São Sebastião, São Paulo Airbnb Market Data 2026: STR Report & Statistics
How much can you earn on Airbnb in São Sebastião, São Paulo? Based on AirROI's 2026 dataset (April 2025 – March 2026), the short answer is $14,223 per year — at a $194 nightly rate, 28.7% occupancy, and a $60 RevPAR that reflects a wider gap between nightly rates and realized revenue that rewards occupancy-focused strategies.
São Sebastião's 6,108 active listings and selective demand that rewards strong listing quality and pricing strategy make it a major short-term rental market. Supply grew 46.1% over the past year, yet revenue and nightly rates both trended upward — a signal that traveler demand is outpacing new inventory rather than being diluted by it. For hosts, pricing power remains intact even as competition increases.
Regulation is low with minimal registration requirements, pointing to an operator-friendly environment. The data points to a market where fundamentals reward execution — the right property, priced well, in the right neighborhood still outperforms.
Table of Contents [hide] [show]
What Are the Key Airbnb Metrics in São Sebastião?
In São Sebastião, the headline Airbnb metrics are $14,223 in average annual revenue,28.7% occupancy, $194 ADR, and $60 in RevPAR, and guests book about 41 days in advance.
How Much Do Airbnb Hosts Earn Monthly in São Sebastião?
Understanding the monthly revenue variations for Airbnb listings in São Sebastião is key to maximizing your short term rental income potential. Seasonality significantly impacts earnings. Our analysis, based on data from the past 12 months, shows that the peak revenue month for STRs in São Sebastião is typically January, while June often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in São Sebastião across different performance tiers:
- Best-in-class properties (Top 10%) achieve $4,207+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $2,287 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $1,047 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $436, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in São Sebastião
What Is the Monthly Airbnb Occupancy Rate in São Sebastião?
Maximize your bookings by understanding the São Sebastião STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Januarysees the highest demand (peak season occupancy), while June experiences the lowest (low season). Effective strategies, like adjusting minimum stays or offering promotions, can boost occupancy during slower periods. Here's how different property tiers perform in São Sebastião:
- Best-in-class properties (Top 10%) achieve 66%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 46% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 25%.
- Entry-level properties (Bottom 25%) average 12% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in São Sebastião
What Is the Average Airbnb Nightly Rate in São Sebastião?
Effective short term rental pricing strategy in São Sebastião involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in São Sebastião typically peaks in January and dips lowest during April. Leveraging Airbnb dynamic pricing tools or strategies based on this seasonality can significantly boost revenue. Here's a look at the typical nightly rates achieved:
- Best-in-class properties (Top 10%) command rates of $411+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $244 or more.
- Typical properties (Median) charge around $134 per night.
- Entry-level properties (Bottom 25%) earn around $74 per night.
Average Daily Rate (ADR) Trend by Month in São Sebastião
What Is the RevPAR for Airbnb in São Sebastião?
RevPAR in São Sebastião is currently $60. Because RevPAR combines nightly rates with realized occupancy, it is one of the cleanest ways to compare how efficiently listings turn demand into revenue across the market.
- Entry-level properties (Bottom 25%) see $19 RevPAR.
- Typical properties (Median) generate $39 RevPAR.
- Strong performers (Top 25%) earn $78 RevPAR.
- Best-in-class (Top 10%) achieve $132 RevPAR.
Average Monthly RevPAR Trend in São Sebastião
RevPAR Insights for São Sebastião
- The average RevPAR in São Sebastião is $60. This metric combines nightly rates with realized occupancy, making it one of the best single-number indicators of market efficiency.
- The gap between the top 10% ($132) and bottom 25% ($19) is $113, indicating significant performance disparity driven by property quality, pricing strategy, and location.
- RevPAR peaks in Jan and bottoms out in Jun, mirroring the broader seasonal demand pattern and suggesting opportunities for dynamic pricing.
Recommendations for Hosts
- Track your own RevPAR monthly against these São Sebastião benchmarks. If your RevPAR falls below the median of $39, examine whether low occupancy or low ADR is the primary drag.
- Top-quartile listings achieve $78+ RevPAR through a combination of competitive pricing, strong reviews, and strategic amenities. Target this tier through incremental improvements.
- Use RevPAR rather than revenue alone when comparing properties of different sizes — it normalizes for available nights and gives a more accurate picture of performance.
