Greenport, NY Airbnb Market Data, Statistics, and Occupancy Rates

Greenport Short-Term Rental Market Overview

Greenport, NY commands premium nightly rates of $483 — well above the state average of $381 — and generates an average annual revenue of $105,935 per listing. With only 76 active Airbnb listings, this compact North Fork village offers a relatively uncrowded competitive landscape for investors willing to navigate its sharp seasonality. The market's above-average revenue-to-price ratio signals that despite elevated home values ($1,467,171 average), the earning potential can still pencil out for the right property.

Key Market Statistics

According to Rabbu market data, the Greenport short-term rental market shows:

Data sources: Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Mar, 17 2026.

Why Investors Consider Greenport

Greenport appeals to STR investors because of its premium ADR, concentrated summer demand, and small-market dynamics that reward well-positioned properties.

Expert Market Assessment

"Greenport presents a moderate-to-attractive investment opportunity characterized by strong summer earnings and meaningful off-season softness. August alone can deliver over $30,000 in average revenue per listing, while winter months dip below $1,500 — a spread that demands careful cash-flow planning. The ROI score of 60 out of 100 reflects above-average revenue relative to home prices, balanced by average occupancy stability and a supply-demand picture that has tightened with 111% year-over-year listing growth. For investors who can absorb seasonal swings and differentiate their property with sought-after amenities, this village remains a compelling niche market on Long Island's North Fork."

— Rabbu Market Analysis Team

Key Airbnb Metrics & Trends in Greenport

Average revenue by month in Greenport

Greenport exhibits extreme seasonality, with August peaking at $30,696 in average revenue — more than 22 times January's $1,372. The core earning window runs May through September, accounting for the vast majority of annual income, so investors should budget carefully for the six quieter months.

Active Airbnb listings by property size in Greenport

Two-bedroom properties dominate supply with 28 of 76 listings (37%), followed by 3-bedrooms at 18 and 4-bedrooms at 16. One-bedroom units are the scarcest at just 10 listings, though their lower revenue figures suggest limited demand rather than an underserved niche.

Average daily rate (ADR) by property size in Greenport

ADR scales steadily with size, from $267 for 1-bedroom units to $610 for 4-bedrooms. The jump from 2-bedrooms ($450) to 3-bedrooms ($498) is relatively modest at about 11%, suggesting the strongest pricing leverage comes at the 4-bedroom tier.

Average RevPAN by property size in Greenport

Two-bedroom listings deliver the strongest RevPAN at $181, far outpacing 4-bedrooms ($124), 3-bedrooms ($56), and 1-bedrooms ($29). This gap highlights that occupancy matters as much as nightly rate — 2-bedrooms combine solid ADR with the market's highest fill rate to produce the best per-night yield.

Average occupancy rates by property size in Greenport

Occupancy varies dramatically by size: 2-bedroom units lead at 40%, while 4-bedrooms manage 20%, and both 1-bedroom and 3-bedroom properties sit at just 11%. For cash-flow stability, 2-bedroom configurations clearly outperform, making them the safest bet for consistent bookings.

Average monthly revenue by property size in Greenport

Three-bedroom properties edge out 2-bedrooms for the highest average monthly revenue at $10,332 versus $10,050, while 4-bedrooms earn $8,578 and 1-bedrooms trail significantly at $3,112. The narrow gap between 2- and 3-bedroom earnings, combined with far better occupancy for 2-bedrooms, makes the smaller format more efficient overall.

Average annual revenue by property size in Greenport

Three-bedroom units top the annual revenue chart at $123,992, with 2-bedrooms close behind at $120,603 and 4-bedrooms at $102,942. One-bedroom properties generate roughly $37,350 annually — less than a third of the top earners — underscoring that mid-size properties offer the strongest return potential in this market.

Most common amenities for Airbnb listings in Greenport

Parking leads at 97%, reflecting Greenport's car-dependent North Fork location, while kitchens (88%), self check-in (82%), and washer/dryer (74–75%) round out the essentials. Outdoor living amenities like backyards, BBQ grills, and patio/balcony access appear on 63–74% of listings, signaling that guests expect a leisure-oriented, home-away-from-home experience.

Understanding Greenport's ROI Score: 60/100

Rabbu's ROI Score is a proprietary metric that evaluates short-term rental investment potential based on multiple factors.

How the ROI Score is Calculated

What This Means for Investors

Greenport's ROI score of 60 out of 100 places it in the 'Attractive Opportunity' band, anchored by an above-average revenue-to-price ratio that shows listings can generate meaningful income relative to elevated North Fork home values. Occupancy stability and market growth trend score as average, while the supply/demand balance sits below average — a reflection of the 111% year-over-year jump in active listings that could intensify competition. Investors should pair these metrics with thorough local regulatory research and a realistic seasonal cash-flow model before committing capital.

Short-Term Rental Regulations in Greenport

Understanding local STR regulations is essential before investing in Greenport. Here's the current regulatory landscape:

Permit Requirements

Greenport, located in Suffolk County, New York, may require short-term rental registration or a permit depending on village-level ordinances. Investors should verify current requirements directly with the Village of Greenport and Suffolk County before listing a property.

Key Restrictions

Common STR restrictions in New York communities like Greenport can include occupancy limits, minimum-stay requirements, noise and parking regulations, and HOA covenants that may prohibit or limit rentals. Some municipalities also impose caps on the number of permits issued, so checking local availability early is advisable.

