Charlottesville, Virginia Short-Term Rental Market
Charlottesville STRs averaged $255/night at 47.4% occupancy in April 2026, with October driving peak revenue of $3,858 per listing.
Quick Answer: Charlottesville, Virginia is an active short-term rental market. average occupancy is 46%. average monthly revenue is $3,568. average daily rate is $265. the top operator is Wintergreen Resort with 219 listings. market score is 92/100 (grade A).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Charlottesville, VA is a mid-size short-term rental market anchored by the University of Virginia, Monticello, and the Monticello Wine Trail. As of April 2026, the market held approximately 3,112 active listings across all bedroom sizes, with a $255 average daily rate (ADR) and 47.4% occupancy, generating a RevPAR of $121.03. Year-over-year, occupancy declined 2.7 percentage points while ADR rose 2.8%, resulting in a net revenue gain of 3.8% compared to April 2025.
Entire-place listings dominate at 2,898 units (93% of the market), with private rooms numbering 217 and shared rooms just 1. By bedroom count, one-bedroom properties lead at 1,066, followed by two-bedroom (783), three-bedroom (630), four-bedroom (357), and five-bedroom (276) listings. The bedroom distribution skews toward larger properties relative to the market size, reflecting demand from wine-country retreats and mountain cabin guests.
Platform distribution shows a near-even split between Airbnb-only (1,412) and dual-channel (1,508 on both Airbnb and VRBO), with 196 VRBO-only listings. The market’s overall score of 91.6 out of 100 is high, driven by seasonality (90.8) and revenue growth (77.3), with rental demand (75.7) and investability (70.9) at more moderate levels. Annual visitor spending for the Charlottesville and Albemarle region reached $989.8 million in 2024 per the Virginia Tourism Corporation, supporting 7,172 jobs.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 43% | $236 | $2,891 |
| Feb | 48% | $239 | $2,889 |
| Mar | 43% | $207 | $2,558 |
| Apr | 51% | $217 | $2,963 |
| May | 51% | $240 | $3,150 |
| Jun | 51% | $226 | $3,182 |
| Jul | 57% | $214 | $3,349 |
| Aug | 57% | $215 | $3,315 |
| Sep | 51% | $216 | $2,937 |
| Oct | 58% | $243 | $3,859 |
| Nov | 49% | $236 | $3,178 |
| Dec | 44% | $227 | $2,834 |
Top Short-Term Rental Operators in Charlottesville
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Wintergreen Resort | 219 | 187 | ★ 4.62 |
| 2 | Evolve | 90 | 5,297 | ★ 4.80 |
| 3 | Be Still Getaways | 76 | 2,924 | ★ 4.88 |
| 4 | Lydia Mountain Lodge and Log Cabin | 63 | 1,406 | ★ 4.76 |
| 5 | Guesthouses | 58 | 2,507 | ★ 4.89 |
What Kind of STR Should I Buy in Charlottesville?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,066 |
| 2 bed | 783 |
| 3 bed | 630 |
| 4 bed | 357 |
| 5 bed | 276 |
ADR by Property Tier
| Entire Home | $277 |
| Luxury | $542 |
| Professionally Managed | $297 |
Revenue by Dwelling Type
| Apartment | $2,086 |
| Entire Place | $3,688 |
| House | $4,268 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 45.3% |
| vrbo | 6.3% |
| both | 48.4% |
Investment Analysis
Charlottesville presents a higher-rate, lower-occupancy investment profile compared to most Southeastern STR markets. At an average monthly revenue of $3,297 per listing in April 2026 and a typical home value of $522,850, the implied gross rental yield is approximately 7.6% annualized ($39,560 projected annual revenue divided by $522,850 acquisition cost), before expenses, management fees, and vacancies.
Tier comparisons show substantial rate differentiation. The luxury ADR tier averaged $495.12 per night, nearly double the entire-home average of $266.50 and 94% above the all-listings average of $255.44. Professionally managed listings averaged $286.02, a 12% premium over the market average. Houses generate the highest average monthly revenue at $3,912, versus $3,414 for entire-place listings broadly and $2,040 for apartments.