Get Live São Sebastião Market Intelligence 👇
Explore Real-time Analytics
When Is the Peak Season for Airbnb in São Sebastião?
São Sebastião's peak Airbnb season falls in January, December, February, while the softest stretch is June, August, September. Overall, the market shows highly seasonal trends requiring careful strategy, which should guide pricing, minimum stays, and cash-flow planning.
Peak Season (January, December, February)
- Revenue averages $3,084 per month
- Occupancy rates average 42.3%
- Daily rates average $235
Shoulder Season
- Revenue averages $1,541 per month
- Occupancy maintains around 29.8%
- Daily rates hold near $187
Low Season (June, August, September)
- Revenue drops to average $1,068 per month
- Occupancy decreases to average 22.3%
- Daily rates adjust to average $178
Seasonality Insights for São Sebastião
- Airbnb seasonality in São Sebastião is pronounced. Revenue swings sharply between peak and low months, which means pricing strategy, minimum-stay settings, and cash reserves all need to account for extended slower periods.
- During the high season, the absolute peak month showcases São Sebastião's highest earning potential, with monthly revenues climbing to $3,772, occupancy reaching 48.3%, and ADRs peaking at $243.
- Conversely, the slowest single month marks the market's lowest point — revenue may dip to $1,015, occupancy could drop to 18.9%, and ADRs may adjust to $174.
- Lower occupancy paired with meaningful seasonality means hosts in São Sebastião need to maximize every peak-season booking and seriously consider whether off-season pricing adjustments or minimum-stay changes can capture incremental revenue.
Seasonal Strategies for Maximizing Profit
- Peak Season: Maximize revenue through premium pricing and potentially longer minimum stays. Ensure high availability and consider tightening cancellation policies to reduce last-minute gaps.
- Low Season: Offer competitive pricing, extended-stay discounts, and flexible cancellation policies. Target off-season travelers like remote workers, budget-conscious guests, and travelers with flexible schedules.
- Shoulder Seasons: Implement dynamic pricing that bridges peak and low rates. Target weekend travelers, local events, and business visitors. Slightly more flexible terms than peak season can help maintain occupancy without deep discounting.
- In a highly seasonal market like São Sebastião, building a cash reserve during the top months is essential for covering fixed costs during the slow period. Automated pricing tools can help capture demand shifts in real time.
Do You Need a License for Airbnb in São Sebastião?
São Sebastião, São Paulo, Brazil currently shows a low regulation profile despite having 6,108 active listings. Larger markets with light regulation can attract new supply quickly, but that also means regulatory frameworks may evolve as local governments respond to growth — staying informed protects your investment. Always verify the latest short-term rental regulations and Airbnb license requirements directly with local government authorities for São Sebastião to ensure full compliance before hosting.
(Source: AirROI data, 2026, based on 0% licensed listings)
What Are the Best Neighborhoods for Airbnb in São Sebastião?
São Sebastião is a large short-term rental market, and performance varies significantly by location within the city. The neighborhoods below are among the most active areas for Airbnb hosts — each with distinct guest demographics, demand drivers, and local attractions. Use this as a starting point for neighborhood-level investment analysis in São Sebastião, São Paulo.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Maçãs Beach | A popular beach known for its beautiful scenery and vibrant nightlife. It's a favorite among tourists and locals for its bars, restaurants, and water sports activities. | Maçãs Beach, Praia das Conchas, Cachoeira do Ribeirão, Night market, Surf schools |
| Camburi Beach | A stunning beach with a laid-back vibe, popular for its natural beauty and ideal surfing conditions. Attracts a mix of families and young adults looking for relaxation and nature. | Camburi Beach, Waterfall of Camburi, Hiking trails, Local craft shops, Cozy beachfront bars |
| Boiçucanga | Known for its stunning beaches and lush green hills, Boiçucanga attracts tourists looking for tranquility and natural beauty, alongside various ecotourism activities. | Boiçucanga Beach, Natural pools, Hiking trails to waterfalls, Cultural heritage sites, Monthly artisan fair |
| Praia de Juquehy | An upscale beach region that boasts beautiful sands and crystal clear waters, popular among tourists looking for luxurious relaxation and seaside resorts. | Juquehy Beach, Charming beachside cafes, Water sports, Boat tours, Local artisan shops |
| Maresias | Famous for its surfing waves and lively nightlife, Maresias attracts a younger crowd and is one of the most famous beaches in the region, making it an ideal Airbnb market. | Maresias Beach, Surf schools, Beach clubs, Ecological trails, Local seafood restaurants |
| Centro Histórico de São Sebastião | Rich in history and culture, this area's colonial architecture and waterfront adds charm for tourists interested in history, art, and local cuisine. | Historic center, São Sebastião Church, Local artisan markets, Cultural events, Harbor views |
| Barra do Una | A less commercialized beach, perfect for those seeking a tranquil escape in nature. It's great for eco-tourism and offers stunning landscapes and wildlife. | Barra do Una Beach, Mangroves, Kayaking, Wildlife spotting, Fishing spots |
| Siriúba | A hidden gem with breathtaking views and pristine beaches, Siriúba is ideal for eco-conscious travelers and offers a more serene experience away from the crowds. | Siriúba Beach, Hiking trails, Eco-lodges, Bird watching, Scenic viewpoints |
With 8 distinct neighborhoods showing meaningful short-term rental activity, São Sebastião offers diversification within a single market. Investors can tailor their strategy — from high-turnover tourist zones to quieter residential areas that attract longer stays and remote workers.