Tax Obligations

Short-term rental hosts in New York are generally subject to state and county occupancy taxes, as well as any applicable local tourism or sales taxes. Platforms like Airbnb often collect and remit certain taxes on behalf of hosts, but operators should confirm full compliance with New York State and Suffolk County tax authorities.

Regulations subject to change. Always verify with local authorities before purchasing. A Rabbu partner agent specializing in Greenport can provide current regulatory guidance.

Future Outlook & Long-Term Forecast

"Over the next 12–18 months, Greenport's pronounced summer-driven demand — with August revenues roughly 22 times higher than January — is likely to remain the dominant performance pattern. We estimate ADR could edge up 2–4% as the North Fork continues to attract Hamptons-adjacent weekend and vacation travelers. Occupancy, currently at 24% on an annualized basis, may see modest improvement if supply growth stabilizes, though the 111% year-over-year increase in active listings warrants close monitoring. Investors should plan conservatively for off-season carrying costs and build their pro formas around the May-through-September peak window."

— Rabbu Market Analysis Team

Frequently asked questions about Airbnb in Greenport, NY

What is the average Airbnb occupancy rate in Greenport?

The average occupancy rate for Airbnb listings in Greenport is currently 24%, compared to the New York state average of 40%. This lower annualized figure reflects Greenport's highly seasonal demand profile — 2-bedroom properties lead at 40% occupancy, while 1-bedroom and 3-bedroom units average around 11%. The market is heavily concentrated in the summer months, which drives overall annual occupancy down.

How much do Airbnb hosts make in Greenport?

On average, Airbnb hosts in Greenport earn approximately $8,827 per month and $105,935 per year based on trailing 12-month booking data. Earnings vary significantly by property size: 3-bedroom listings lead with roughly $123,992 annually, while 2-bedroom units follow closely at $120,603. One-bedroom properties earn considerably less at around $37,350 per year, reflecting their lower nightly rates and occupancy.

Is Greenport a good market for Airbnb investment?

Greenport earns an ROI score of 60 out of 100 from Rabbu, placing it in the 'Attractive Opportunity' category. Its above-average revenue-to-price ratio is a standout positive, meaning the income potential is healthy relative to property costs. However, investors should account for sharp seasonality — the bulk of revenue is earned between May and September — and a recent surge in new listings (111% YoY growth) that could pressure future occupancy. A well-amenitized 2- or 3-bedroom property is best positioned to succeed here.

What is the average daily rate (ADR) for Airbnb in Greenport?

The average daily rate in Greenport is $483, which is roughly 27% higher than the New York state average of $381. ADR scales with property size: 1-bedroom units average $267, 2-bedrooms come in at $450, 3-bedrooms at $498, and 4-bedrooms command the highest rates at $610 per night.

Are short-term rentals legal in Greenport?

Short-term rentals operate in Greenport, but hosts should verify current local regulations with the Village of Greenport and Suffolk County. New York municipalities may require permits, registration, or compliance with zoning and occupancy restrictions. Regulations can change, so checking with local authorities and consulting a real estate attorney before purchasing is strongly recommended.

When is peak season for Airbnb in Greenport?

Peak season in Greenport runs from June through August, with August generating the highest average revenue at approximately $30,696 per listing. July follows closely at $25,823, and June brings in around $13,652. The shoulder months of May ($8,237) and September ($10,124) also deliver solid returns, while winter months from December through March see average revenues drop below $2,500.

How many Airbnbs are there in Greenport?

As of April 2026, there are 76 active Airbnb listings in Greenport. The supply is dominated by 2-bedroom properties (28 listings), followed by 3-bedrooms (18), 4-bedrooms (16), and 1-bedrooms (10). Active listings have grown 111% year over year, which is a notable increase for a small market.

How is Airbnb revenue calculated in Greenport?

The annual and monthly revenue figures for Greenport are derived from the trailing 12 months of historical booking performance for active comparable Airbnb listings in the market — they are not forward-looking projections. We average each comparable listing's actual revenue per available night (RevPAN) by month over the past year, remove regional outliers, and aggregate the results into a market-level historical average. Because each month uses its own historical performance data, the figures naturally capture seasonal peaks and slower periods. Individual results can vary based on property quality, pricing strategy, and how actively the listing is managed.

About Rabbu Market Data

Rabbu provides Airbnb and short-term rental market data and statistics across the United States. Our mission is to empower investors with accurate insights and easy-to-use tools, so they can confidently identify and act on the best opportunities in the Airbnb market.

What this data includes

• Regularly updated active Airbnb and STR listing counts, occupancy rates, and pricing for the Greenport market
• Average daily rate, RevPAN, and monthly revenue trends broken out by property size
• Seasonal revenue patterns based on trailing 12-month historical booking performance
• Popular amenity prevalence across active listings to benchmark guest expectations
• Home value estimates sourced from the Zillow Home Value Index (ZHVI) for investment return context

Sources and disclaimers

Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Mar, 17 2026. Revenue projections are estimates based on comparable properties and do not guarantee future performance. Data reflects trailing 12-month averages as of the dates noted and may not capture the most recent market shifts. Local regulations, HOA rules, and tax requirements vary and should be independently verified before purchasing.