Santos, São Paulo Airbnb Market Data 2026: STR Report & Statistics
How much can you earn on Airbnb in Santos, São Paulo? Based on AirROI's 2026 dataset (July 2025 – June 2026), the short answer is $6,367 per year — at a $80 nightly rate, 34.2% occupancy, and a $27 RevPAR that reflects a wider gap between nightly rates and realized revenue that rewards occupancy-focused strategies.
Santos's 2,565 active listings and selective demand that rewards strong listing quality and pricing strategy make it a major short-term rental market. Supply grew 50.3% and nightly rates have risen, creating an environment where the most bookable listings stand to capture outsized share. Hosts who pair competitive pricing with strong guest experience are well-positioned to convert the growing traveler base into consistent bookings.
Regulation is low with minimal registration requirements, pointing to an operator-friendly environment. For data-driven hosts, the opportunity lies in reading these signals and positioning accordingly.
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What Are the Key Airbnb Metrics in Santos?
In Santos, the headline Airbnb metrics are $6,367 in average annual revenue,34.2% occupancy, $80 ADR, and $27 in RevPAR, and guests book about 29 days in advance.
How Much Do Airbnb Hosts Earn Monthly in Santos?
Understanding the monthly revenue variations for Airbnb listings in Santos 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 Santos is typically December, while June often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Santos across different performance tiers:
- Best-in-class properties (Top 10%) achieve $1,783+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $1,108 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $618 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $287, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Santos
What Is the Monthly Airbnb Occupancy Rate in Santos?
Maximize your bookings by understanding the Santos 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 Santos:
- Best-in-class properties (Top 10%) achieve 74%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 55% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 32%.
- Entry-level properties (Bottom 25%) average 15% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Santos
What Is the Average Airbnb Nightly Rate in Santos?
Effective short term rental pricing strategy in Santos involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Santos typically peaks in December and dips lowest during August. 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 $134+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $91 or more.
- Typical properties (Median) charge around $62 per night.
- Entry-level properties (Bottom 25%) earn around $45 per night.
Average Daily Rate (ADR) Trend by Month in Santos
What Is the RevPAR for Airbnb in Santos?
RevPAR in Santos is currently $27. 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 $13 RevPAR.
- Typical properties (Median) generate $22 RevPAR.
- Strong performers (Top 25%) earn $35 RevPAR.
- Best-in-class (Top 10%) achieve $51 RevPAR.
Average Monthly RevPAR Trend in Santos
RevPAR Insights for Santos
- The average RevPAR in Santos is $27. 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% ($51) and bottom 25% ($13) is $38, suggesting a relatively compressed market where operational differences yield moderate returns.
- RevPAR peaks in Dec and bottoms out in Aug, mirroring the broader seasonal demand pattern and suggesting opportunities for dynamic pricing.
Recommendations for Hosts
- Track your own RevPAR monthly against these Santos benchmarks. If your RevPAR falls below the median of $22, examine whether low occupancy or low ADR is the primary drag.
- Top-quartile listings achieve $35+ 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.
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When Is the Peak Season for Airbnb in Santos?
Santos's peak Airbnb season falls in December, January, 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 (December, January, February)
- Revenue averages $1,249 per month
- Occupancy rates average 42.5%
- Daily rates average $88
Shoulder Season
- Revenue averages $770 per month
- Occupancy maintains around 36.0%
- Daily rates hold near $75
Low Season (June, August, September)
- Revenue drops to average $588 per month
- Occupancy decreases to average 31.0%
- Daily rates adjust to average $73
Seasonality Insights for Santos
- Airbnb seasonality in Santos 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 Santos's highest earning potential, with monthly revenues climbing to $1,412, occupancy reaching 46.2%, and ADRs peaking at $89.
- Conversely, the slowest single month marks the market's lowest point — revenue may dip to $561, occupancy could drop to 24.7%, and ADRs may adjust to $70.
- Lower occupancy paired with meaningful seasonality means hosts in Santos 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 Santos, 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 Santos?
Santos, São Paulo, Brazil currently shows a low regulation profile despite having 2,565 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 Santos to ensure full compliance before hosting.
(Source: AirROI data, 2026, based on 0% licensed listings)
What Are the Best Neighborhoods for Airbnb in Santos?