What Types of Properties Are on Airbnb in São Sebastião?
Room Type Distribution
Property Type Distribution
Market Composition Insights for São Sebastião
- The São Sebastião Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 88.7% of the 6,108 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in São Sebastião, House properties are the most common (76.6%), reflecting the local real estate landscape.
- Houses represent a significant 76.6% portion, catering likely to families or larger groups.
- The presence of 5.5% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like others, outdoor/unique, unique stays (combined 3.1%) offer potential for unique stay experiences.
São Sebastião Airbnb Room Capacity Analysis (2026): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for São Sebastião
- The dominant room capacity in São Sebastião is 3 bedrooms listings, making up 22.8% of the market. This suggests a strong demand for properties suitable for families or small groups.
- Together, 3 bedrooms and 2 bedrooms properties represent 44.3% of the active Airbnb listings in São Sebastião, indicating a high concentration in these sizes.
- A significant 49.2% of listings offer 3+ bedrooms, catering to larger groups and families seeking more space in São Sebastião.
São Sebastião Vacation Rental Guest Capacity Trends (2026)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for São Sebastião
- The most common guest capacity trend in São Sebastião vacation rentals is listings accommodating 8+ guests (45.2%). This suggests the primary traveler segment is likely larger groups.
- Properties designed for 8+ guests and 6 guests dominate the São Sebastião STR market, accounting for 60.2% of listings.
- 64.4% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in São Sebastião.
- On average, properties in São Sebastião are equipped to host 5.8 guests.
How Do Listings in São Sebastião Compare on Quality?
Listing quality in São Sebastião can be approximated through presentation depth, bedroom count, and how often hosts disclose exact locations. These signals show how professionally the local supply base is merchandised.
Listing Quality Insights for São Sebastião
- At 41.5 photos per listing on average, São Sebastião hosts invest well in visual presentation. Listings with 20+ photos consistently outperform in search ranking and conversion.
- 23.7% of listings show their exact location. Lower disclosure rates can increase booking hesitation — guests want to know exactly where they are staying.
Recommendations for Hosts
- Enable exact location if possible — it removes a common source of guest uncertainty and can improve your listing's position in map-based searches.
- Use these quality indicators as a self-audit checklist. Listings that exceed the São Sebastião averages across all three metrics are better positioned for premium pricing.
What Amenities Do Airbnb Guests Expect in São Sebastião?
Amenity Prevalence
Amenity Insights for São Sebastião
- Essential amenities in São Sebastião that guests expect include: Wifi. Lacking these (this) could significantly impact bookings.
- Popular amenities like TV, Kitchen, Free parking on premises are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for São Sebastião: Wifi.
- Prioritize adding missing essentials: Wifi.
- Consider adding popular differentiators like TV or Kitchen to increase appeal.
- Highlight unique or less common amenities you offer (e.g., hot tub, dedicated workspace, EV charger) in your listing description and photos.
- Regularly check competitor amenities in São Sebastião to stay competitive.
Which Airbnb Amenities Boost Revenue in São Sebastião?
