Wimberley draws 600,000 annual visitors but occupancy has declined from 66% to 30% since 2021 as supply doubled.
Market Overview
Wimberley is a Texas Hill Country short-term rental market with 635 active listings as of February 2026. The market sits in Hays County, about 35 miles southwest of Austin, and draws roughly 600,000 visitors per year to a town of approximately 3,400 permanent residents. That visitor-to-resident ratio is exceptionally high and has historically supported strong STR demand.
The market peaked in 2021 with average annual occupancy of 66.2% and average daily rates around $252. Since then, the picture has shifted considerably. Supply expanded from 494 listings in 2021 to 653 in 2025, a 32% increase in active inventory. Occupancy responded by compressing: it averaged 36.3% in 2024 and 37.0% in 2025. Average revenue per listing fell from $6,084 per month in 2021 to $3,778 per month in 2025.
The offsetting factor is ADR growth. Average daily rates climbed from $252 in 2021 to $327 in 2025, a 30% increase over four years. Higher nightly rates have partially cushioned the revenue decline, but they have not fully offset the occupancy drop. The market in 2026 year-to-date shows further compression, with February 2026 occupancy at 30% and monthly average revenue at $2,459.
Wimberley is a leisure-driven market. The Blanco River, Jacobs Well, the Blue Hole, and a concentration of Hill Country vineyards and art galleries generate most of the demand. There is minimal corporate or business travel. That makes this a weekend and seasonal market where spring, summer, and fall drive the bulk of annual bookings.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue | Active Listings |
|---|---|---|---|---|
| Jan | 35% | $269 | $2,999 | 592 |
| Feb | 38% | $266 | $2,963 | 592 |
| Mar | 55% | $272 | $4,968 | 553 |
| Apr | 52% | $276 | $4,483 | 556 |
| May | 51% | $285 | $4,834 | 539 |
| Jun | 55% | $293 | $5,392 | 569 |
| Jul | 58% | $291 | $5,800 | 596 |
| Aug | 48% | $286 | $4,734 | 596 |
| Sep | 44% | $277 | $4,052 | 597 |
| Oct | 49% | $278 | $4,346 | 578 |
| Nov | 47% | $281 | $4,091 | 584 |
| Dec | 44% | $282 | $4,044 | 591 |
Wimberley follows a clear seasonal curve driven by outdoor recreation and Texas school calendars. The data covers five full years of monthly averages.
Spring (March through May) is the strongest sustained period. March averages 55.2% occupancy at $272 ADR and $4,968 monthly revenue. April runs close at 51.8% occupancy and $4,483 revenue. May holds at 50.6% and $4,834. Spring break, wildflower season, and the onset of Hill Country wine touring all pull visitors into the area.
Summer peaks in June and July. July is the single highest-occupancy month at 57.6% and the highest revenue month at $5,800 average. June is nearly as strong at 54.6% occupancy and $5,392 revenue. ADR in summer runs $291-$293, reflecting increased demand without large rate premiums over shoulder periods. This is a volume-driven peak rather than a pure pricing peak.
Fall (September through November) shows moderate but steady performance. September averages 43.6% occupancy at $4,052 revenue. October improves to 48.6% at $4,346. November holds at 47.0% at $4,091. Fall foliage, the Wimberley Market Days, and continued Hill Country tourism sustain demand.
Winter is the weakest period. December averages 44.4% occupancy and $4,044 revenue, still supported by holiday travel. January and February are the softest months of the year at 34.6% and 37.6% occupancy respectively, with revenues dropping to $2,999 and $2,963. Operators should plan for significant revenue reduction in January and February and price accordingly to maintain some occupancy rather than holding rates high on empty nights.
Revenue Breakdown
| Metric | 25th Pctile | Median | 75th Pctile | 90th Pctile |
|---|---|---|---|---|
| Revenue/mo | $952 | $1,773 | $3,108 | $5,446 |
| ADR | $176 | $231 | $337 | $580 |
| Occupancy | 14% | 26% | 43% | 57% |
Revenue distribution across Wimberley listings shows wide variation between the median and top performers. Based on the most recent monthly data (February 2026) and seasonal averages:
The bottom quartile (p25) earned approximately $952 in February and averages around $2,500-$3,000 per month in shoulder seasons. These are likely lower-quality listings, properties with poor reviews, or hosts with weak pricing strategies.
The median performer (p50) earned $1,773 in February and approximately $3,778 per month on an annual average basis in 2025. This represents a realistic baseline expectation for a competently managed, mid-tier property.
The top quartile (p75) reached $3,108 in February and averages near $4,400-$4,800 in peak months. These properties likely have standout amenities, consistent 5-star reviews, or preferred locations near the Blanco River or Jacobs Well.
The top decile (p90) hit $5,446 in peak months. Annualized, top-decile properties can approach $50,000-$60,000 in gross revenue. These are the exception, not the baseline.
ADR percentiles tell a similar story: p25 is $176, median is $231, p75 is $337, and p90 is $580 per night. The $580 p90 ADR reflects premium properties with unique features commanding luxury pricing.
