Colonial Beach, Virginia Short-Term Rental Market
Colonial Beach, VA STRs averaged $209/night at 48.1% occupancy in April 2026 across 9,416 active listings on the Potomac River shore.
Quick Answer: Colonial Beach, Virginia is an active short-term rental market. average occupancy is 54%. average monthly revenue is $4,228. average daily rate is $285. the top operator is Vacasa with 312 listings. market score is 68/100 (grade C).
Market data reflects the Virginia Area regional market, which includes Colonial Beach. Regulations, taxes, and permit details below are specific to Colonial Beach.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Colonial Beach’s short-term rental market covers the broader Northern Neck and Potomac River area of Virginia, with 9,416 active listings (8,481 entire-place units, 932 private rooms, and 3 shared rooms). Bedroom supply is broadly distributed with a tilt toward smaller units: 2,856 one-bedroom, 2,053 two-bedroom, 2,265 three-bedroom, 1,260 four-bedroom, and 962 five-bedroom listings.
The average daily rate in April 2026 was $209 and average occupancy stood at 48.1%, yielding RevPAR of $100.58. Airbnb is the dominant single channel with 4,462 Airbnb-only listings, 3,981 listings cross-listed on both platforms, and 973 Vrbo-only listings.
Year-over-year as of April 2026, occupancy slipped 1.4 percentage points while ADR rose 3.7% and revenue held nearly flat at +0.2%. Annual average occupancy peaked at 58.3% in 2021 and has declined each year since, stabilizing near 48-49% from 2023 through 2025. Revenue growth scored 68.3/100 and investability scored 88.6/100, the strongest sub-score in this market’s profile.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 35% | $152 | $1,674 |
| Feb | 45% | $151 | $1,663 |
| Mar | 49% | $166 | $2,074 |
| Apr | 50% | $186 | $2,424 |
| May | 51% | $224 | $2,892 |
| Jun | 58% | $246 | $3,720 |
| Jul | 63% | $238 | $4,053 |
| Aug | 59% | $237 | $3,818 |
| Sep | 49% | $215 | $2,811 |
| Oct | 50% | $203 | $2,835 |
| Nov | 45% | $195 | $2,401 |
| Dec | 40% | $173 | $2,106 |
Top Short-Term Rental Operators in Colonial Beach
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Vacasa | 312 | 10,504 | ★ 4.56 |
| 2 | Evolve | 300 | 11,552 | ★ 4.79 |
| 3 | Casago | 93 | 1,125 | ★ 4.58 |
| 4 | Lakefront Luxury | 72 | 3,462 | ★ 4.95 |
| 5 | Blue Ridge Escapes | 57 | 1,928 | ★ 4.78 |
What Kind of STR Should I Buy in Colonial Beach?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 2,856 |
| 2 bed | 2,053 |
| 3 bed | 2,265 |
| 4 bed | 1,260 |
| 5 bed | 962 |
ADR by Property Tier
| Entire Home | $302 |
| Luxury | $568 |
| Professionally Managed | $425 |
Revenue by Dwelling Type
| Apartment | $2,427 |
| Entire Place | $4,497 |
| House | $4,820 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 47.4% |
| vrbo | 10.3% |
| both | 42.3% |
Investment Analysis
Colonial Beach STRs generate average monthly revenue of $2,657 as of April 2026, annualizing to approximately $31,886. Houses average $2,933/month, entire-place units average $2,804/month, and apartments average $1,876/month.
No housing price data was available in the snapshot for this market, so a direct gross yield calculation cannot be provided. However, Colonial Beach’s location 90 minutes from Washington, D.C., its established STR ordinance (in place since October 2023), and the absence of owner-occupancy or primary-residence restrictions make it accessible for non-resident investors.
Tier separation is meaningful: luxury-tier listings average $423/night ADR and professionally managed properties average $280/night, a 34% premium over the all-listings average of $209. Entire-home listings average $221 ADR. The investability score of 88.6/100 is the highest sub-score in the market, reflecting favorable regulatory conditions and improving rate trends. Revenue growth scores 68.3/100, consistent with the modest ADR gains recorded in 2024 and 2025.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
The average booking lead time in Colonial Beach is 45.1 days as of April 2026, meaning guests book approximately six weeks in advance. For a Potomac River beach destination drawing primarily from the Washington D.C. and Richmond drive markets, this lead time reflects the behavior of regional visitors planning summer weekends and holiday weekends well ahead.
Average length of stay is 3.79 nights, close to a four-night average. This is longer than many beach markets and suggests a guest profile that extends weekend stays into midweek, particularly in the summer peak when the total market averages above three nights. Operators should structure pricing to reward the three-to-five night stay range, which aligns with the average, while using minimum-night requirements of two to three nights on peak summer weekends to avoid single-night turnovers at premium-demand times.
Short-Term Rental Regulations
Colonial Beach formally permits short-term rentals under Zoning Ordinance Section 18-6, adopted October 18, 2023. Every STR operator must obtain two credentials: an annual STR Zoning Permit and a Town Business License from the Zoning Administrator. The zoning permit fee is $50 per unit per year. Both the permit and business license run May 1 through April 30 and must be renewed annually by May 1.
STRs are allowed in any zone that permits residential dwellings. There is no owner-occupancy requirement, no primary-residence requirement, and no annual night cap. Operators must designate a local contact available 24/7 who can reach the property within one hour. Occupancy is capped at the lesser of two persons per bedroom plus two, or the property’s Virginia Department of Health septic permit limit.
A 5% transient occupancy (lodging) tax applies to all bookings, plus Virginia state sales tax. If the booking platform does not collect and remit automatically, the operator is responsible. Enforcement is moderate and complaint-driven: permits can be suspended or cancelled for three or more violations (noise, parking, trash) in a rolling six-month period, failure to remit taxes, or refusal to cooperate with inspections. Operating without a valid permit carries civil penalties under the municipal code.
Market Comparison
Colonial Beach’s April 2026 occupancy of 48.1% is below the US STR median of 55%, consistent with off-peak April positioning for a summer-dominant waterfront market. ADR of $209 is close to the US median of approximately $220, positioning Colonial Beach as a mid-market coastal destination.
The total market score of 67.8/100 is above average, with investability (88.6/100) and revenue growth (68.3/100) as the leading indicators. Seasonality scores 58.9/100, reflecting a more manageable swing than deep-seasonal lake markets.
Among top operators, Vacasa leads with 312 listings and a 4.56 average rating (10,504 reviews), followed closely by Evolve at 300 listings and a 4.79 rating (11,552 reviews). Casago manages 93 listings at 4.58, Lakefront Luxury holds 72 listings with the highest rating in the top five at 4.95 (3,462 reviews), and Blue Ridge Escapes manages 57 listings at 4.78. The top five together hold 834 listings, approximately 8.9% of the 9,416-listing market.
Frequently Asked Questions About Colonial Beach, Virginia
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