Santos 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 Santos, São Paulo.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Gonzaga | A vibrant beachfront neighborhood, ideal for tourists with a lively atmosphere. Close to shopping centers, restaurants, and cultural sites. | Shopping Parque Balneário, Orla de Santos, Praia de Gonzaga, Museu Pelé, Morro do Sabão |
| Boqueirão | Known for its family-friendly environment, this area offers a combination of beach and urban life, making it attractive for both leisure and business travelers. | Praia do Boqueirão, Biquinha de Anchieta, Vila de São Vicente, Teatro Astral, Restaurantes a beira-mar |
| Embaré | A traditional neighborhood with a strong local culture, it attracts visitors looking for a more authentic experience while still being close to the beach. | Praia do Embaré, Casario do Embaré, Feira de Artesanato, Igreja do Embaré, Caminhada pela orla |
| Ponta da Praia | A quieter area that's perfect for families, known for its parks and proximity to the Santos Yacht Club. Offers beautiful views and a relaxed vibe. | Praia Ponta da Praia, Aquário de Santos, Orquidário Municipal, Praça da Independência, Parque Roberto Mário Santini |
| Santos Historic Center | Rich in history, this area attracts tourists with its colonial architecture and cultural attractions. Ideal for those interested in heritage and local history. | Museu de Pesca, Sala São Paulo, Centro Cultural Mendes, Praça Mauá, Teatro Coliseu |
| José Menino | A beachfront neighborhood popular with young adults and families, offering a lively atmosphere with plenty of bars and restaurants along the coast. | Praia do José Menino, Praça das bandeiras, Jardim das Artes, Mirante da Ponta da Praia, Ciclofaixa |
| São Vicente | Adjacent to Santos, this area is known for its calm beaches and is ideal for those seeking to escape the bustling city while enjoying coastal activities. | Praia do Itararé, Praia do Gonzaguinha, Parque do Itararé, Museu de História Natural, Feiras de Rua |
| Saboó | A more local neighborhood, away from the tourist spots but attractive for those wanting to experience everyday life in Santos, with local markets and eateries. | Feira do Saboó, Mercado Municipal, Igreja de São Judas Tadeu, Parque Ecológico, Caminhadas na região |
With 8 distinct neighborhoods showing meaningful short-term rental activity, Santos 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 Santos?
Room Type Distribution
Property Type Distribution
Market Composition Insights for Santos
- The Santos Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 94.9% of the 2,565 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Santos, Apartment/Condo properties are the most common (96.7%), reflecting the local real estate landscape.
- Smaller segments like house, hotel/boutique, others (combined 3.2%) offer potential for unique stay experiences.
Santos Airbnb Room Capacity Analysis (2026): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Santos
- The dominant room capacity in Santos is 1 bedroom listings, making up 58.4% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 83.0% of the active Airbnb listings in Santos, indicating a high concentration in these sizes.
- With over half the market (58.4%) consisting of studios or 1-bedroom units, Santos is particularly well-suited for individuals or couples.
- Listings with 3+ bedrooms (7.4%) represent a smaller niche, potentially indicating an underserved market for larger group accommodations in Santos.
Santos Vacation Rental Guest Capacity Trends (2026)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Santos
- The most common guest capacity trend in Santos vacation rentals is listings accommodating 4 guests (40%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 6 guests dominate the Santos STR market, accounting for 52.8% of listings.
- 20.6% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Santos.
- On average, properties in Santos are equipped to host 4.2 guests.
How Do Listings in Santos Compare on Quality?
Listing quality in Santos 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 Santos
- At 30.2 photos per listing on average, Santos hosts invest well in visual presentation. Listings with 20+ photos consistently outperform in search ranking and conversion.
- 45.3% 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 Santos averages across all three metrics are better positioned for premium pricing.
What Amenities Do Airbnb Guests Expect in Santos?
Amenity Prevalence
Amenity Insights for Santos
- Essential amenities in Santos that guests expect include: Wifi, TV, Kitchen. Lacking these (any) could significantly impact bookings.
- Popular amenities like Dishes and silverware, Air conditioning, Stove are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Santos: Wifi, TV, Kitchen.
- Prioritize adding missing essentials: Wifi, TV, Kitchen.
- Consider adding popular differentiators like Dishes and silverware or Air conditioning 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 Santos to stay competitive.
Which Airbnb Amenities Boost Revenue in Santos?
