Washington, District of Columbia Short-Term Rental Market
Washington DC STRs averaged $185/night at 69.2% occupancy in April 2026 across 20,122 active listings.
Quick Answer: Washington, District of Columbia is an active short-term rental market. average occupancy is 74%. average monthly revenue is $3,714. average daily rate is $186. the top operator is Blueground with 664 listings. market score is 50/100 (grade D).
Market data reflects the Washington DC regional market, which includes Washington. Regulations, taxes, and permit details below are specific to Washington.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Washington DC operates one of the largest and most consistently occupied STR markets in the United States, anchored by 27.2 million visitors in 2024 generating $11.4 billion in spending. As of April 2026 data, the market has 20,122 active listings: 14,881 entire-place units (74%), 5,173 private rooms (26%), and 68 shared rooms. The bedroom mix is dominated by 1-bedroom units at 11,396 listings, followed by 2-bedroom at 4,304, 3-bedroom at 2,184, 4-bedroom at 1,234, and 5-bedroom-plus at 915. Channel distribution shows strong Airbnb concentration: 13,486 Airbnb-only, 5,656 on both platforms, and 980 VRBO-only. April 2026 occupancy was 69.2%, up 0.2% year-over-year, with ADR down 2.6% to $185 and revenue essentially flat year-over-year at -0.1%. The 2025 annual average occupancy was 64.4% with an ADR of $166 and monthly revenue of $3,038. The overall market score is 50.3 out of 100, with rental demand scoring 78.3 and seasonality scoring 83.9, reflecting DC’s exceptionally stable year-round visitor base. Investability scores 49.8, held down by the strict primary-residence-only licensing requirement that structurally limits investor supply. Revenue growth scores 46.6, consistent with recent flat-to-declining trend.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 52% | $119 | $1,792 |
| Feb | 59% | $119 | $1,810 |
| Mar | 70% | $143 | $2,665 |
| Apr | 67% | $150 | $2,778 |
| May | 71% | $153 | $2,908 |
| Jun | 74% | $153 | $3,033 |
| Jul | 71% | $138 | $2,713 |
| Aug | 66% | $138 | $2,545 |
| Sep | 66% | $136 | $2,452 |
| Oct | 69% | $146 | $2,785 |
| Nov | 60% | $135 | $2,277 |
| Dec | 58% | $130 | $2,152 |
Top Short-Term Rental Operators in Washington
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Blueground | 664 | 514 | ★ 4.36 |
| 2 | WeHost | 373 | 6,479 | ★ 4.28 |
| 3 | Sojourn | 323 | 13,478 | ★ 4.75 |
| 4 | Global Luxury Suites | 231 | 2,897 | ★ 4.20 |
| 5 | Evolve | 223 | 5,141 | ★ 4.39 |
What Kind of STR Should I Buy in Washington?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 11,396 |
| 2 bed | 4,304 |
| 3 bed | 2,184 |
| 4 bed | 1,234 |
| 5 bed | 915 |
ADR by Property Tier
| Entire Home | $229 |
| Luxury | $408 |
| Professionally Managed | $225 |
Revenue by Dwelling Type
| Apartment | $3,642 |
| Entire Place | $4,498 |
| House | $3,754 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 67% |
| vrbo | 4.9% |
| both | 28.1% |
Investment Analysis
Washington DC is one of the most legally restrictive STR markets in the United States. The primary-residence requirement means only owner-occupants of their principal residence may hold an STR license; investment properties, second homes, and LLC-owned properties are categorically ineligible. This restriction severely limits the addressable investor universe but simultaneously constrains supply, which supports occupancy levels. Typical home value is $580,173 (Zillow, April 2026), with a median sale price of $623,000. The sale-to-list ratio of 1.125 indicates buyers are paying an average of 12.5% over asking price, reflecting competitive demand with 2,773 active listings and a median 26 days to pending. At 2025 average monthly revenue of $3,038 ($36,456 annualized) for a hosted or eligible unhosted unit, the gross yield on a typical-value property is approximately 6.3%. Entire-place units in April averaged $4,187 per month versus the all-listings average of $3,504, a 19% premium. The professionally managed tier ADR of $223 is 21% above the market-wide $185, a meaningful premium. The luxury tier averages $391 per night. Critically, vacation rental (unhosted) licenses are capped at 90 nights per year, which limits unhosted annual revenue to a fraction of what a 365-day-available market would generate. Operators using a hosted (owner-present) license face no night cap but are constrained to being physically present. These structural caps make DC most suitable as a supplemental income stream for primary residents rather than a pure investment play.