Port Aransas carries 2,399 active STR listings with July occupancy hitting 60% and median annual revenue near $47,000.
Market Overview
Port Aransas is a barrier island destination on the Texas Gulf Coast serving roughly 1.1 million visitors per year despite a permanent population of only 2,904. The short-term rental market has grown substantially over the past five years, with active listings rising from 1,290 in 2021 to 2,399 as of February 2026, an 86% increase in supply. That supply growth has compressed average occupancy from 47.9% in 2021 down to 34.5% across all of 2025. The average daily rate has moved in the opposite direction, climbing from $325 in 2021 to $431 in 2025 as owners raised prices to defend revenue per booking. The net effect is average annual revenue of approximately $4,760 per listing in 2025, down from a peak of $6,479 in 2021 but recovering from the 2024 trough of $4,073. The market’s 24% average occupancy in February 2026 is consistent with the historical off-season pattern; the data shows February as a shoulder month, not a representative full-year number. With nearly 2,400 competing listings, Port Aransas rewards properties that stand out on amenities, location, or property size rather than those relying on market-level demand alone.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue | Active Listings |
|---|---|---|---|---|
| Jan | 25% | $341 | $2,773 | 1,871 |
| Feb | 35% | $320 | $3,651 | 1,888 |
| Mar | 43% | $389 | $5,825 | 1,618 |
| Apr | 37% | $342 | $4,436 | 1,639 |
| May | 42% | $385 | $5,657 | 1,586 |
| Jun | 55% | $429 | $8,196 | 1,701 |
| Jul | 52% | $440 | $8,998 | 1,865 |
| Aug | 47% | $405 | $6,513 | 1,855 |
| Sep | 41% | $355 | $4,633 | 1,866 |
| Oct | 34% | $344 | $3,791 | 1,827 |
| Nov | 31% | $351 | $3,438 | 1,850 |
| Dec | 26% | $362 | $3,144 | 1,867 |
Port Aransas follows a sharply defined beach-season calendar. July is the strongest month in the dataset, averaging 51.6% occupancy and $440 ADR across all years, producing $8,998 in average monthly revenue. June is the second strongest at 55% occupancy and $429 ADR, averaging $8,196 in revenue. March and May both perform solidly at 42-43% occupancy and $385-$389 ADR, driven by spring break traffic and early summer arrivals. August softens slightly from July, averaging 46.8% occupancy and $405 ADR, still generating $6,513 in average monthly revenue. September begins a gradual pullback to 40.8% occupancy and $355 ADR before October drops to 34.2%. November through February represents the true off-season: occupancy falls to a range of 25-35%, ADR drops to $320-$362, and monthly average revenue sits between $2,773 and $3,651. The ADR differential between peak and off-season is narrower than the occupancy differential, meaning pricing strategy matters less than simply capturing the summer demand window. Owners who block off personal use during June and July give up the two highest-revenue months in the calendar. The 2025 data shows July at 60% occupancy and $519 ADR, generating $9,946 in average monthly revenue, the strongest single month in the five-year dataset.
Revenue Breakdown
| Metric | 25th Pctile | Median | 75th Pctile | 90th Pctile |
|---|---|---|---|---|
| Revenue/mo | $923 | $1,942 | $3,524 | $5,541 |
| ADR | $238 | $338 | $479 | $687 |
| Occupancy | 11% | 19% | 34% | 50% |
Using the February 2026 snapshot as the current market baseline, the revenue distribution across 2,399 listings is wide. The 25th percentile property earned $923 that month, the median property $1,942, the 75th percentile $3,524, and the 90th percentile $5,541. In peak season (July 2025), those same percentile bands shift dramatically: p25 at $4,456, median at $7,688, p75 at $13,179, and p90 at $20,342. For annual planning purposes, the median-performing listing in 2025 generated roughly $4,760 in average monthly revenue when averaged across all twelve months. Properties at the 75th percentile averaged noticeably higher, particularly in summer, suggesting that property size, amenities such as private pools or direct beach access, and proximity to the waterfront are the primary drivers of above-median performance. The gap between the median and 90th percentile is large enough that portfolio investors should underwrite based on p50 assumptions and treat any p75-p90 performance as upside.
