Providence

As of May 2026, Providence, Newport, Warwick have 920 active Airbnb and VRBO listings. This represents a 17% decrease from the previous year.

The average Airbnb or VRBO in Providence generates $40K per year. High-performing properties earn $89K/year, while low-performing properties earn $15K/year. The wide performance gap indicates that revenue is heavily concentrated in top-tier assets despite an overall 17% decline in market-wide revenue.

Average home prices in Providence vary by property size: 1-bedroom properties cost approximately $278K, 2-bedroom homes average $382K, 3-bedroom properties are around $486K, and 4+ bedroom homes average $584K. These prices reflect median home values across the Providence, Newport, Warwick area.

Airbnb and VRBO can be profitable in Providence, 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. This yield variance highlights how specific property selection dictates profitability in a market where total supply has retracted.

The average occupancy rate for Airbnbs and VRBOs in Providence is 43%. This occupancy level, combined with an average nightly rate of $230, results in a RevPAR (revenue per available room) of $75 per day.

4+ bedroom properties demonstrate the strongest performance in Providence, with an average gross yield of 15% and annual revenue of $88K. These properties balance purchase price ($584K), operating costs, and rental demand most effectively in the Providence market.

Short-term rental regulations vary by jurisdiction in the Providence area. Providence: Moderate. Registration required, safety inspections, owner-occupancy for non-hosted rentals. Moderate enforcement with complaint-driven action. Newport: Strict. License required, owner-occupancy mandatory, density limits by zone, annual inspections. Active enforcement with fines and shutdowns. Warwick: Lenient. Business license and tax registration required, basic zoning compliance. Light enforcement, mostly complaint-based. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Providence Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 17% year-over-year, while RevPAR has decreased 17%. This indicates balanced supply-demand dynamics, as the contraction in listings aligns with the reduction in unit revenue, suggesting a stabilized market size.

Launch around May, 2-3 months before peak summer season (August peaks). This pre-peak timing lets you build reviews when competition is 8% 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 Providence listings include: Kitchen (97%), Air Conditioning (96%), Tv (89%), Heating (80%), Washing Machine (61%). Amenities that boost revenue the most include Washing Machine, Bbq, Pets Allowed, with Washing Machine properties earning approximately 27% more ($58K/year vs $45K/year).

Monthly estimated revenue per listing in Providence over the last 12 months: May: $2K, June: $3K, July: $3K, August: $3K, September: $3K, October: $3K, November: $2K, December: $2K, January: $1K, February: $1K, March: $2K, 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 Providence is $230, up 18% year-over-year. By property size: 1-bedroom properties average $136/night, 2-bedroom properties average $224/night, 3-bedroom properties average $290/night, 4+ bedroom properties average $640/night. Rates peak in August and are lowest in February.

Guests in Providence book an average of 28 days in advance, down 24% from last year. By property size: 1-bedroom: 22 days, 2-bedroom: 32 days, 3-bedroom: 31 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 Providence Airbnb and VRBO market has seen the following changes: supply declined 17%, revenue per listing decreased 17%, occupancy fell 9%, average nightly rates increased 18%, and lead time decreased 24%. These shifts suggest that shorter booking windows and higher rates are offsetting lower occupancy, reflecting a tightening competitive environment.

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