Provincetown, MA Airbnb Market Data, Statistics, and Occupancy Rates

Provincetown Short-Term Rental Market Overview

Provincetown delivers a compelling case for seasonal short-term rental investment, with an average annual revenue of $83,831 across its 169 active Airbnb listings. While the market's ADR of $350 sits well below the Massachusetts state average, the extreme summer seasonality — August revenue tops $23,020 per listing — creates outsized earning potential during peak months. The ROI score of 58 out of 100 reflects an attractive opportunity buoyed by above-average occupancy stability, though investors should plan for significant off-season softness with winter months dipping below $1,200.

Key Market Statistics

According to Rabbu market data, the Provincetown 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 Provincetown

Provincetown attracts STR investors because its iconic Cape Cod location generates intense summer demand that can produce a full year's worth of revenue in just a few peak months.

Expert Market Assessment

"Provincetown represents an attractive but intensely seasonal investment opportunity. The gap between peak-month revenue ($23,020 in August) and the winter trough ($1,105 in February) is among the widest you'll see, meaning profitability hinges on maximizing the June-through-September window. With average home values near $1.92 million and an average revenue-to-price ratio rated as average, investors need to be confident they can capture premium summer rates to make the numbers work. That said, above-average occupancy stability and a tight supply of only 169 listings in a beloved Cape Cod destination provide a foundation that many less distinctive markets simply can't match."

— Rabbu Market Analysis Team

Key Airbnb Metrics & Trends in Provincetown

Average revenue by month in Provincetown

Provincetown's revenue curve is steeply seasonal: August leads at $23,020 per listing while February bottoms out at just $1,105, a roughly 20x spread that underscores how critical the June–August window is for annual profitability. The shoulder months of May ($5,826) and September–October ($8,316 and $4,133) provide meaningful supplemental income but can't offset a missed summer.

Active Airbnb listings by property size in Provincetown

One-bedroom units dominate supply with 77 of 169 total listings, followed by 2-bedrooms at 58. Three-bedroom properties are notably scarce at just 15 listings, which may represent an opportunity for investors willing to enter at a higher price point where competition is thinner.

Average daily rate (ADR) by property size in Provincetown

ADR escalates sharply with size — from $244 for 1-bedrooms to $722 for 3-bedrooms, nearly a 3x premium. Studios actually command a slightly higher rate ($269) than 1-bedrooms, suggesting that well-positioned compact units can punch above their weight on nightly pricing.

Average RevPAN by property size in Provincetown

Three-bedroom properties deliver the strongest RevPAN at $144, more than double the next closest size (2-bedrooms at $64). Studios and 2-bedrooms perform similarly at $62 and $64 respectively, while 1-bedrooms trail at $43, indicating they may be the least efficient configuration for revenue generation.

Average occupancy rates by property size in Provincetown

Occupancy rates are relatively tight across property sizes, ranging from 18% for 1- and 2-bedroom units to 23% for studios. The narrow spread suggests that seasonality — rather than unit size — is the primary driver of vacancy, and no single configuration offers a dramatic occupancy advantage.

Average monthly revenue by property size in Provincetown

Three-bedroom properties lead monthly revenue at $10,587, nearly double that of 1-bedrooms ($5,406) and more than triple studios ($3,268). The step up from 2-bedrooms ($7,390) to 3-bedrooms is particularly notable, reflecting the premium that larger groups are willing to pay for space in a vacation destination.

Average annual revenue by property size in Provincetown

Annual revenue ranges from $39,216 for studios to $127,049 for 3-bedroom properties, making larger homes the clear top earners. Given average home values near $1.92 million, investors should carefully model whether the incremental revenue from a 3-bedroom justifies the higher acquisition cost compared to a 2-bedroom earning $88,682.

Most common amenities for Airbnb listings in Provincetown

Kitchens (92%) and parking (85%) are near-universal, reflecting guest expectations for self-sufficient vacation stays in a walkable but car-dependent Cape Cod town. Beach access (41%) and outdoor living features like patios (68%) and BBQ grills (45%) appear frequently, signaling that guests prioritize the quintessential seaside vacation experience — listings lacking these may struggle to compete.

Understanding Provincetown's ROI Score: 58/100

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

Provincetown's ROI score of 58 out of 100 places it in the "Attractive Opportunity" band, reflecting a market where healthy seasonal demand and above-average occupancy stability are tempered by an average revenue-to-price ratio driven by home values near $1.92 million. Market growth trend and supply/demand balance both rate as average, suggesting the market is competitive but not overcrowded — for now, though the 123% year-over-year listing growth warrants close monitoring. Pairing these metrics with thorough research into Provincetown's local STR regulations and realistic off-season cash-flow modeling will give investors the clearest picture of long-term viability.

Short-Term Rental Regulations in Provincetown

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

Permit Requirements

Provincetown, Massachusetts may require short-term rental operators to register or obtain a permit before listing their property. Investors should verify current requirements directly with the Town of Provincetown and the Commonwealth of Massachusetts, as local STR ordinances can change frequently.