Not every amenity matters equally. This table focuses on the amenities most associated with higher revenue in São Sebastião, which makes it more useful for prioritizing upgrades than a simple popularity list alone.
| Amenity | Prevalence | Revenue With | Revenue Without | Revenue Uplift |
|---|---|---|---|---|
TV | 93.8% | $15,111 | $827 | 1727.3% |
Air conditioning | 85.0% | $16,395 | $1,941 | 744.8% |
Kitchen | 92.8% | $14,980 | $4,415 | 239.3% |
PianoHigh opportunity | 0.1% | $41,700 | $14,196 | 193.8% |
Movie theaterHigh opportunity | 0.2% | $41,071 | $14,170 | 189.8% |
Baby monitorHigh opportunity | 0.1% | $40,661 | $14,197 | 186.4% |
EV chargerHigh opportunity | 1.1% | $37,464 | $13,957 | 168.4% |
DishwasherHigh opportunity | 8.9% | $32,945 | $12,392 | 165.8% |
Pack ’n play/Travel cribHigh opportunity | 3.6% | $33,998 | $13,484 | 152.1% |
BBQ grill | 76.2% | $16,561 | $6,739 | 145.7% |
Revenue Impact Insights for São Sebastião
- TV tops the revenue impact list with a 1727.3% uplift — listings with this amenity earn $15,111 vs. $827 without it.
- High-opportunity amenities — Piano, Movie theater, Baby monitor — combine revenue uplift above 100% with prevalence under 10%, meaning most competitors haven't adopted them yet.
- TV, Air conditioning, Kitchen — while widespread — still correlate with meaningful revenue gains, making them table stakes rather than true differentiators.
Recommendations for Hosts
- Prioritize adding Piano — it has the best combination of high revenue impact and low market saturation in São Sebastião.
- Focus your upgrade budget on amenities in the top half of this table. Below-median amenities may improve guest experience but contribute less to revenue growth.
- Highlight revenue-impacting amenities prominently in your listing title, photos, and description — guests can't value what they don't notice.
Dive Deeper: Advanced São Sebastião STR Market Data (2026)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for São Sebastião. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsSão Sebastião Airbnb Guest Demographics & Profile Analysis (2026)
Guest Profile Summary for São Sebastião
- The typical guest profile for Airbnb in São Sebastião consists of primarily domestic travelers (93%), often arriving from nearby São Paulo, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking Portuguese or English.
- Domestic travelers account for 93.3% of guests.
- Key international markets include Brazil (93.3%) and United States (1.6%).
- Top languages spoken are Portuguese (43.5%) followed by English (32.8%).
- A significant demographic segment is the Post-2000s (Gen Z/Alpha) group, representing 50% of guests.
Recommendations for Hosts
- Target domestic marketing efforts towards travelers from São Paulo and Campinas.
- Tailor amenities and listing descriptions to appeal to the dominant Post-2000s (Gen Z/Alpha) demographic (e.g., highlight fast WiFi, smart home features, local guides).
- Highlight unique local experiences or amenities relevant to the primary guest profile.
- Consider seasonal promotions aligned with peak travel times for key origin markets.
What Are Airbnb Guest Ratings in São Sebastião?
Listings in São Sebastião average 4.85 out of 5 overall, with about 38.9 reviews per active listing and 38.8% of listings carrying the Guest Favorite badge.
Rating Breakdown by Category
Guest Rating Insights for São Sebastião
- With an overall rating of 4.85, São Sebastião listings meet an exceptionally high bar. Guests consistently report strong satisfaction, which drives repeat bookings and referral traffic.
- The strongest subcategory is Communication (4.92), while Value (4.74) trails behind — a useful signal for hosts looking to prioritize upgrades.
- 38.8% of listings carry the Guest Favorite badge, a strong trust signal that can meaningfully lift click-through and booking rates.
Recommendations for Hosts
- Focus improvement efforts on Value — even small gains in the weakest subcategory can lift overall ratings and search ranking.
- Encourage guests to leave reviews after checkout. Listings with more reviews rank higher in search results and convert browsers into bookers more effectively.
São Sebastião Airbnb Booking Patterns (2026): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for São Sebastião
- The most common availability pattern in São Sebastião falls within the 271-366 days range, representing 70.7% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 92.4% of listings show high availability (181+ days open annually), indicating potential for increased bookings or specific owner usage patterns.