Not every amenity matters equally. This table focuses on the amenities most associated with higher revenue in Santos, which makes it more useful for prioritizing upgrades than a simple popularity list alone.
| Amenity | Prevalence | Revenue With | Revenue Without | Revenue Uplift |
|---|---|---|---|---|
Pool viewHigh opportunity | 1.7% | $19,803 | $6,133 | 222.9% |
EV chargerHigh opportunity | 2.7% | $16,624 | $6,079 | 173.5% |
Children's playroomHigh opportunity | 3.8% | $14,398 | $6,051 | 137.9% |
Hot tubHigh opportunity | 4.8% | $14,143 | $5,979 | 136.5% |
Gym | 32.6% | $10,136 | $4,545 | 123.0% |
Air conditioning | 74.5% | $7,388 | $3,384 | 118.3% |
Ping pong tableHigh opportunity | 3.0% | $13,129 | $6,155 | 113.3% |
Outdoor playgroundHigh opportunity | 4.6% | $12,688 | $6,062 | 109.3% |
DishwasherHigh opportunity | 2.4% | $12,769 | $6,209 | 105.7% |
Ocean view | 14.6% | $11,327 | $5,520 | 105.2% |
Revenue Impact Insights for Santos
- Pool view tops the revenue impact list with a 222.9% uplift — listings with this amenity earn $19,803 vs. $6,133 without it.
- High-opportunity amenities — Pool view, EV charger, Children's playroom — combine revenue uplift above 100% with prevalence under 10%, meaning most competitors haven't adopted them yet.
Recommendations for Hosts
- Prioritize adding Pool view — it has the best combination of high revenue impact and low market saturation in Santos.
- 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 Santos STR Market Data (2026)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Santos. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsSantos Airbnb Guest Demographics & Profile Analysis (2026)
Guest Profile Summary for Santos
- The typical guest profile for Airbnb in Santos 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 92.9% of guests.
- Key international markets include Brazil (92.9%) and United States (1.7%).
- Top languages spoken are Portuguese (46.4%) followed by English (30.4%).
- 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 Santos.
- 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 Santos?
Listings in Santos average 4.84 out of 5 overall, with about 43.8 reviews per active listing and 51.2% of listings carrying the Guest Favorite badge.
Rating Breakdown by Category
Guest Rating Insights for Santos
- With an overall rating of 4.84, Santos listings meet an exceptionally high bar. Guests consistently report strong satisfaction, which drives repeat bookings and referral traffic.
- The strongest subcategory is Location (4.95), while Value (4.79) trails behind — a useful signal for hosts looking to prioritize upgrades.
- 51.2% 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.
Santos Airbnb Booking Patterns (2026): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Santos
- The most common availability pattern in Santos falls within the 271-366 days range, representing 65.4% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 90.4% of listings show high availability (181+ days open annually), indicating potential for increased bookings or specific owner usage patterns.
- For booked days, the 31-90 days range is most frequent in Santos (34.8%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 10.5% 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 Santos?
Average Booking Lead Time by Month
Booking Lead Time Insights for Santos
- The overall average booking lead time for vacation rentals in Santos is 29 days.
- Guests book furthest in advance for stays during December (average 48 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in August (average 14 days), indicating more last-minute travel plans during this time.
- Seasonally, Winter (35 days avg.) sees the longest lead times, while Summer (18 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (29 days) as a baseline for your pricing and availability strategy in Santos.
- For December stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 48 days out to capitalize on advance planning.
- During August, focus on last-minute booking availability and promotions, as guests book with very short notice (14 days avg.).
- Target marketing efforts for the Winter season well in advance (at least 35 days) to capture early planners.
- Monitor your own booking lead times against these Santos averages to identify opportunities for dynamic pricing adjustments.
What Is the Average Length of Stay for Airbnb in Santos?
Guests in Santos stay about 5.1 nights on average, generating roughly 39,264 reservations and 15.4 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 Santos
Check-in Time Distribution
Check-out Time Distribution
Stay Pattern Insights for Santos
- 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.
- 15.4 bookings per listing is a manageable pace that balances revenue with operational overhead.
- Stay lengths peak in Dec (5.3 nights) and shorten in May (4 nights). Adjust minimum-night requirements seasonally to match.
Recommendations for Hosts
- Leverage the longer-stay pattern by offering weekly discounts — even 5-10% off can convert browsing into bookings for guests considering an extended stay.
- 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.
