Reedville, VA Airbnb Market Data, Statistics, and Occupancy Rates

Reedville Short-Term Rental Market Overview

Reedville, VA is a small waterfront market on Virginia's Northern Neck that appeals primarily to seasonal leisure travelers drawn to the Chesapeake Bay. With just 17 active Airbnb listings, the market is compact but commands an average daily rate of $331 — nearly on par with the $339 Virginia state average — and generates about $33,263 in average annual revenue per listing. An 83% year-over-year increase in active listings signals growing investor interest, though a 14% average occupancy rate highlights the deeply seasonal nature of this coastal market.

Key Market Statistics

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

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

Why Investors Consider Reedville

Investors are drawn to Reedville for its waterfront appeal, limited supply, and premium nightly rates that capitalize on summer vacation demand along the Chesapeake Bay.

Expert Market Assessment

"Reedville presents a moderately attractive opportunity for investors comfortable with highly seasonal cash flow. The market's strength is concentrated in June through August, when average monthly revenue climbs to $4,647–$6,638 — a dramatic contrast to winter months that dip below $600. With a ROI score of 59 out of 100, the fundamentals are promising but not without caveats: below-average occupancy stability means revenue is heavily front-loaded into summer, and property values averaging nearly $614K require strong peak-season performance to justify the investment. That said, the limited supply of just 17 listings and robust year-over-year growth suggest this market hasn't yet reached saturation."

— Rabbu Market Analysis Team

Key Airbnb Metrics & Trends in Reedville

Average revenue by month in Reedville

Reedville's seasonality is extreme — July leads at $6,638 in average revenue, while January bottoms out at just $571, creating a roughly 12:1 peak-to-trough ratio. The bulk of annual income is earned between June and September, making summer pricing optimization critical for maximizing returns.

Active Airbnb listings by property size in Reedville

The entire reportable supply in Reedville consists of 3-bedroom properties, with 8 active listings in that category. This concentration suggests that 3-bedroom waterfront homes are the proven configuration here, though it may also signal an opportunity for investors offering differentiated sizes.

Average daily rate (ADR) by property size in Reedville

Three-bedroom properties in Reedville command an average daily rate of $281, which is below the market-wide ADR of $331. The gap suggests that some higher-priced or larger unlisted properties may be pulling the overall average up, or that premium pricing during peak dates lifts the blended market figure.

Average RevPAN by property size in Reedville

RevPAN for 3-bedroom listings sits at $36 per available night, reflecting the impact of low annual occupancy on otherwise healthy nightly rates. Investors should view this metric through a seasonal lens, as peak-month RevPAN is significantly higher than the annual average suggests.

Average occupancy rates by property size in Reedville

Three-bedroom properties average just 13% occupancy, underscoring how concentrated bookings are in the summer months. While this figure may look concerning at first glance, it's typical of seasonal waterfront markets where high summer ADR compensates for extended off-season vacancy.

Average monthly revenue by property size in Reedville

The average 3-bedroom listing in Reedville generates $2,426 per month, forming the backbone of the market's revenue. This figure blends lucrative summer months with near-dormant winters, so actual monthly income will fluctuate dramatically throughout the year.

Average annual revenue by property size in Reedville

Three-bedroom properties average $29,113 in annual revenue, which against an average home value of roughly $614K yields a gross income ratio of about 4.7%. Investors looking to improve on this figure should focus on maximizing peak-season occupancy and exploring shoulder-season pricing strategies.

Most common amenities for Airbnb listings in Reedville

Parking and a full kitchen are universal (100% of listings), while waterfront access (88%), backyards (94%), and BBQ grills (88%) dominate — reflecting a guest base that expects an outdoor-oriented, self-catering vacation experience. Beach access at 59% and lake access at 29% further confirm that proximity to water is a key differentiator in this market.

Understanding Reedville's ROI Score: 59/100

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

Reedville's ROI score of 59 out of 100 lands in the "Attractive Opportunity" band, driven by an above-average market growth trend and average revenue-to-price and supply/demand metrics — offset by below-average occupancy stability due to the market's sharp seasonality. The score reflects a market where summer revenue potential is real but annual cash-flow predictability requires careful planning. Investors should pair this data with local regulatory research and a realistic seasonal budgeting model before committing.

Short-Term Rental Regulations in Reedville

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

Permit Requirements

Short-term rental operators in Reedville, Virginia may need to obtain a local business license or STR-specific permit from Northumberland County. Investors should verify current registration and zoning requirements with local county offices before listing a property.