- For booked days, the 1-30 days range is most frequent in São Sebastião (35.2%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 8.1% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
How Far in Advance Do Guests Book Airbnb in São Sebastião?
Average Booking Lead Time by Month
Booking Lead Time Insights for São Sebastião
- The overall average booking lead time for vacation rentals in São Sebastião is 41 days.
- Guests book furthest in advance for stays during December (average 67 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in July (average 19 days), indicating more last-minute travel plans during this time.
- Seasonally, Winter (49 days avg.) sees the longest lead times, while Summer (21 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (41 days) as a baseline for your pricing and availability strategy in São Sebastião.
- For December stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 67 days out to capitalize on advance planning.
- Target marketing efforts for the Winter season well in advance (at least 49 days) to capture early planners.
- Monitor your own booking lead times against these São Sebastião averages to identify opportunities for dynamic pricing adjustments.
What Is the Average Length of Stay for Airbnb in São Sebastião?
Guests in São Sebastião stay about 4.5 nights on average, generating roughly 88,436 reservations and 14.6 bookings per listing in the latest AirROI dataset. The most common check-in time is 3:00 PM and check-out is 12:00 PM.
Monthly Length of Stay in São Sebastião
Check-in Time Distribution
Check-out Time Distribution
Stay Pattern Insights for São Sebastião
- A mid-range stay length points to leisure-driven demand — weekend getaways and short vacations. Hosts should optimize for quick turnover efficiency while keeping the guest experience smooth.
- 14.6 bookings per listing is a manageable pace that balances revenue with operational overhead.
- Stay lengths peak in Dec (5.8 nights) and shorten in Jun (3.1 nights). Adjust minimum-night requirements seasonally to match.
Recommendations for Hosts
- With shorter average stays, focus on streamlining turnover. Self-check-in, reliable cleaning crews, and pre-staged amenities can reduce per-booking operational costs.
- Set your check-in time to match or beat the market standard of 3:00 PM. Offering early check-in flexibility can be a low-cost differentiator.
- Monitor length-of-stay seasonality to adjust minimum-night requirements — longer minimums during peak periods maximize revenue while shorter minimums fill gaps in shoulder seasons.
São Sebastião Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
718 listings
11.8% of total
2 Nights
2573 listings
42.1% of total
3 Nights
266 listings
4.4% of total
4-6 Nights
137 listings
2.2% of total
7-29 Nights
31 listings
0.5% of total
30+ Nights
2382 listings
39% of total
Key Insights
- The most prevalent minimum stay requirement in São Sebastião is 2 Nights, adopted by 42.1% of listings. This highlights the market's preference for shorter, flexible bookings.
- A significant segment (39%) caters to monthly stays (30+ nights) in São Sebastião, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 2 Nights minimum stay, as 42.1% of São Sebastião hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 11.8% currently do.
- A 2-night minimum appears standard (42.1%). Consider this for weekends or peak periods.
- Explore offering discounts for stays of 30+ nights to attract the 39% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in São Sebastião.
São Sebastião Airbnb Cancellation Policy Trends Analysis (2026)
Non-refundable
2 listings
0% of total
Refundable
7 listings
0.1% of total
Limited
138 listings
2.3% of total
Super Strict 30 Days
30 listings
0.5% of total
Super Strict 60 Days
32 listings
0.5% of total
Flexible
860 listings
14.1% of total
Moderate
1174 listings
19.2% of total
Firm
2871 listings
47.1% of total
Strict
986 listings
16.2% of total
Cancellation Policy Insights for São Sebastião
- The prevailing Airbnb cancellation policy trend in São Sebastião is Firm, used by 47.1% of listings.
- A majority (63.3%) of hosts in São Sebastião utilize Firm or Strict policies, indicating a market where hosts prioritize booking security.
Recommendations for Hosts
- Consider adopting a Firm policy to align with the 47.1% market standard in São Sebastião.
- Regularly review your cancellation policy against competitors and market demand shifts in São Sebastião.
How Much Are Airbnb Cleaning Fees in São Sebastião?
Cleaning fees in São Sebastião are meaningful operating levers, not just pass-through charges. What matters most is how often hosts charge them, how high they run relative to market norms, and how large a share of gross revenue they consume.
