Newport, Rhode Island Airbnb Market Data 2026: STR Report & Statistics
How much can you earn on Airbnb in Newport, Rhode Island? Based on AirROI's 2026 dataset (April 2025 – March 2026), the short answer is $43,444 per year — at a $424 nightly rate, 39.9% occupancy, and a $179 RevPAR that reflects moderate rate-to-revenue efficiency with room to optimize.
Newport's 679 active listings and moderate demand with room for well-positioned listings to outperform position it as a midsize vacation rental market. Supply grew 29.1% 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 high and 81% of listings show active registration — compliance is the cost of entry. For data-driven hosts, the opportunity lies in reading these signals and positioning accordingly.
Table of Contents [hide] [show]
What Are the Key Airbnb Metrics in Newport?
In Newport, the headline Airbnb metrics are $43,444 in average annual revenue,39.9% occupancy, $424 ADR, and $179 in RevPAR, and guests book about 79 days in advance.
How Much Do Airbnb Hosts Earn Monthly in Newport?
Understanding the monthly revenue variations for Airbnb listings in Newport 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 Newport is typically August, while February often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Newport across different performance tiers:
- Best-in-class properties (Top 10%) achieve $10,424+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $6,895 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $4,128 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $2,335, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Newport
What Is the Monthly Airbnb Occupancy Rate in Newport?
Maximize your bookings by understanding the Newport STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Augustsees the highest demand (peak season occupancy), while January 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 Newport:
- Best-in-class properties (Top 10%) achieve 73%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 57% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 39%.
- Entry-level properties (Bottom 25%) average 22% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Newport
What Is the Average Airbnb Nightly Rate in Newport?
Effective short term rental pricing strategy in Newport involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Newport typically peaks in July and dips lowest during January. 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 $746+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $506 or more.
- Typical properties (Median) charge around $326 per night.
- Entry-level properties (Bottom 25%) earn around $220 per night.
Average Daily Rate (ADR) Trend by Month in Newport
What Is the RevPAR for Airbnb in Newport?
RevPAR in Newport is currently $179. 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 $85 RevPAR.
- Typical properties (Median) generate $146 RevPAR.
- Strong performers (Top 25%) earn $223 RevPAR.
- Best-in-class (Top 10%) achieve $333 RevPAR.
Average Monthly RevPAR Trend in Newport
RevPAR Insights for Newport
- The average RevPAR in Newport is $179. 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% ($333) and bottom 25% ($85) is $248, indicating significant performance disparity driven by property quality, pricing strategy, and location.
- RevPAR peaks in Aug and bottoms out in Jan, mirroring the broader seasonal demand pattern and suggesting opportunities for dynamic pricing.
Recommendations for Hosts
- Track your own RevPAR monthly against these Newport benchmarks. If your RevPAR falls below the median of $146, examine whether low occupancy or low ADR is the primary drag.
- Top-quartile listings achieve $223+ 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 Newport Market Intelligence 👇
Explore Real-time Analytics
When Is the Peak Season for Airbnb in Newport?
Newport's peak Airbnb season falls in August, July, September, while the softest stretch is January, February, March. Overall, the market shows highly seasonal trends requiring careful strategy, which should guide pricing, minimum stays, and cash-flow planning.
Peak Season (August, July, September)
- Revenue averages $9,084 per month
- Occupancy rates average 55.8%
- Daily rates average $465
Shoulder Season
- Revenue averages $5,048 per month
- Occupancy maintains around 40.5%
- Daily rates hold near $408
Low Season (January, February, March)
- Revenue drops to average $2,248 per month
- Occupancy decreases to average 23.7%
- Daily rates adjust to average $374
Seasonality Insights for Newport
- Airbnb seasonality in Newport 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 Newport's highest earning potential, with monthly revenues climbing to $10,085, occupancy reaching 59.1%, and ADRs peaking at $479.
- Conversely, the slowest single month marks the market's lowest point — revenue may dip to $2,052, occupancy could drop to 21.9%, and ADRs may adjust to $365.
- Lower occupancy paired with meaningful seasonality means hosts in Newport 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. In a high-regulation market like Newport, ensure your permit covers the number of nights you plan to book — some jurisdictions cap annual rental days.
- 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 Newport, 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 Newport?