Key Restrictions

Common restrictions in similar Massachusetts coastal markets include occupancy limits, minimum stay requirements, noise and parking regulations, and potential caps on the number of permits issued. HOA rules may further limit rental activity in certain condominium or planned developments, so reviewing governing documents before purchasing is strongly advised.

Tax Obligations

Short-term rental operators in Massachusetts are typically subject to state and local room occupancy taxes, and platforms like Airbnb often collect and remit these on behalf of hosts. Investors should confirm their total tax obligation — including any community-specific tourism or excise taxes — with a local tax professional.

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

Future Outlook & Long-Term Forecast

"Over the next 12–18 months, Provincetown's short-term rental market is expected to maintain its strong seasonal cadence, with summer months continuing to drive the majority of annual income. The 123% year-over-year growth in active listings signals rising investor interest, which could apply modest downward pressure on occupancy rates and ADR if demand doesn't keep pace. Investors entering now should anticipate occupancy hovering around 18–23% on an annualized basis, with ADR potentially holding steady or seeing incremental gains of 1–3% as the Cape Cod tourism market matures. Planning for lean winter cash flow remains essential when underwriting any Provincetown property."

— Rabbu Market Analysis Team

Frequently asked questions about Airbnb in Provincetown, MA

What is the average Airbnb occupancy rate in Provincetown?

The average occupancy rate for Airbnb listings in Provincetown is currently 19%, which falls below the Massachusetts state average of 44%. This lower annualized figure reflects the market's extreme seasonality — occupancy surges during the summer months and drops significantly in winter. Studios lead at 23%, while 1-bedroom and 2-bedroom units average around 18%. Investors should factor this seasonal pattern into cash-flow planning rather than expecting consistent year-round bookings.

How much do Airbnb hosts make in Provincetown?

Airbnb hosts in Provincetown earn an average of $6,985 per month and approximately $83,831 per year based on trailing 12-month booking data. Revenue varies substantially by property size: studios bring in about $39,216 annually, while 3-bedroom properties average $127,049. Keep in mind that the bulk of this income is concentrated in the summer, with August alone averaging over $23,000 in revenue per listing.

Is Provincetown a good market for Airbnb investment?

Provincetown earns an ROI score of 58 out of 100, placing it in the "Attractive Opportunity" category. The market benefits from above-average occupancy stability and steady demand driven by its status as a premier Cape Cod destination. However, average home values of nearly $1.92 million mean the revenue-to-price ratio is average rather than exceptional. Investors who can maximize summer pricing and manage off-season costs effectively are best positioned to see strong returns here.

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

The average daily rate for Airbnb listings in Provincetown is $350, which is below the Massachusetts state average of $582. ADR scales significantly with property size — studios average $269, 1-bedrooms come in at $244, 2-bedrooms at $360, and 3-bedroom properties command a premium $722 per night. These rates reflect the range of accommodations available, from compact studios to spacious vacation homes.

Are short-term rentals legal in Provincetown?

Short-term rentals are permitted in Provincetown, though operators may need to register or obtain a local permit. Massachusetts has state-level regulations governing STRs, including tax obligations. It's important to check directly with the Town of Provincetown for the most current permit requirements, zoning rules, and any restrictions that may apply to your specific property before listing.

When is peak season for Airbnb in Provincetown?

Peak season in Provincetown runs from June through August, with August being the top-earning month at an average of $23,020 per listing. July is close behind at $21,313, and June brings in roughly $10,263. September offers a solid shoulder season at $8,316. The off-season stretches from November through March, when monthly revenue drops below $2,200. This sharp seasonal swing is the defining characteristic of the Provincetown STR market.

How many Airbnbs are there in Provincetown?

As of April 2026, there are 169 active Airbnb listings in Provincetown. The supply is dominated by 1-bedroom properties (77 listings) and 2-bedroom properties (58 listings), with only 15 three-bedroom listings and 12 studios. Year-over-year listing growth stands at 123%, indicating a rapid increase in supply that investors should monitor closely.

How is Airbnb revenue calculated in Provincetown?

The annual and monthly revenue figures for Provincetown 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 reflect seasonal peaks (like the $23,020 August average) and slower periods (like February at $1,105). Individual results can vary based on property quality, pricing strategy, and how effectively a host manages their listing.

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 for Provincetown and surrounding areas
• Average daily rate, occupancy, and RevPAN trends across property sizes
• Monthly and annual revenue estimates based on trailing 12-month booking performance
• Property value benchmarks sourced from the Zillow Home Value Index (ZHVI)
• Amenity prevalence data across active listings to inform competitive positioning

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 and current snapshots as of the dates noted; market conditions may have shifted since the last update. Local regulations, tax obligations, and permit requirements are subject to change — always verify with municipal authorities before purchasing.