Cleaning Fee Insights for São Sebastião
- 78.1% of listings charge a cleaning fee, making it standard practice in São Sebastião. Guests expect it and factor it into their booking decisions.
- The average cleaning fee of $41 is close to the median ($37), suggesting a relatively consistent fee structure across the market.
- Cleaning fees represent 4.9% of gross revenue on average — a modest component of the overall booking price.
Recommendations for Hosts
- Price your cleaning fee competitively against the São Sebastião median of $37. Fees significantly above market norms can deter bookings, especially for shorter stays.
- Monitor competitor cleaning fees regularly. Airbnb's search algorithm factors in total price, so a well-calibrated cleaning fee can improve your listing's ranking.
What Do the Top Airbnb Listings in São Sebastião Look Like?
Benchmark your potential! Explore examples of top-performing Airbnb properties in São Sebastiãobased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Guaecá Beach House - Pé na Areia - 8 Suites
Entire Place • 8 bedrooms
Beachfront condominium house in Juquehy
Entire Place • 5 bedrooms
Beach house in Guaecá
Entire Place • 6 bedrooms
Excellent house-Quadra/Pool-Pauba-Prox. Maresias
Entire Place • 6 bedrooms
Charming house right on the sand
Entire Place • 6 bedrooms
Pauba Nature House
Entire Place • 6 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Who Are the Top Airbnb Hosts in São Sebastião?
Learn from the best! This table showcases top-performing Airbnb hosts in São Sebastião based on the number of properties managed and estimated total revenue over the past year. Analyze their scale and performance metrics.
| Host Name | Properties | Grossing Revenue | Stay Reviews | Avg Rating |
|---|---|---|---|---|
| Daniela Nicastro | 2 | $385,878 | 99 | 4.98/5.0 |
| Lavinia | 5 | $360,635 | 121 | 4.91/5.0 |
| Alugue Maresias | 21 | $347,459 | 426 | 4.88/5.0 |
| Ericka Leyla | 13 | $340,446 | 1015 | 4.76/5.0 |
| Tarcísio | 8 | $334,598 | 218 | 4.77/5.0 |
| Gabriele | 2 | $329,045 | 202 | 4.99/5.0 |
| Mario E Lilian | 3 | $319,336 | 192 | 4.93/5.0 |
| Mateus | 12 | $317,193 | 63 | 4.78/5.0 |
| Jade Martins | 3 | $303,935 | 680 | 4.91/5.0 |
| Familia Leal | 9 | $299,435 | 410 | 4.92/5.0 |
Analyzing the strategies of top hosts, such as their property selection, pricing, and guest communication, can offer valuable lessons for optimizing your own Airbnb operations in São Sebastião.
Who Are the Airbnb Hosts in São Sebastião?
São Sebastião has a relatively balanced host base.
Host Profile Insights for São Sebastião
- A 44.1% Superhost share is healthy — enough experienced operators to anchor quality without making the market impenetrable for newcomers.
- 3.0% of listings are professionally managed, reflecting a market still dominated by individual hosts.
- 1.9% of listings have Instant Book enabled. Lower Instant Book adoption means many guests must request approval, which can slow conversions.
- 65.2% of listings use Airbnb's simplified pricing (host-only fee), where the host pays the entire platform service fee and the guest sees one all-in price with no separate Airbnb service charge. High adoption signals a professional, PMS-connected host base — Airbnb mandates simplified pricing for software-connected listings.
Recommendations for Hosts
- Earning Superhost status can significantly improve search ranking and guest trust. Focus on maintaining high response rates, low cancellations, and strong reviews.
- Consider enabling Instant Book — it reduces booking friction and Airbnb's algorithm tends to favor Instant Book listings in search results.
- With 23.3% cohosted listings, there may be a growing local market for property management services.
- Benchmark your host metrics against these São Sebastião averages regularly and adjust your hosting strategy based on what top performers do differently.