Key Restrictions

Common restrictions in Virginia's rural waterfront communities can include occupancy limits, minimum-stay requirements, noise ordinances, and parking mandates — particularly in areas with shared waterfront access. HOA covenants, if applicable, may impose additional limitations on rental activity, so reviewing any deed restrictions is essential.

Tax Obligations

Virginia requires STR operators to collect and remit state sales tax and applicable local transient occupancy taxes. Many booking platforms handle collection automatically, but hosts should confirm compliance with Northumberland County's specific tax requirements.

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

Future Outlook & Long-Term Forecast

"Over the next 12–18 months, Reedville's peak summer months should continue to anchor the bulk of annual revenue, with July and August alone historically accounting for nearly 40% of total earnings. The above-average market growth trend suggests demand is catching up with newly added supply, and ADR could edge up 2–4% as operators refine pricing strategies for the compressed high season. Investors should anticipate occupancy remaining in the 12–18% range on an annual basis given the pronounced off-season lull, but strong summer nightly rates help offset quieter winter months. Planning for shoulder-season promotions in April–May and September–October could help smooth cash flow."

— Rabbu Market Analysis Team

Frequently asked questions about Airbnb in Reedville, VA

What is the average Airbnb occupancy rate in Reedville?

The average Airbnb occupancy rate in Reedville is currently 14%, which sits well below the Virginia state average of 34%. This low annual figure reflects the market's strong summer seasonality — occupancy surges during the warmer months and drops significantly in winter. Investors should plan for this seasonal pattern when projecting cash flow.

How much do Airbnb hosts make in Reedville?

Airbnb hosts in Reedville earn an average of $2,771 per month and approximately $33,263 per year based on trailing 12-month booking data. Revenue is heavily concentrated in the summer, with July averaging $6,638 and August around $6,129, while winter months like January and February generate only $571–$605. Individual results depend on property quality, location, and pricing strategy.

Is Reedville a good market for Airbnb investment?

Reedville earns a Rabbu ROI Score of 59 out of 100, placing it in the "Attractive Opportunity" category. The market benefits from an above-average growth trend and an average revenue-to-price ratio, though its below-average occupancy stability reflects deep seasonality. It can work well for investors who are comfortable with a summer-driven income model and who can keep operating costs low during the off-season.

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

The average daily rate for Airbnb listings in Reedville is $331, which is close to the Virginia state average of $339. For the most common property type — 3-bedroom homes — the ADR is $281. These rates reflect the premium that guests are willing to pay for waterfront vacation rentals along the Chesapeake Bay.

Are short-term rentals legal in Reedville?

Short-term rentals do operate in Reedville, VA, with 17 active listings currently on the market. However, local regulations — including permit requirements, zoning rules, and tax obligations — can change, so prospective investors should check with Northumberland County and the state of Virginia for the most current rules before purchasing or listing a property.

When is peak season for Airbnb in Reedville?

Peak season in Reedville runs from June through August, with July being the highest-earning month at an average of $6,638 in revenue. The shoulder season in May and September also performs reasonably well ($2,818 and $3,137 respectively), while the winter months from December through February are the slowest, generating between $571 and $1,202 per month.

How many Airbnbs are there in Reedville?

There are currently 17 active Airbnb listings in Reedville as of April 2026. This represents an 83% increase year-over-year, indicating growing investor interest in this small waterfront market. The limited supply means less direct competition, but it also means the market is still establishing itself.

How is Airbnb revenue calculated in Reedville?

The annual and monthly revenue figures for Reedville are derived from the trailing 12 months of historical booking performance for active comparable Airbnb listings in the market — not a forward-looking projection. We average each comparable listing's actual revenue per available night (RevPAN) by month over the past year, drop regional outliers, and roll the remainder up to a market-level historical average. This approach anchors the figures to what hosts have actually earned recently rather than to forecasts, while still naturally reflecting seasonal peaks and slower months because each month uses its own historical performance. Individual results can vary based on property quality, pricing strategy, and operational management.

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 the Reedville, VA market
• Average daily rate, occupancy, and RevPAN metrics across property sizes
• Monthly and annual revenue trends based on trailing 12-month booking data
• Popular amenity prevalence across active listings
• Home value data sourced from Zillow Home Value Index (ZHVI)

Sources and disclaimers

Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Apr, 27 2026. Revenue projections are estimates based on comparable properties and do not guarantee future performance. Data reflects trailing 12-month averages and may not capture very recent market shifts or regulatory changes. Individual property results will vary based on location, condition, amenities, pricing strategy, and management quality.