Enseada Da Pinheira

As of June 2026, Enseada da Pinheira, Palhoça, Garopaba have 1,305 active Airbnb and VRBO listings. This represents a 2% decrease from the previous year.

The average Airbnb or VRBO in Enseada da Pinheira generates R$30K per year. High-performing properties earn R$89K/year, while low-performing properties earn R$13K/year. With supply and revenue both declining slightly year-over-year and occupancy at just 17%, the market shows minimal competitive pressure, yet the threefold gap between high and low performers suggests significant operational differentiation rather than fundamental demand constraints.

Airbnb and VRBO can be profitable in Enseada da Pinheira. Average annual revenue is R$30K with 17% occupancy. High-performing properties earn up to R$89K/year. Flat supply and revenue trends over two years suggest a stabilized market with limited growth momentum, while the nearly 3x gap between average and top performers indicates significant performance variance driven by property-level differentiation rather than broad market expansion.

The average occupancy rate for Airbnbs and VRBOs in Enseada da Pinheira is 17%. This occupancy level, combined with an average nightly rate of R$491, results in a RevPAR (revenue per available room) of R$71 per day.

4+ bedroom properties demonstrate the strongest performance in Enseada da Pinheira, with annual revenue of R$46K. These properties balance operating costs and rental demand most effectively in the Enseada da Pinheira market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Enseada da Pinheira area. Enseada da Pinheira: Lenient. No specific municipal STR regulations. Follows general Palhoça rules requiring business registration (CNPJ/MEI). Minimal enforcement in beach areas. Palhoça: Lenient. Business registration required, basic zoning compliance. Limited municipal oversight, enforcement minimal outside complaints. Garopaba: Moderate. Municipal registration required, tax compliance needed. Growing enforcement during peak season due to tourism pressure, but many operate informally. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Enseada da Pinheira Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 2% year-over-year, while RevPAR has decreased 2%. This indicates balanced supply-demand dynamics. The wide gap between average revenue ($30,237) and top performers ($89,419) suggests significant performance variance, reflecting differentiated positioning within a market where low 17% occupancy indicates substantial pricing power remains available for competitively-positioned properties.

Launch around October, 2-3 months before peak winter season (January peaks). This pre-peak timing lets you build reviews when competition is 74% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (August-June) when gaining traction is harder.

The most common amenities in Enseada da Pinheira listings include: Tv (98%), Kitchen (97%), Bbq (83%), Air Conditioning (81%), Pets Allowed (69%). Amenities that boost revenue the most include Tv, Gym, Pool, with Tv properties earning approximately 93% more (R$86K/year vs R$45K/year).

Monthly estimated revenue per listing in Enseada da Pinheira over the last 12 months: May: R$414, June: R$201, July: R$294, August: R$312, September: R$590, October: R$672, November: R$1K, December: R$5K, January: R$8K, February: R$5K, March: R$2K, April: R$1K. 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 Enseada da Pinheira is R$491, up 15% year-over-year. By property size: 1-bedroom properties average R$368/night, 2-bedroom properties average R$460/night, 3-bedroom properties average R$669/night, 4+ bedroom properties average R$927/night. Rates peak in January and are lowest in June.

Guests in Enseada da Pinheira book an average of 23 days in advance, down 15% from last year. By property size: 1-bedroom: 21 days, 2-bedroom: 24 days, 3-bedroom: 24 days, 4+ bedroom: 25 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Enseada da Pinheira Airbnb and VRBO market has seen the following changes: supply declined 2%, revenue per listing decreased 2%, occupancy fell 18%, average nightly rates increased 15%, and lead time decreased 15%. The sharp occupancy decline despite rate increases and shortened booking windows suggests weakening demand relative to supply, while the wide gap between average ($30,237) and high-performing listings ($89,419) indicates highly fragmented market conditions where only premium properties capture value.

In Enseada da Pinheira, Saturday sees the highest booking demand while Wednesday has the lowest. Nightly rates peak on Friday and are lowest on Monday. Weekends show 21% higher occupancy than weekdays.