Top Professional Management Companies in São Sebastião
These are the highest-grossing professional property management operations in São Sebastião, ranked by total revenue across their portfolio. Their performance metrics offer a benchmark for what institutional-level hosting looks like in this market.
| Company | Listings | Revenue | ADR | Occ. | Rating |
|---|---|---|---|---|---|
| Alugue Maresias | 21 | $347,459 | $135 | 40.1% | 4.88/5 |
| Tarcísio | 8 | $334,598 | $255 | 45.1% | 4.77/5 |
| Karen Pinheiro | 10 | $274,442 | $157 | 50.5% | 4.86/5 |
| 33 Hosts | 12 | $256,036 | $298 | 23.3% | 4.69/5 |
| Hospedagem Valentina | 24 | $239,389 | $72 | 35.1% | 4.81/5 |
| João Vitor | 6 | $234,898 | $306 | 34.1% | 4.79/5 |
| Casas Paradiso | 5 | $232,185 | $582 | 27.7% | 4.75/5 |
| Danilo | 8 | $227,080 | $977 | 21.5% | 4.89/5 |
| Acordei Quero Praia | 2 | $188,501 | $670 | 31.8% | 4.91/5 |
| Carolina | 1 | $185,677 | $762 | 56.8% | 4.92/5 |
Management Company Insights for São Sebastião
- The leading management company, Alugue Maresias, operates 21 listings with $347,459 in gross revenue — a useful benchmark for what scale looks like in São Sebastião.
- Top managers average 10 properties each, suggesting professional management in São Sebastião still operates at a relatively boutique scale.
- Professionally managed listings in the top tier average 4.83/5 in guest ratings — demonstrating that scale and quality can coexist.
Recommendations
- With only 3.0% of listings professionally managed, there may be an opportunity to differentiate through more structured operations and consistent guest experiences.
- Study how top management companies price, position, and maintain their portfolios — their ADR and occupancy rates reflect strategies refined across dozens of listings.
- If you're considering hiring a property manager, compare their portfolio performance against these benchmarks before committing.
How Does São Sebastião's Airbnb Market Compare to Nearby Cities?
How does the São Sebastião Airbnb market stack up against its neighbors? Compare key performance metrics like average monthly revenue, ADR, and occupancy rates in surrounding areas to understand the broader regional STR landscape.
Compared with Ilha Grande, São Sebastião has 10 percentage points lower occupancy and about $23 higher ADR. That helps frame whether this market is winning more on demand, pricing, or both.
| Market | Active Properties | Monthly Revenue | Daily Rate | Avg. Occupancy |
|---|---|---|---|---|
| Ilha Grande | 11 | $2,040 | $170.41 | 39% |
| Tuiuti | 18 | $1,836 | $163.76 | 31% |
| Morungaba | 31 | $1,515 | $273.02 | 27% |
| Valinhos | 57 | $1,478 | $195.70 | 33% |
| Campo Limpo Paulista | 49 | $1,465 | $183.08 | 29% |
| Pedra Bela | 26 | $1,398 | $140.32 | 32% |
| Itatiba | 162 | $1,381 | $190.54 | 29% |
| Bom Jesus dos Perdões | 82 | $1,306 | $174.60 | 28% |
| Bertioga | 4,387 | $1,251 | $198.15 | 29% |
| Brazópolis | 22 | $1,208 | $152.20 | 27% |
Frequently Asked Questions About Airbnb in São Sebastião
These quick answers summarize the most common investor and operator questions using AirROI's latest market data for São Sebastião.
How much do Airbnb hosts make in São Sebastião?
São Sebastião hosts earn about $14,223 per year on average, with an average nightly rate of $194 and RevPAR of $60. Those figures describe the typical revenue environment for active listings in São Sebastião, São Paulo, not the ceiling for the best operators. Source: AirROI 2026 data, São Sebastião market, April 2025 to March 2026.
What is the average Airbnb occupancy rate in São Sebastião?
The average Airbnb occupancy rate in São Sebastião is 28.7%. January is the strongest month and June is the softest, so hosts should expect demand to move meaningfully throughout the year rather than stay flat.
What is the average Airbnb daily rate in São Sebastião?
Listings in São Sebastião average $194 per night. The broader pricing spread also matters: lower-performing listings cluster closer to the lower quartiles, while premium homes can price materially above the city average when demand spikes or listing quality stands out.
How many Airbnb listings are active in São Sebastião?
São Sebastião currently has about 6,108 active Airbnb listings in AirROI's market dataset. That supply count helps explain how competitive the market is, how much depth there is for benchmarking, and whether the market behaves like a niche destination or a scaled urban market.
How strict are short-term rental regulations in São Sebastião?