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Washington DC guests book an average of 36.5 days in advance and stay an average of 4.80 nights per booking. The 36-day lead time is moderate, reflecting the mix of leisure tourists (who may plan further ahead for spring and summer visits) and government or corporate travelers (who often book with 1-3 weeks notice). The 4.8-night average stay is consistent with multi-night leisure visits to the National Mall and monuments, with a secondary pattern of week-long corporate or government contractor stays. For operators on the 90-night unhosted vacation rental cap, the 36-day booking window is important for yield management: filling all 90 available nights requires active calendar management starting roughly 5 to 6 weeks in advance. During peak demand periods such as March and April cherry blossom season, booking lead times extend and available nights fill faster, giving operators more pricing power than the flat ADR structure might suggest.
Short-Term Rental Regulations
Washington DC enforces one of the strictest short-term rental regimes in the United States. The Short-Term Rental Regulation Act of 2018 took effect in December 2021 with enforcement beginning April 2022. All operators must hold a DC Basic Business License with one of two endorsements, issued by the Department of Licensing and Consumer Protection (DLCP). The Short-Term Rental (hosted) endorsement allows unlimited rental nights per year, provided the owner is present during each stay and each booking does not exceed 30 consecutive nights. The Vacation Rental (unhosted) endorsement allows the owner to be absent but caps total rental nights at 90 per calendar year, with individual stays limited to 30 consecutive nights. Work or medical exemptions to the 90-night cap require a separate DLCP application. Both licenses cost $99 for a two-year term. Applicants must provide a Certificate of Clean Hands (issued within 30 days), proof of liability insurance of at least $250,000, and self-certification of DC housing code compliance. Properties in condominiums, cooperatives, or HOA communities must also provide written documentation that the governing body permits STR operations. The property must qualify for the DC Homestead Tax Deduction, meaning only owner-occupied primary residences are eligible. LLCs, corporations, and all other business entities are categorically prohibited from holding STR licenses. Maximum occupancy is eight guests or two per bedroom, whichever is greater. The transient accommodations tax rate is 15.95%, effective April 1, 2023 (extended through September 30, 2027). No changes to the primary-residence requirement or 90-night cap were enacted through May 2026. Enforcement is classified as strict.
Market Comparison
Washington DC’s April 2026 occupancy of 69.2% significantly exceeds the U.S. STR median of approximately 55%, and even the 2025 annual average of 64.4% runs well above the national benchmark. The market-wide ADR of $185 in April ($166 annually in 2025) is below the U.S. median of approximately $220, reflecting that DC’s large volume of budget-sensitive government and student visitors tempers ADR despite high occupancy. RevPAR in April 2026 was $128.15, indicating strong room revenue productivity relative to available inventory. The operator landscape is more concentrated than in East Haven but still fragmented relative to resort markets. Blueground leads with 664 listings and a 4.36 average rating, skewing toward furnished corporate apartment rentals. WeHost manages 373 listings (4.28 rating, 6,479 reviews), Sojourn operates 323 listings (4.75 rating, 13,478 reviews), Global Luxury Suites holds 231 listings (4.20 rating), and Evolve manages 223 listings (4.39 rating). Combined, the top 5 hold 1,814 listings, approximately 9% of the 20,122-listing market. Annual visitors of 27.2 million (2024, per Destination DC) position DC as one of the top leisure and government travel destinations in North America.