Investment Analysis
Revenue Trend
RevPAR & ADR Trend
| Date | Revenue | RevPAR | ADR |
|---|---|---|---|
| Mar 2021 | $6,582 | $212 | $256 |
| Apr 2021 | $6,154 | $205 | $258 |
| May 2021 | $6,481 | $209 | $256 |
| Jun 2021 | $6,435 | $215 | $258 |
| Jul 2021 | $6,979 | $225 | $255 |
| Aug 2021 | $6,450 | $208 | $252 |
| Sep 2021 | $5,640 | $188 | $247 |
| Oct 2021 | $5,814 | $188 | $251 |
| Nov 2021 | $5,203 | $173 | $244 |
| Dec 2021 | $5,107 | $165 | $238 |
| Jan 2022 | $4,007 | $129 | $233 |
| Feb 2022 | $3,764 | $134 | $228 |
| Mar 2022 | $5,275 | $170 | $236 |
| Apr 2022 | $4,813 | $160 | $242 |
| May 2022 | $5,327 | $172 | $256 |
| Jun 2022 | $6,270 | $209 | $257 |
| Jul 2022 | $6,693 | $216 | $259 |
| Aug 2022 | $5,289 | $171 | $254 |
| Sep 2022 | $5,264 | $176 | $256 |
| Oct 2022 | $5,140 | $166 | $248 |
| Nov 2022 | $4,826 | $161 | $251 |
| Dec 2022 | $4,879 | $157 | $252 |
| Jan 2023 | $3,741 | $121 | $240 |
| Feb 2023 | $3,865 | $138 | $242 |
| Mar 2023 | $5,064 | $163 | $263 |
| Apr 2023 | $4,495 | $150 | $255 |
| May 2023 | $4,680 | $151 | $264 |
| Jun 2023 | $5,519 | $184 | $261 |
| Jul 2023 | $5,775 | $186 | $262 |
| Aug 2023 | $4,356 | $141 | $260 |
| Sep 2023 | $3,507 | $117 | $255 |
| Oct 2023 | $3,297 | $106 | $253 |
| Nov 2023 | $2,857 | $95 | $264 |
| Dec 2023 | $2,682 | $87 | $269 |
| Jan 2024 | $2,106 | $68 | $267 |
| Feb 2024 | $2,089 | $72 | $261 |
| Mar 2024 | $3,512 | $113 | $288 |
| Apr 2024 | $3,407 | $114 | $307 |
| May 2024 | $3,659 | $118 | $304 |
| Jun 2024 | $4,058 | $135 | $330 |
| Jul 2024 | $4,586 | $148 | $331 |
| Aug 2024 | $3,614 | $117 | $321 |
| Sep 2024 | $2,920 | $97 | $304 |
| Oct 2024 | $3,674 | $119 | $308 |
| Nov 2024 | $3,553 | $118 | $314 |
| Dec 2024 | $3,676 | $119 | $319 |
| Jan 2025 | $2,488 | $80 | $283 |
| Feb 2025 | $2,639 | $94 | $291 |
| Mar 2025 | $4,406 | $142 | $316 |
| Apr 2025 | $3,544 | $118 | $318 |
| May 2025 | $4,025 | $130 | $345 |
| Jun 2025 | $4,680 | $156 | $359 |
| Jul 2025 | $4,965 | $160 | $349 |
| Aug 2025 | $3,962 | $128 | $343 |
| Sep 2025 | $2,929 | $98 | $325 |
| Oct 2025 | $3,804 | $123 | $330 |
| Nov 2025 | $4,016 | $134 | $332 |
| Dec 2025 | $3,877 | $125 | $332 |
| Jan 2026 | $2,655 | $86 | $322 |
| Feb 2026 | $2,459 | $88 | $308 |
Occupancy vs Supply
| Date | Occupancy | Active Listings |
|---|---|---|
| Mar 2021 | 71% | 443 |
| Jun 2021 | 69% | 498 |
| Sep 2021 | 61% | 506 |
| Dec 2021 | 60% | 516 |
| Mar 2022 | 64% | 523 |
| Jun 2022 | 66% | 620 |
| Sep 2022 | 51% | 615 |
| Dec 2022 | 55% | 613 |
| Mar 2023 | 59% | 607 |
| Jun 2023 | 59% | 601 |
| Sep 2023 | 43% | 594 |
| Dec 2023 | 33% | 548 |
| Mar 2024 | 38% | 529 |
| Jun 2024 | 39% | 452 |
| Sep 2024 | 32% | 604 |
| Dec 2024 | 38% | 642 |
| Mar 2025 | 44% | 663 |
| Jun 2025 | 40% | 674 |
| Sep 2025 | 31% | 668 |
| Dec 2025 | 36% | 636 |
Entry costs in Wimberley are substantial. Typical home values sit at approximately $573,930 based on housing market data, and for-sale inventory is thin at around 175 properties. Buyers competing in a low-inventory market often pay at or above list price.
At the median revenue level, a Wimberley STR generated roughly $3,778 per month ($45,336 annualized) in 2025. That figure is an average across all active listings including low performers. The top quartile (p75) earned $4,346 per month in seasonal shoulder periods and higher in peak months. Top-decile performers (p90) reached $5,446 per month in the best months.
