Brotas

As of June 2026, Brotas, São Carlos, Rio Claro have 694 active Airbnb and VRBO listings. This represents a 1% decrease from the previous year.

The average Airbnb or VRBO in Brotas generates R$49K per year. High-performing properties earn R$160K/year, while low-performing properties earn R$25K/year. Despite slight supply contraction, declining revenue signals weakening demand relative to available inventory, creating a competitive environment where the threefold earnings gap between high and average performers suggests significant performance variance among similar properties.

Airbnb and VRBO can be profitable in Brotas. Average annual revenue is R$49K with 22% occupancy. High-performing properties earn up to R$160K/year. Declining supply and revenue suggest a contracting market, while the threefold gap between average and top performers indicates significant performance variance, pointing to selective demand rather than broad market strength.

The average occupancy rate for Airbnbs and VRBOs in Brotas is 22%. This occupancy level, combined with an average nightly rate of R$590, results in a RevPAR (revenue per available room) of R$112 per day.

4+ bedroom properties demonstrate the strongest performance in Brotas, with annual revenue of R$94K. These properties balance operating costs and rental demand most effectively in the Brotas market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Brotas area. I don't have reliable, current data on short-term rental regulations and enforcement reality for these specific Brazilian municipalities (Brotas, São Carlos, and Rio Claro in São Paulo state). Brazilian STR regulations vary significantly by municipality, and enforcement information for smaller cities is rarely documented in accessible sources. I'd need to verify current municipal laws and actual enforcement practices before providing classifications. I recommend contacting each city's municipal tourism or licensing department directly for accurate requirements. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Brotas Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 1% year-over-year, while RevPAR has decreased 4%. This indicates balanced supply-demand dynamics. The wide gap between average revenue ($49,413) and top performers ($159,841) suggests significant performance variance across properties, while the 22% occupancy rate reflects a competitive market where differentiation drives outsized returns for higher-performing listings.

Launch around September, 2-3 months before peak winter season (December peaks). This pre-peak timing lets you build reviews when competition is 1% 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 Brotas listings include: Kitchen (99%), Tv (96%), Pets Allowed (75%), Bbq (74%), Air Conditioning (65%). Amenities that boost revenue the most include Pool, Bbq, Pets Allowed, with Pool properties earning approximately 83% more (R$134K/year vs R$74K/year).

Monthly estimated revenue per listing in Brotas over the last 12 months: May: R$2K, June: R$2K, July: R$3K, August: R$2K, September: R$2K, October: R$2K, November: R$3K, December: R$6K, January: R$6K, February: R$5K, March: R$3K, April: R$4K. 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 Brotas is R$590, up 9% year-over-year. By property size: 1-bedroom properties average R$423/night, 2-bedroom properties average R$439/night, 3-bedroom properties average R$701/night, 4+ bedroom properties average R$1K/night. Rates peak in December and are lowest in May.

Guests in Brotas book an average of 25 days in advance, down 13% from last year. By property size: 1-bedroom: 24 days, 2-bedroom: 20 days, 3-bedroom: 23 days, 4+ bedroom: 34 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Brotas Airbnb and VRBO market has seen the following changes: supply declined 1%, revenue per listing decreased 4%, occupancy fell 13%, average nightly rates increased 9%, and lead time decreased 13%. The combination of rising rates amid falling occupancy and shrinking lead times suggests weakening demand relative to supply, while the wide gap between average ($49,413) and top-performing listings ($159,841) indicates significant performance stratification in a competitive market.

In Brotas, Saturday sees the highest booking demand while Tuesday has the lowest. Nightly rates peak on Friday and are lowest on Tuesday. Weekends show 73% higher occupancy than weekdays.