Newport

As of May 2026, Newport, Providence, Narragansett have 2,421 active Airbnb and VRBO listings. This represents a 12% decrease from the previous year.

The average Airbnb or VRBO in Newport generates $50K per year. High-performing properties earn $113K/year, while low-performing properties earn $24K/year. This wide disparity suggests that revenue outcomes are heavily bifurcated, with top-tier assets capturing significantly more value despite a contraction in total market revenue.

Average home prices in Newport vary by property size: 1-bedroom properties cost approximately $404K, 2-bedroom homes average $475K, 3-bedroom properties are around $586K, and 4+ bedroom homes average $719K. These prices reflect median home values across the Newport, Providence, Narragansett area.

Airbnb and VRBO can be profitable in Newport, with an average gross yield of 8% across all properties. High-performing properties achieve yields up to 18%, which is considered top for short-term rental investment. The spread between average and peak yields highlights how effectively premium listings leverage current market conditions to outperform the baseline.

The average occupancy rate for Airbnbs and VRBOs in Newport is 35%. This occupancy level, combined with an average nightly rate of $432, results in a RevPAR (revenue per available room) of $78 per day.

2-bedroom properties demonstrate the strongest performance in Newport, with an average gross yield of 10% and annual revenue of $49K. These properties balance purchase price ($475K), operating costs, and rental demand most effectively in the Newport market.

Short-term rental regulations vary by jurisdiction in the Newport area. Newport: Moderate. Registration required, $500 annual fee, safety inspections, 2% hotel tax. Owner-occupancy required for whole-house rentals under 30 days. Active enforcement with fines for violations. Providence: Moderate. Annual license required, $250 fee, inspections, owner-occupancy for entire units. No license caps. Moderate enforcement, some unlicensed operators exist. Narragansett: Strict. Registration mandatory, owner-occupancy required, density limits in residential zones, complaints trigger enforcement. Active monitoring. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Newport Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 12% year-over-year, while RevPAR has decreased 46%. This indicates balanced supply-demand dynamics, suggesting that the reduction in inventory has not yet offset the sharper decline in total revenue performance per unit.

Launch around April, 2-3 months before peak summer season (July peaks). This pre-peak timing lets you build reviews when competition is 5% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (March-January) when gaining traction is harder.

The most common amenities in Newport listings include: Air Conditioning (96%), Kitchen (89%), Tv (75%), Washing Machine (66%), Heating (63%). Amenities that boost revenue the most include Hot Tub, Pool, Washing Machine, with Hot Tub properties earning approximately 38% more ($108K/year vs $78K/year).

Monthly estimated revenue per listing in Newport over the last 12 months: May: $3K, June: $4K, July: $4K, August: $4K, September: $3K, October: $3K, November: $2K, December: $2K, January: $690, February: $751, March: $1K, April: $2K. 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 Newport is $432, up 17% year-over-year. By property size: 1-bedroom properties average $265/night, 2-bedroom properties average $368/night, 3-bedroom properties average $449/night, 4+ bedroom properties average $795/night. Rates peak in August and are lowest in February.

Guests in Newport book an average of 40 days in advance, down 23% from last year. By property size: 1-bedroom: 37 days, 2-bedroom: 38 days, 3-bedroom: 41 days, 4+ bedroom: 48 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Newport Airbnb and VRBO market has seen: supply declined 12%, revenue decreased 46%, occupancy fell 11%, nightly rates increased 17%, and lead time decreased 23%. These metrics reflect a shift toward shorter booking windows and higher pricing sensitivity, pressuring overall occupancy despite the reduction in active competition.

In Newport, Saturday sees the highest booking demand while Tuesday has the lowest. Nightly rates peak on Saturday and are lowest on Wednesday. Weekends show 50% higher occupancy than weekdays.