Yes, Newport, Rhode Island, United States enforces high STR regulations and 81% of active listings show registration evidence — indicating that enforcement is active and compliance is a prerequisite for operating legally. Hosts entering this market should budget for permit fees, inspections, and potential occupancy tax obligations as part of their startup costs. Always verify the latest short-term rental regulations and Airbnb license requirements directly with local government authorities for Newport to ensure full compliance before hosting.
(Source: AirROI data, 2026, based on 81% licensed listings)
What Are the Best Neighborhoods for Airbnb in Newport?
Location within Newport matters. Even in a midsize market, the difference between neighborhoods can mean a material gap in occupancy, nightly rate, and overall Airbnb revenue. Below are 8 areas where short-term rental activity and guest interest are concentrated — along with the reasons each neighborhood appeals to travelers.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Thames Street | Historic street lined with shops, restaurants, and bars, right in the heart of downtown Newport. Ideal for tourists wanting to experience local culture and cuisine, especially during events and festivals. | Bowen's Wharf, The Jane Pickens Theater, Museum of Newport History, The Black Pearl, The Red Parrot |
| Cliff Walk | Famous scenic walkway along the coastline offering breathtaking views of the ocean and stunning mansions. Attracts nature lovers and tourists looking for beautiful views and a relaxing stroll. | Cliff Walk, The Breakers, Marble House, Fort Adams State Park, Easton Beach |
| Ocean Drive | A picturesque 10-mile scenic road offering some of the best ocean views and luxurious mansions of Newport. Popular for sightseeing, cycling, and enjoying the coastal breeze. | Bellevue Avenue Mansions, Brenton Point State Park, Gooseberry Beach, Fort Adams, Special Events at the Mansions |
| Bellevue Avenue | Known for its high-end shops and historic mansions, this area provides a luxurious experience and is close to many cultural attractions. | The Elms, Chateau-sur-Mer, Rosecliff, Newport Art Museum, International Tennis Hall of Fame |
| Newport Harbor | Central to the city's maritime history and summer sailing events, this area attracts boating enthusiasts and tourists looking for seaside activities. | Newport Harbor, Sail Newport, The Naval War College Museum, Regattas and sailing events, Restaurants with harbor views |
| Easton Beach | Family-friendly beach with facilities for swimming, sunbathing, and nearby attractions. Great for visitors looking for a beach day during their stay. | Easton Beach, The Carousel, Surfer's End, Nearby restaurants, Beach activities |
| Fort Adams | Historic fort offering tours and stunning views of the bay, popular for history buffs and those looking for unique experiences in Newport. | Fort Adams State Park, Annual Jazz & Folk Festivals, Scenic views of the harbor, Historic reenactments, Picnic areas |
| Castle Hill | A waterfront neighborhood with stunning views of Narragansett Bay. Ideal for upscale travelers looking for relaxation and luxury accommodations. | Castle Hill Lighthouse, Castle Hill Inn, Waterfront dining, Nature trails, Kayaking and sailing opportunities |
Because Newport has a high regulation profile, confirming that short-term rental permits are available in your target neighborhood is a critical first step before committing to a property purchase. Regulation can vary at the neighborhood or district level even within the same city.
What Types of Properties Are on Airbnb in Newport?
Room Type Distribution
Property Type Distribution
Market Composition Insights for Newport
- The Newport Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 78.8% of the 679 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Newport, Apartment/Condo properties are the most common (60.2%), reflecting the local real estate landscape.
- Houses represent a significant 20% portion, catering likely to families or larger groups.
- The presence of 14.4% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like others, outdoor/unique (combined 5.3%) offer potential for unique stay experiences.
Newport Airbnb Room Capacity Analysis (2026): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Newport
- The dominant room capacity in Newport is 1 bedroom listings, making up 38.3% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 73.5% of the active Airbnb listings in Newport, indicating a high concentration in these sizes.
Newport Vacation Rental Guest Capacity Trends (2026)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Newport
- The most common guest capacity trend in Newport vacation rentals is listings accommodating 4 guests (33.9%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 2 guests dominate the Newport STR market, accounting for 55.4% of listings.
- 28.3% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Newport.
- On average, properties in Newport are equipped to host 4.0 guests.
How Do Listings in Newport Compare on Quality?
Listing quality in Newport 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 Newport
- At 25 photos per listing on average, Newport hosts invest well in visual presentation. Listings with 20+ photos consistently outperform in search ranking and conversion.
- 25.9% 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 Newport averages across all three metrics are better positioned for premium pricing.
What Amenities Do Airbnb Guests Expect in Newport?