Investment Analysis
Revenue Trend
RevPAR & ADR Trend
| Date | Revenue | RevPAR | ADR |
|---|---|---|---|
| Mar 2021 | $7,639 | $246 | $337 |
| Apr 2021 | $6,434 | $215 | $337 |
| May 2021 | $6,871 | $222 | $333 |
| Jun 2021 | $8,336 | $278 | $351 |
| Jul 2021 | $8,054 | $260 | $372 |
| Aug 2021 | $8,048 | $260 | $342 |
| Sep 2021 | $6,210 | $207 | $319 |
| Oct 2021 | $4,968 | $160 | $314 |
| Nov 2021 | $4,366 | $146 | $272 |
| Dec 2021 | $3,864 | $125 | $275 |
| Jan 2022 | $3,490 | $113 | $273 |
| Feb 2022 | $3,932 | $140 | $284 |
| Mar 2022 | $6,313 | $204 | $349 |
| Apr 2022 | $4,987 | $166 | $328 |
| May 2022 | $6,375 | $206 | $353 |
| Jun 2022 | $8,617 | $287 | $378 |
| Jul 2022 | $8,548 | $276 | $394 |
| Aug 2022 | $6,650 | $215 | $361 |
| Sep 2022 | $5,585 | $186 | $320 |
| Oct 2022 | $4,580 | $148 | $289 |
| Nov 2022 | $4,046 | $135 | $290 |
| Dec 2022 | $3,854 | $124 | $289 |
| Jan 2023 | $3,136 | $101 | $271 |
| Feb 2023 | $3,902 | $139 | $261 |
| Mar 2023 | $5,776 | $186 | $374 |
| Apr 2023 | $4,628 | $154 | $315 |
| May 2023 | $5,503 | $178 | $324 |
| Jun 2023 | $8,982 | $299 | $377 |
| Jul 2023 | $10,695 | $345 | $422 |
| Aug 2023 | $7,062 | $228 | $351 |
| Sep 2023 | $4,740 | $158 | $319 |
| Oct 2023 | $2,698 | $87 | $325 |
| Nov 2023 | $2,735 | $91 | $392 |
| Dec 2023 | $2,458 | $79 | $435 |
| Jan 2024 | $2,531 | $82 | $403 |
| Feb 2024 | $4,114 | $142 | $330 |
| Mar 2024 | $4,236 | $137 | $427 |
| Apr 2024 | $2,728 | $91 | $347 |
| May 2024 | $4,626 | $149 | $450 |
| Jun 2024 | $6,682 | $223 | $511 |
| Jul 2024 | $7,749 | $250 | $493 |
| Aug 2024 | $5,001 | $161 | $486 |
| Sep 2024 | $3,077 | $103 | $414 |
| Oct 2024 | $2,987 | $96 | $377 |
| Nov 2024 | $2,612 | $87 | $370 |
| Dec 2024 | $2,539 | $82 | $378 |
| Jan 2025 | $2,184 | $71 | $337 |
| Feb 2025 | $3,627 | $130 | $315 |
| Mar 2025 | $5,159 | $166 | $458 |
| Apr 2025 | $3,404 | $114 | $383 |
| May 2025 | $4,913 | $159 | $465 |
| Jun 2025 | $8,362 | $279 | $530 |
| Jul 2025 | $9,946 | $321 | $519 |
| Aug 2025 | $5,805 | $187 | $484 |
| Sep 2025 | $3,555 | $119 | $403 |
| Oct 2025 | $3,722 | $120 | $415 |
| Nov 2025 | $3,431 | $114 | $433 |
| Dec 2025 | $3,006 | $97 | $434 |
| Jan 2026 | $2,523 | $81 | $423 |
| Feb 2026 | $2,682 | $96 | $409 |
Occupancy vs Supply
| Date | Occupancy | Active Listings |
|---|---|---|
| Mar 2021 | 52% | 988 |
| Jun 2021 | 58% | 1,275 |
| Sep 2021 | 55% | 1,383 |
| Dec 2021 | 36% | 1,412 |
| Mar 2022 | 47% | 1,454 |
| Jun 2022 | 55% | 1,665 |
| Sep 2022 | 46% | 1,731 |
| Dec 2022 | 32% | 1,716 |
| Mar 2023 | 45% | 1,730 |
| Jun 2023 | 68% | 1,740 |
| Sep 2023 | 46% | 1,625 |
| Dec 2023 | 19% | 1,607 |
| Mar 2024 | 33% | 1,601 |
| Jun 2024 | 42% | 1,290 |
| Sep 2024 | 27% | 2,127 |
| Dec 2024 | 22% | 2,204 |
| Mar 2025 | 37% | 2,319 |
| Jun 2025 | 52% | 2,533 |
| Sep 2025 | 30% | 2,463 |
| Dec 2025 | 22% | 2,394 |
The typical Port Aransas home is valued at approximately $555,708 according to Zillow data, though STR-suitable beachfront or canal-front properties frequently trade above that figure. With the 50th percentile listing generating roughly $3,500 to $3,999 per month in peak season (July median: $7,688) and under $2,000 per month in the off-season (January median: $1,189), annual gross revenue for a median-performing property runs in the range of $40,000 to $50,000. Top-quartile properties (p75) reached $13,179 in July 2025 and averaged $4,248 to $6,860 per month across spring and summer. The 90th percentile in July 2025 hit $20,342, but these outliers represent the top 10% of listings by size or location. At a $555,000 entry price and $47,000 in gross revenue, the gross yield before expenses is approximately 8.5%. After platform fees (typically 15-20%), cleaning, taxes (now 9% city occupancy tax plus state hotel tax), maintenance, and insurance, net operating income will typically be lower. Investors should model conservatively, given that occupancy has trended down 13 percentage points over four years as supply expanded. The primary risk factor is continued supply growth: the market added roughly 600 listings between 2021 and 2026 with no sign of regulatory caps on new permits.