AirROI currently classifies the short-term rental regulation level in São Sebastião as Low. The dataset also shows about 0.2% of listings with registration evidence. That is a market signal, not legal advice, so hosts should still confirm current licensing and compliance rules locally before listing.
What is the RevPAR for Airbnb in São Sebastião?
RevPAR in São Sebastião is about $60. That metric combines pricing and occupancy into one efficiency number, so it is often a better quick benchmark than ADR alone when investors want to compare how well listings convert nightly rates into realized revenue.
Is Airbnb profitable in São Sebastião?
Occupancy of 28.7% means São Sebastião is a more selective market. Profitability is achievable but requires careful cost management, premium positioning, or targeting longer stays to reduce turnover. Average annual revenue is $14,223, but individual returns depend on property type, location within the city, and the host's operating efficiency.
How far in advance do guests book Airbnb in São Sebastião?
The average booking lead time in São Sebastião is about 41 days — a moderate lead time that gives hosts planning visibility while still benefiting from last-minute bookings. Hosts who understand their market's booking cadence can adjust minimum stays and pricing windows accordingly.
What are the best neighborhoods for Airbnb in São Sebastião?
Based on AirROI's analysis, some of the top neighborhoods for short-term rentals in São Sebastião include Maçãs Beach, Camburi Beach, Boiçucanga. Each area attracts different guest profiles — from business travelers to leisure visitors — so the best location depends on the property type and target audience a host is aiming for. See the full neighborhood breakdown above.
What type of property performs best on Airbnb in São Sebastião?
entire_home listings make up 88.7% of the active supply in São Sebastião. The most common configuration does not always mean the most profitable — operators who identify underserved property types or bedroom counts can sometimes outperform the market average by filling a gap in local supply.
How does São Sebastião compare to nearby Airbnb markets?
Among neighboring markets, Ilha Grande posts $24,476 in average annual revenue with 39.3% occupancy, compared to São Sebastião's $14,223 and 28.7%. Comparing nearby markets helps investors understand whether a destination's performance reflects local demand or broader regional trends.
What is the average length of stay in São Sebastião?
The average Airbnb stay length in São Sebastião is about 4.5 nights. That matters for turnover, cleaning operations, and pricing strategy because shorter stays increase changeovers while longer stays can smooth occupancy and reduce operational friction.
What is the average Airbnb guest rating in São Sebastião?
Airbnb listings in São Sebastião average 4.85 out of 5 overall. About 38.8% of listings carry the guest favorite badge, which suggests a meaningful share of inventory is competing on review quality rather than price alone.
Which amenities boost Airbnb revenue in São Sebastião?
TV and Air conditioning are among the strongest revenue-linked amenities in São Sebastião. In AirROI's latest dataset, listings with these amenities outperform those without on average revenue, which makes amenities analysis useful for prioritizing investment and listing upgrades.
Do Airbnb hosts charge cleaning fees in São Sebastião?
Yes. About 78.1% of active Airbnb listings in São Sebastião charge a cleaning fee, and the average fee is $41. The more important operating benchmark is how much of gross revenue that fee consumes, not just the absolute dollar amount.
What percentage of Airbnb hosts are Superhosts in São Sebastião?
A 44.1% Superhost rate signals a highly competitive market where review quality and responsiveness are table stakes, not differentiators.
About AirROI Market Data
AirROI tracks over 20 million properties across 190+ countries and maintains 15+ years of historical performance data, making it one of the deepest Airbnb and STR intelligence platforms available. The analytics pipeline aggregates listing-level data monthly — revenue, occupancy, nightly rates, RevPAR, guest demographics, booking patterns, and competitive supply — so investors and operators can benchmark any market against its own history and against neighboring destinations.
Real estate investors, property managers, financial institutions, hedge funds, tourism boards, hospitality consultants, tech platforms, and academic researchers rely on AirROI data to underwrite acquisitions, optimize pricing, model macro trends, and conduct peer-reviewed research. Data is available through in-depth market reports like this one and the Airbnb API with 22 endpoints and an Airbnb MCP Server for AI agents.
AirROI proprietary analytics as of 2026-03-31. Metrics reflect trailing twelve-month aggregates from active listings. Revenue figures are market averages, not projections. Neighborhood descriptions are AI-generated and reviewed for accuracy. For full methodology, see the data methodology page.