Santos Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
614 listings
23.9% of total
2 Nights
769 listings
30% of total
3 Nights
123 listings
4.8% of total
4-6 Nights
69 listings
2.7% of total
7-29 Nights
39 listings
1.5% of total
30+ Nights
951 listings
37.1% of total
Key Insights
- The most prevalent minimum stay requirement in Santos is 30+ Nights, adopted by 37.1% of listings. This highlights the market's preference for longer commitments.
- A significant segment (37.1%) caters to monthly stays (30+ nights) in Santos, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 30+ Nights minimum stay, as 37.1% of Santos hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 23.9% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 37.1% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Santos.
Santos Airbnb Cancellation Policy Trends Analysis (2026)
Limited
129 listings
5% of total
Super Strict 30 Days
84 listings
3.3% of total
Flexible
638 listings
24.9% of total
Moderate
677 listings
26.4% of total
Firm
892 listings
34.8% of total
Strict
145 listings
5.7% of total
Cancellation Policy Insights for Santos
- The prevailing Airbnb cancellation policy trend in Santos is Firm, used by 34.8% of listings.
- There's a relatively balanced mix between guest-friendly (51.3%) and stricter (40.5%) policies, offering choices for different guest needs.
- Strict cancellation policies are quite rare (5.7%), potentially making listings with this policy less competitive unless justified by high demand or property type.
Recommendations for Hosts
- Consider adopting a Firm policy to align with the 34.8% market standard in Santos.
- Using a Strict policy might deter some guests, as only 5.7% of listings use it. Evaluate if potential revenue protection outweighs possible lower booking rates.
- Regularly review your cancellation policy against competitors and market demand shifts in Santos.
How Much Are Airbnb Cleaning Fees in Santos?
Cleaning fees in Santos 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 Santos
- 81.9% of listings charge a cleaning fee, making it standard practice in Santos. Guests expect it and factor it into their booking decisions.
- The average cleaning fee of $35 is close to the median ($27), suggesting a relatively consistent fee structure across the market.
- Cleaning fees represent 7.2% of gross revenue on average — a modest component of the overall booking price.
Recommendations for Hosts
- Price your cleaning fee competitively against the Santos median of $27. 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 Santos Look Like?
Benchmark your potential! Explore examples of top-performing Airbnb properties in Santosbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Charming apartment in Ponta da Praia. Close to everything! ⛱
Entire Place • 1 bedroom
Cozy Beach Apartment
Entire Place • 1 bedroom
Cozy apartment on the beach block
Entire Place • 1 bedroom
Cozy Apartment on the Beach Block
Entire Place • 1 bedroom
Book Santos Unlimited 1608 Panoramic with 3 bedrooms
Entire Place • 3 bedrooms
Book Santos – Unlimited 1808 with Panoramic Balcony
Entire Place • 2 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 Santos?
Learn from the best! This table showcases top-performing Airbnb hosts in Santos 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 |
|---|---|---|---|---|
| Book Santos | 84 | $1,542,374 | 5598 | 4.79/5.0 |
| Super Host Brasil | 74 | $849,097 | 6350 | 4.76/5.0 |
| Théo Do Flat Praia Santos | 73 | $659,540 | 3911 | 4.53/5.0 |
| Fernando | 3 | $249,924 | 804 | 4.91/5.0 |
| Victor | 30 | $155,672 | 872 | 4.46/5.0 |
| Mayara | 14 | $116,316 | 517 | 4.78/5.0 |
| Mario | 1 | $113,862 | 199 | 4.95/5.0 |
| Ayla | 10 | $97,147 | 247 | 4.96/5.0 |
| StayMar | 34 | $82,739 | 140 | 4.52/5.0 |
| Arnaldo Reis | 7 | $81,309 | 504 | 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 Santos.
Who Are the Airbnb Hosts in Santos?
Santos has a relatively balanced host base.
Host Profile Insights for Santos
- A 49.4% Superhost share is healthy — enough experienced operators to anchor quality without making the market impenetrable for newcomers.
- 7.1% of listings are professionally managed, reflecting a market still dominated by individual hosts.
- 3.9% of listings have Instant Book enabled. Lower Instant Book adoption means many guests must request approval, which can slow conversions.
- 72.5% 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 31.3% cohosted listings, there may be a growing local market for property management services.
- Benchmark your host metrics against these Santos averages regularly and adjust your hosting strategy based on what top performers do differently.