On a $573,930 purchase with a 25% down payment ($143,483), the remaining $430,448 financed at 7% for 30 years produces a principal-and-interest payment of approximately $2,864 per month. A median-performing property at $3,778 gross revenue leaves limited margin after mortgage, HOT (13% of gross = $491), platform fees (typically 15-20%), insurance, utilities, maintenance, and management. Investors need to either purchase below the typical home value threshold, achieve above-median occupancy, or carry a significant down payment to reach positive cash flow at current occupancy rates.
Occupancy has been on a downward trend since 2021. Investors entering today should underwrite to current conditions (30-37% occupancy) rather than the 2021 peak. The market has more listings than it did during peak demand, which means differentiation on property quality, amenities, and pricing strategy matters more than it did three years ago. Properties with river access, private pools, or unique Hill Country settings consistently outperform the market average.
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| Date | Typical Home Value |
|---|---|
| Mar 2021 | $509,186 |
| Dec 2021 | $631,973 |
| Sep 2022 | $702,215 |
| Jun 2023 | $642,155 |
| Mar 2024 | $618,351 |
| Dec 2024 | $605,787 |
| Sep 2025 | $594,049 |
Booking Insights
Wimberley STR bookings show a short lead time profile with brief stays. Average booking lead time is 44.3 days and the median is 24 days. That median is telling: half of all bookings are made within 24 days of arrival, indicating many guests are spontaneous Hill Country travelers making decisions within a few weeks rather than planning far in advance.
Average length of stay is 2.4 nights and the median is 2 nights. This is a classic weekend-getaway market. Two-night minimum policies are common and appropriate. Very few guests extend to a week or longer, which means high monthly revenue requires a high volume of back-to-back bookings rather than fewer long stays.
The combination of short lead times and short stays has practical implications. Cleaning logistics need to handle frequent turnovers, typically every 2-3 days. Dynamic pricing tools that adjust rates in the 0-30 day window are particularly valuable here, since last-minute demand spikes (particularly before peak spring and summer weekends) can allow meaningful rate increases. Conversely, unsold nights within 7 days should be discounted to capture late-bookers rather than going dark.
For operators, the 44-day average lead time suggests that listing visibility in search results during the 30-60 day pre-arrival window is critical. Properties that rank well on Airbnb and Vrbo for weekend dates 1-6 weeks out capture the bulk of Wimberley’s booking volume.
Short-Term Rental Regulations
Wimberley has a defined regulatory framework for short-term rentals, established through Ordinance No. 2022-01. The requirements are meaningful and operators must account for them before listing.
Permit requirement: Property owners must obtain a Conditional Use Permit (CUP) from the city. This requires application submission, payment of fees, and final approval by City Council. The typical processing time is 45 to 60 days. This is not a simple registration; it is a discretionary approval process, meaning approval is not guaranteed. Zoning matters: certain areas of Wimberley may have restrictions that effectively preclude STR use, and prospective buyers should verify zoning compatibility before purchase.
Hotel Occupancy Tax: STR operators are required to collect and remit hotel occupancy tax on all stays. The combined rate is 13% (7% city rate plus 6% state rate). This tax is passed through to guests as a separate line item, but the legal obligation to collect and remit falls on the host. Major platforms like Airbnb and Vrbo typically collect and remit state and local HOT on behalf of hosts in Texas, but operators should confirm their platform’s remittance coverage and maintain records.
Operational compliance: Beyond the permit and tax requirements, STR operators in Wimberley should maintain adequate liability insurance, post emergency contact information as required, and adhere to any noise and occupancy limits that may be attached to the CUP. Violations can result in permit revocation.
Prospective investors should contact the City of Wimberley directly to confirm current ordinance status, fee schedules, and zoning maps before making a purchase decision, as local regulations can change.
Market Comparison
Wimberley is a niche leisure market and its metrics reflect that positioning relative to broader benchmarks.
Occupancy at 30-37% (current range) sits well below the national STR average of approximately 50-55% for active markets. The occupancy compression since 2021 has moved Wimberley from a high-performing leisure market to a more competitive, supply-heavy one. Markets like Fredericksburg, Texas (also Hill Country) have seen similar supply growth and occupancy compression over the same period.
ADR at $307-$327 (2025-2026 average) is strong relative to Texas secondary markets but below coastal resort destinations. The ADR growth trend (up 30% since 2021) is one of the few positive signals in the data; it suggests the market’s guests are willing to pay more per night even as the number of nights booked per property has fallen.
RevPAR (revenue per available room night) averaged $87.80 in February 2026 (median $63.30). This is a useful metric for comparing across markets regardless of pricing strategy. A RevPAR under $100 in a winter month is typical for seasonal leisure markets.
The 600,000 annual visitor figure against 635 active listings suggests roughly 946 visitors per available listing per year, or approximately 2.6 visitors per available night. Demand is present but spread across more supply than existed during the 2021-2022 boom. Investors entering the market today face a fundamentally different supply-demand balance than those who entered in 2020-2021.
Frequently Asked Questions About Wimberley, Texas
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