The multi-year revenue trend shows peak earnings in 2021 ($3,846 annual average) followed by a correction to $3,230 in 2023, and a partial recovery to $3,413 in 2025. The housing market is competitive: median sale price is $471,817 with only 357 active for-sale listings and homes going under contract in a median of 12 days. The sale-to-list ratio of 0.907 indicates buyers are paying below asking on average.
Critical caveat: within Charlottesville city limits, the Homestay ordinance requires owner-occupancy as a primary residence (at least 185 days per year). This effectively limits city-based STR operation to owner-occupiers and excludes non-resident investment operators. Properties in Albemarle County surrounding the city operate under different, less restrictive county rules.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Charlottesville STR guests book an average of 64 days in advance as of April 2026, the longest booking window among this batch of markets. This reflects the nature of Charlottesville’s demand: wine country weekends, UVA events, and mountain getaways are typically planned well ahead of arrival. A 64-day lead time gives operators roughly nine weeks of forward visibility on bookings, enabling dynamic pricing adjustments and early detection of slow periods.
The average length of stay is 3.2 nights, slightly shorter than Charlotte’s 4.2 nights, which is consistent with a market where weekend leisure trips (2-3 nights) dominate over extended relocations or work-from-anywhere stays. The combination of long lead time and moderate stay length means operators can hold firm on pricing in the booking window without losing demand, since Charlottesville guests plan ahead and are less likely to be last-minute bargain hunters. Minimum-stay policies of 2-3 nights are well-suited to this market, reducing single-night gaps while matching typical guest itineraries.
Short-Term Rental Regulations
Charlottesville regulates short-term rentals through a Homestay framework that imposes meaningful operator requirements. A Homestay Accessory Use Permit is required, obtained through the City’s Permit Portal at a cost of $100 per year. Permits are valid through December 31 and must be renewed annually. Beginning in 2026, permits must be approved by March 1.
The defining restriction is owner-occupancy. The property must be the operator’s permanent residence, occupied for at least 185 days per calendar year. This effectively bars non-resident investors from operating STRs within the city limits. No more than six adult overnight guests per lot per night are permitted, and off-street parking must be provided. Permits are valid only in specified residential zoning districts: R-A, RN-A, R-B, R-C, RX-3, and RX-5.
The transient occupancy tax rate is 9% on the total amount paid for stays under 30 consecutive days. Airbnb has collected and remitted this tax on behalf of hosts since October 2022. Virginia state sales tax (5.3%) applies in addition. Enforcement is strict: three or more substantiated complaints within a calendar year can result in permit revocation, and a revoked operator is ineligible for a permit for the remainder of that year plus one additional full year. Safety requirements including smoke detectors, carbon monoxide detectors, fire extinguishers, and Virginia Uniform Building Code compliance are mandatory.
Investors should note that Albemarle County, which surrounds the city, has different and generally less restrictive STR rules. Properties outside the city limits may offer more operational flexibility.
Market Comparison
Charlottesville’s 47.4% occupancy in April 2026 falls below the approximate U.S. STR median of 55%, but its $255 ADR significantly exceeds the approximate national median of $220. The market is a high-rate, lower-volume destination where revenue per booking is strong but total occupied nights per listing are fewer. The RevPAR of $121.03 is competitive, driven by premium nightly rates rather than high utilization.
Among the top operators, Wintergreen Resort leads with 219 listings and a 4.62 rating, though its 187 reviews suggest its presence may reflect a resort inventory aggregation rather than a traditional property management company. Evolve manages 90 listings with a standout 4.80 rating across 5,297 reviews, the highest review count among the top five. Be Still Getaways holds 76 listings at a 4.88 rating across 2,924 reviews. Lydia Mountain Lodge and Log Cabin manages 63 listings at a 4.76 rating, and Guesthouses manages 58 listings at a 4.89 rating across 2,507 reviews. The top 5 collectively manage 506 listings, approximately 16% of the 3,112-listing market, indicating more concentration than typical mid-size markets. The market’s 91.6 overall score reflects strong investment fundamentals despite the city’s owner-occupancy requirement.
Frequently Asked Questions About Charlottesville, Virginia
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