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| Date | Typical Home Value |
|---|---|
| Mar 2021 | $533,513 |
| Mar 2022 | $788,967 |
| Dec 2022 | $829,660 |
| Sep 2023 | $825,992 |
| Jun 2024 | $803,676 |
| Mar 2025 | $756,042 |
Booking Insights
Port Aransas guests book with an average lead time of 44 days before arrival, though the median lead time is only 20 days, indicating that roughly half of all bookings come in within three weeks of the stay. This compressed booking window has important implications for pricing strategy: holding out for higher rates on unreserved dates more than 45 days out carries meaningful vacancy risk. The average length of stay is 5.6 days, but the median is only 3 days, meaning the distribution is skewed by a subset of week-long or longer bookings. The practical interpretation is that the majority of guests are booking long weekends or short getaways rather than full-week stays. Properties with a 3-night minimum will capture most of the demand distribution; a 7-night minimum during peak summer weeks may reduce overall bookings without proportionally increasing revenue. During the highest-demand weeks in June and July, owners can raise minimums without significant booking risk, but in shoulder months (April, September, October), flexibility on length of stay will help maintain occupancy.
Short-Term Rental Regulations
Port Aransas has an active short-term rental permit program. Any property rented for fewer than 30 consecutive days must obtain a permit from the City of Port Aransas before listing. Permits must be renewed annually by December 31 each year; failure to renew can result in penalties or permit revocation. Properties must meet safety requirements including functional smoke detectors and fire extinguishers. Starting January 1, 2026, the city increased its hotel and motel occupancy tax rate from 7% to 9%. This city tax applies on top of Texas state hotel occupancy tax (currently 6%), bringing total occupancy tax exposure to 15% of gross rental revenue. Both Airbnb and VRBO collect and remit state hotel tax on behalf of hosts in Texas, but the city tax remittance responsibility may fall on the property owner depending on the platform agreement in place at the time of the booking. Owners should verify their remittance obligations directly with the City of Port Aransas finance office. Zoning compliance is also required; not all residential parcels in Port Aransas are eligible for STR permits. Prospective buyers should confirm STR eligibility for a specific parcel before closing.
Market Comparison
Port Aransas competes within the Texas Gulf Coast beach market alongside South Padre Island and Galveston. Its occupancy profile of 34.5% in 2025 is lower than typical inland Texas markets such as Austin (which ran closer to 50-55% in recent years) but is consistent with beach markets that experience heavy seasonal concentration. The ADR of $431 in 2025 is above the national STR average of roughly $175-$200 for the same period, reflecting the premium guests pay for beachfront and Gulf Coast access. RevPAR in Port Aransas averaged approximately $120-$160 per month in non-summer months and exceeded $320 in July 2025, which is competitive with comparable Gulf Coast destinations. The primary distinction is supply density: with 2,399 listings serving a town of 2,904 permanent residents, Port Aransas has one of the highest STR-to-resident ratios of any Texas market, which structurally limits how high occupancy can climb unless visitor volume grows faster than listing supply.
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