Bertioga

As of June 2026, Bertioga, Guarujá, Santos have 3,378 active Airbnb and VRBO listings. This represents a 5% decrease from the previous year.

The average Airbnb or VRBO in Bertioga generates R$97K per year. High-performing properties earn R$283K/year, while low-performing properties earn R$38K/year. With supply declining while revenue remains flat, competition is intensifying among existing listings. The nearly 7.5x gap between high and low performers suggests significant operational variance, indicating that market conditions are increasingly selective rather than supply-constrained.

Airbnb and VRBO can be profitable in Bertioga. Average annual revenue is R$97K with 23% occupancy. High-performing properties earn up to R$283K/year. Declining supply and flat revenue suggest a stabilizing market with modest competitive pressure, though the near-threefold gap between average and top performers indicates significant performance variance based on property-specific factors.

The average occupancy rate for Airbnbs and VRBOs in Bertioga is 23%. This occupancy level, combined with an average nightly rate of R$1K, results in a RevPAR (revenue per available room) of R$233 per day.

4+ bedroom properties demonstrate the strongest performance in Bertioga, with annual revenue of R$164K. These properties balance operating costs and rental demand most effectively in the Bertioga market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Bertioga area. Bertioga: Lenient. No specific STR regulations or registration requirements. Operates under general tourism and tax rules. Minimal enforcement. Guarujá: Lenient. Basic business registration (CNPJ) and tourism cadastro recommended but rarely enforced. No occupancy rules or caps. Light enforcement. Santos: Moderate. Municipal cadastro and tax registration required. Condominium rules may restrict STRs. Some enforcement through tax audits and neighbor complaints. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Bertioga Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 5% year-over-year, while RevPAR has decreased 3%. This indicates balanced supply-demand dynamics. The wide gap between average revenue ($97,176) and high-performing properties ($282,873) suggests significant performance variance, reflecting selective demand where premium properties capture disproportionate revenue despite modest 23% occupancy rates.

Launch around October, 2-3 months before peak winter season (January peaks). This pre-peak timing lets you build reviews when competition is 55% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (May-June) when gaining traction is harder.

The most common amenities in Bertioga listings include: Kitchen (98%), Tv (96%), Pool (82%), Air Conditioning (80%), Bbq (78%). Amenities that boost revenue the most include Pool, Air Conditioning, Washing Machine, with Pool properties earning approximately 100% more (R$234K/year vs R$117K/year).

Monthly estimated revenue per listing in Bertioga over the last 12 months: May: R$3K, June: R$1K, July: R$3K, August: R$2K, September: R$3K, October: R$5K, November: R$7K, December: R$16K, January: R$21K, February: R$10K, March: R$6K, April: R$9K. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.

The overall average nightly rate in Bertioga is R$1K, up 7% year-over-year. By property size: 1-bedroom properties average R$497/night, 2-bedroom properties average R$753/night, 3-bedroom properties average R$1K/night, 4+ bedroom properties average R$2K/night. Rates peak in January and are lowest in June.

Guests in Bertioga book an average of 25 days in advance, down 12% from last year. By property size: 1-bedroom: 19 days, 2-bedroom: 23 days, 3-bedroom: 27 days, 4+ bedroom: 32 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Bertioga Airbnb and VRBO market has seen the following changes: supply declined 5%, revenue per listing decreased 3%, occupancy fell 13%, average nightly rates increased 7%, and lead time decreased 12%. The sharp occupancy decline despite rising rates suggests weakening demand relative to supply, indicating a buyer's market where rate increases cannot offset booking pressure. The wide gap between average revenue ($97K) and top performers ($283K) reveals highly concentrated performance, pointing to significant competitive stratification.

In Bertioga, Saturday sees the highest booking demand while Tuesday has the lowest. Nightly rates peak on Thursday and are lowest on Monday. Weekends show 44% higher occupancy than weekdays.