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

Southold Short-Term Rental Market Overview

Southold, NY sits on the North Fork of Long Island — a seasonal destination where summer vacation demand drives outsized revenue spikes. With an average daily rate of $589 (well above the $381 state average) and average annual revenue of $86,065 across just 53 active listings, the market commands premium nightly rates but carries a notably low 17% average occupancy rate. High home values averaging nearly $1.7 million and sharp seasonal swings mean investors need to be strategic about deal sourcing and cash-flow planning.

Key Market Statistics

According to Rabbu market data, the Southold 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 Southold

Southold attracts investors seeking premium summer rental income from affluent travelers visiting Long Island's North Fork wine country and waterfront communities.

Expert Market Assessment

"Southold represents a competitive but narrowly defined opportunity — one where revenue potential is real but concentrated almost entirely in a three-to-four-month summer window. The ROI score of 35 out of 100 reflects average revenue-to-price ratios, below-average occupancy stability, and a market where high home values make breakeven more challenging. Investors who can source properties at favorable price points and maximize the June-through-September peak stand to earn meaningful returns, but the off-season months from November through March will test cash reserves. This is a market that rewards careful underwriting and operational discipline rather than passive buy-and-hold strategies."

— Rabbu Market Analysis Team

Key Airbnb Metrics & Trends in Southold

Average revenue by month in Southold

Southold exhibits extreme seasonality: August leads at $24,939 in average revenue — more than 22 times January's $1,116 — with July ($20,977) and June ($11,091) rounding out the peak. Investors should plan for roughly 75–80% of annual income to be concentrated in the June-through-September window, making cash reserves for the off-season essential.

Active Airbnb listings by property size in Southold

Three-bedroom properties dominate the market with 22 of 53 total listings, followed by 4-bedrooms (13) and 2-bedrooms (10). The relatively thin supply across all sizes — and the absence of 1-bedroom or 5+ bedroom data — suggests a compact market where niche property types could find an underserved audience.

Average daily rate (ADR) by property size in Southold

ADR climbs steeply with size: 2-bedroom listings average $358/night, 3-bedrooms reach $571, and 4-bedroom properties command $769. The jump from 3 to 4 bedrooms adds roughly $198 per night, making larger homes particularly attractive for investors who can manage the higher acquisition cost.

Average RevPAN by property size in Southold

Four-bedroom listings deliver the strongest RevPAN at $165, outpacing both 2-bedrooms ($113) and 3-bedrooms ($62) by a wide margin. The notably low RevPAN for 3-bedroom units — despite their higher ADR — reflects their 11% occupancy rate, signaling potential oversupply or pricing inefficiency in that segment.

Average occupancy rates by property size in Southold

Two-bedroom properties lead with 32% occupancy, while 4-bedrooms achieve 22% and 3-bedrooms trail at just 11%. The gap suggests 3-bedroom units face stiffer competition given their dominant share of supply, whereas smaller and larger properties may benefit from less direct listing competition.

Average monthly revenue by property size in Southold

Monthly revenue scales clearly with size: 4-bedroom properties average $11,765/month, nearly 2.5 times the $4,719 earned by 2-bedroom units, with 3-bedrooms in between at $6,930. For investors targeting higher gross income, larger properties deliver meaningfully more despite the seasonal concentration.

Average annual revenue by property size in Southold

Four-bedroom listings generate $141,181 in average annual revenue — roughly 70% more than 3-bedroom properties ($83,162) and nearly 2.5 times the $56,639 earned by 2-bedroom units. Given average home values near $1.7 million, the 4-bedroom segment offers the most compelling gross revenue path toward offsetting acquisition costs.

Most common amenities for Airbnb listings in Southold

Parking is universal (100%), and outdoor-oriented amenities dominate — backyard (91%), BBQ grill (81%), and outdoor furniture (81%) all appear in the vast majority of listings, reflecting the market's vacation-home character. Beach access (49%) and waterfront positioning (34%) serve as meaningful differentiators, while pools (23%) remain a premium add-on that could help a listing stand out.

Understanding Southold's ROI Score: 35/100

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

Southold's ROI Score of 35 out of 100 places it in the 'Competitive Opportunity' band, meaning the market has real revenue potential but requires more selective deal sourcing to achieve attractive returns. The score reflects an average revenue-to-price ratio weighed down by home values near $1.7 million, below-average occupancy stability driven by sharp seasonality, and average readings on both market growth and supply/demand balance. Investors should pair these metrics with thorough local regulatory research and stress-test their underwriting against the market's pronounced off-season lulls.