Top Professional Management Companies in Santos
These are the highest-grossing professional property management operations in Santos, 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 |
|---|---|---|---|---|---|
| Book Santos | 84 | $1,542,374 | $132 | 34.5% | 4.79/5 |
| Super Host Brasil | 74 | $849,097 | $74 | 48.4% | 4.76/5 |
| Théo Do Flat Praia Santos | 73 | $659,540 | $118 | 24.5% | 4.53/5 |
| Victor | 30 | $155,672 | $69 | 38.6% | 4.46/5 |
| AirbSantos Locações Por Tempor | 34 | $82,739 | $128 | 21.2% | 4.52/5 |
| Arnaldo Reis | 7 | $81,309 | $124 | 37.8% | 4.92/5 |
| Victor | Da Capital Ao Litoral | 5 | $81,130 | $160 | 50.6% | 4.71/5 |
| Book Santos | 7 | $80,495 | $272 | 31.6% | 4.84/5 |
| Anfitrião Prime | 10 | $77,391 | $75 | 32.5% | 4.71/5 |
| Maurício José | 5 | $66,032 | $108 | 53.5% | 4.93/5 |
Management Company Insights for Santos
- The leading management company, Book Santos, operates 84 listings with $1,542,374 in gross revenue — a useful benchmark for what scale looks like in Santos.
- Top managers average 33 properties each, pointing to a market where portfolio scale is a meaningful competitive factor.
- Professionally managed listings in the top tier average 4.72/5 in guest ratings — demonstrating that scale and quality can coexist.
Recommendations
- With only 7.1% 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 Santos's Airbnb Market Compare to Nearby Cities?
How does the Santos 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 Riviera de São Lourenço, Santos has 18 percentage points lower occupancy and about $192 lower ADR. That helps frame whether this market is winning more on demand, pricing, or both.
| Market | Active Properties | Monthly Revenue | Daily Rate | Avg. Occupancy |
|---|---|---|---|---|
| Riviera de São Lourenço | 14 | $3,811 | $272.10 | 52% |
| Tuiuti | 21 | $1,625 | $180.99 | 29% |
| Morungaba | 37 | $1,482 | $272.68 | 26% |
| Tietê | 17 | $1,425 | $286.93 | 28% |
| Campo Limpo Paulista | 61 | $1,371 | $201.64 | 28% |
| Itupeva | 169 | $1,361 | $226.14 | 27% |
| Várzea Paulista | 13 | $1,325 | $179.85 | 29% |
| Bom Jesus dos Perdões | 93 | $1,316 | $182.39 | 29% |
| Valinhos | 69 | $1,287 | $179.94 | 35% |
| Pedra Bela | 32 | $1,264 | $137.16 | 30% |
Frequently Asked Questions About Airbnb in Santos
These quick answers summarize the most common investor and operator questions using AirROI's latest market data for Santos.
How much do Airbnb hosts make in Santos?
Santos hosts earn about $6,367 per year on average, with an average nightly rate of $80 and RevPAR of $27. Those figures describe the typical revenue environment for active listings in Santos, São Paulo, not the ceiling for the best operators. Source: AirROI 2026 data, Santos market, July 2025 to June 2026.
What is the average Airbnb occupancy rate in Santos?
The average Airbnb occupancy rate in Santos is 34.2%. December 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 Santos?
Listings in Santos average $80 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 Santos?
Santos currently has about 2,565 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 Santos?
AirROI currently classifies the short-term rental regulation level in Santos as Low. The dataset also shows about 0.0% 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 Santos?
RevPAR in Santos is about $27. 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 Santos?
Occupancy of 34.2% means Santos 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 $6,367, 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 Santos?
The average booking lead time in Santos is about 29 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 Santos?
Based on AirROI's analysis, some of the top neighborhoods for short-term rentals in Santos include Gonzaga, Boqueirão, Embaré. 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 Santos?
entire_home listings make up 94.9% of the active supply in Santos. 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 Santos compare to nearby Airbnb markets?
Among neighboring markets, Riviera de São Lourenço posts $45,738 in average annual revenue with 52.0% occupancy, compared to Santos's $6,367 and 34.2%. 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 Santos?
The average Airbnb stay length in Santos is about 5.1 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 Santos?
Airbnb listings in Santos average 4.84 out of 5 overall. About 51.2% 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 Santos?
Pool view and EV charger are among the strongest revenue-linked amenities in Santos. 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 Santos?
Yes. About 81.9% of active Airbnb listings in Santos charge a cleaning fee, and the average fee is $35. 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 Santos?
A 49.4% 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 2026-06-30. 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.