional management landscape with 372 listings (5.9% of the 6,310-listing market) and 27,196 reviews at a 4.58 average rating. Evolve manages 123 listings (1.9%, 4.72 rating), and The Official Collins Lake Resort holds 89 listings (1.4%, 4.78 rating). Mt Hood Vacation Homes manages 66 listings (1.0%, 4.52 rating), and Arrived Vacation Rentals holds 63 listings (1.0%, 4.75 rating). The top five account for 713 listings or 11.3% of market inventory.
Frequently Asked Questions About Medford, Oregon
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