Short-Term Rental Regulations in Southold

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

Permit Requirements

The Town of Southold in New York State may require short-term rental permits or registration before hosting guests; investors should verify current requirements directly with the Southold Town Clerk's office or local planning department before listing a property.

Key Restrictions

Common STR restrictions in similar New York communities include occupancy limits, minimum-stay requirements (especially in residential zones), noise and parking regulations, and potential caps on the number of permits issued. HOA covenants may impose additional limitations, so reviewing governing documents is essential before purchasing.

Tax Obligations

Short-term rental hosts in New York are generally subject to state and local occupancy taxes, sales tax, and potentially tourism-related assessments. Many booking platforms collect and remit certain taxes on behalf of hosts, but operators should confirm their full tax obligations with a local advisor.

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

Future Outlook & Long-Term Forecast

"Given the extreme seasonality visible in the monthly revenue data — with August generating over 22 times January's revenue — the next 12–18 months will likely follow a similar pattern of intense summer earnings offsetting quiet winters. Active listings grew 132% year over year, suggesting rising investor interest that could compress occupancy and ADR if supply outpaces demand. Investors entering now should model conservatively for off-season months and anticipate ADR holding steady or rising modestly (1–3%) during peak summer periods, while occupancy may face slight downward pressure from the expanding supply base."

— Rabbu Market Analysis Team

Frequently asked questions about Airbnb in Southold, NY

What is the average Airbnb occupancy rate in Southold?

The average Airbnb occupancy rate in Southold is currently 17%, which sits well below the 40% New York state average. This low figure reflects the market's extreme seasonality — properties are heavily booked during summer months but see very limited demand during winter. Occupancy varies significantly by property size, with 2-bedroom units achieving the highest rate at 32%.

How much do Airbnb hosts make in Southold?

Airbnb hosts in Southold earn an average of $7,172 per month and approximately $86,065 per year based on trailing 12-month performance data. However, earnings are heavily concentrated in summer: August alone averages $24,939 in revenue, while January drops to around $1,116. Larger properties perform considerably better, with 4-bedroom listings averaging $141,181 annually compared to $56,639 for 2-bedroom units.

Is Southold a good market for Airbnb investment?

Southold carries a Rabbu ROI Score of 35 out of 100, categorized as a 'Competitive Opportunity.' The market offers premium nightly rates ($589 ADR) and strong summer revenue, but average home values near $1.7 million and a 17% occupancy rate mean the revenue-to-price ratio requires careful analysis. Investors willing to source deals selectively and manage through lean off-season months can find opportunities, particularly with larger properties that command higher annual revenue.

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

The average daily rate for Airbnb listings in Southold is $589, which is 55% higher than the New York state average of $381. ADR scales meaningfully with property size — 2-bedroom properties average $358 per night, 3-bedrooms reach $571, and 4-bedroom listings command $769 per night.

Are short-term rentals legal in Southold?

Short-term rental regulations vary and may be subject to local permitting or registration requirements in the Town of Southold, NY. Investors should consult the Southold Town Clerk's office and review any applicable zoning, HOA, or community-specific restrictions before purchasing or listing a property. Regulations in New York's East End communities can change, so staying current with local ordinances is important.

When is peak season for Airbnb in Southold?

Peak season in Southold runs from June through August, with August being the highest-earning month at an average of $24,939 in revenue, followed by July at $20,977. Revenue drops sharply after September ($8,227) and remains low through the winter, with January through March each averaging under $1,600. This pronounced seasonality is typical of Long Island's North Fork vacation market.

How many Airbnbs are there in Southold?

There are currently 53 active Airbnb listings in Southold as of April 2026. The market has seen significant growth, with active listings increasing 132% year over year. The supply is dominated by 3-bedroom properties (22 listings), followed by 4-bedroom (13) and 2-bedroom (10) units.

How is Airbnb revenue calculated in Southold?

The annual and monthly revenue figures for Southold 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. Rabbu averages each comparable listing's actual revenue per available night (RevPAN) by month over the past year, removes regional outliers, and rolls the results up to a market-level historical average. This approach anchors the figures to what hosts have actually earned recently and naturally reflects 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 by market
• Average daily rate, occupancy, and RevPAN metrics for active listings
• Trailing 12-month revenue averages broken down by month and property size
• Home value benchmarks from Zillow Home Value Index (ZHVI)
• Amenity prevalence data across active listings in the market

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 performance of active listings and may not account for future regulatory changes or market shifts. Individual property results will vary based on location, condition, pricing strategy, and management quality.