Amenity Prevalence
Amenity Insights for Newport
- Essential amenities in Newport that guests expect include: Air conditioning, Wifi, Smoke alarm, TV, Heating. Lacking these (any) could significantly impact bookings.
- Popular amenities like Carbon monoxide alarm, Hair dryer, Fire extinguisher are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Newport: Air conditioning, Wifi, Smoke alarm, TV, Heating.
- Prioritize adding missing essentials: Air conditioning, Wifi, Smoke alarm, TV, Heating.
- Consider adding popular differentiators like Carbon monoxide alarm or Hair dryer 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 Newport to stay competitive.
Which Airbnb Amenities Boost Revenue in Newport?
Not every amenity matters equally. This table focuses on the amenities most associated with higher revenue in Newport, which makes it more useful for prioritizing upgrades than a simple popularity list alone.
| Amenity | Prevalence | Revenue With | Revenue Without | Revenue Uplift |
|---|---|---|---|---|
Heating | 96.2% | $44,756 | $10,495 | 326.4% |
TV | 96.5% | $44,439 | $16,295 | 172.7% |
High chair | 10.2% | $84,668 | $38,781 | 118.3% |
Outlet covers | 1.0% | $85,222 | $43,009 | 98.2% |
Babysitter recommendations | 2.8% | $80,195 | $42,386 | 89.2% |
Kitchen | 82.8% | $47,200 | $25,402 | 85.8% |
Dishes and silverware | 81.4% | $47,339 | $26,353 | 79.6% |
Record player | 0.7% | $76,874 | $43,196 | 78.0% |
Refrigerator | 79.2% | $47,751 | $27,010 | 76.8% |
Baking sheet | 32.4% | $61,312 | $34,880 | 75.8% |
Revenue Impact Insights for Newport
- Heating tops the revenue impact list with a 326.4% uplift — listings with this amenity earn $44,756 vs. $10,495 without it.
- Heating, TV, Kitchen, Dishes and silverware — while widespread — still correlate with meaningful revenue gains, making them table stakes rather than true differentiators.
Recommendations for Hosts
- 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 Newport STR Market Data (2026)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Newport. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsNewport Airbnb Guest Demographics & Profile Analysis (2026)
Guest Profile Summary for Newport
- The typical guest profile for Airbnb in Newport consists of primarily domestic travelers (95%), often arriving from nearby New York, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or Spanish.
- Domestic travelers account for 95.3% of guests.
- Key international markets include United States (95.3%) and DC (1.3%).
- Top languages spoken are English (73.3%) followed by Spanish (10.1%).
- 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 New York and Boston.
- 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 Newport?
Listings in Newport average 4.83 out of 5 overall, with about 83.2 reviews per active listing and 39.0% of listings carrying the Guest Favorite badge.
Rating Breakdown by Category
Guest Rating Insights for Newport
- With an overall rating of 4.83, Newport listings meet an exceptionally high bar. Guests consistently report strong satisfaction, which drives repeat bookings and referral traffic.
- The strongest subcategory is Location (4.94), while Value (4.72) trails behind — a useful signal for hosts looking to prioritize upgrades.
- 39.0% 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.
Newport Airbnb Booking Patterns (2026): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Newport
- The most common availability pattern in Newport falls within the 271-366 days range, representing 51% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 87.8% of listings show high availability (181+ days open annually), indicating potential for increased bookings or specific owner usage patterns.
- For booked days, the 91-180 days range is most frequent in Newport (36.7%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 13.9% 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 Newport?
Average Booking Lead Time by Month
Booking Lead Time Insights for Newport
- The overall average booking lead time for vacation rentals in Newport is 79 days.
- Guests book furthest in advance for stays during July (average 102 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in February (average 41 days), indicating more last-minute travel plans during this time.
- Seasonally, Summer (93 days avg.) sees the longest lead times, while Winter (48 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (79 days) as a baseline for your pricing and availability strategy in Newport.
- For July stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 102 days out to capitalize on advance planning.
- Target marketing efforts for the Summer season well in advance (at least 93 days) to capture early planners.
- Monitor your own booking lead times against these Newport averages to identify opportunities for dynamic pricing adjustments.
What Is the Average Length of Stay for Airbnb in Newport?
Guests in Newport stay about 6.4 nights on average, generating roughly 17,199 reservations and 25.4 bookings per listing in the latest AirROI dataset. The most common check-in time is 3:00 PM and check-out is 11:00 AM.
Monthly Length of Stay in Newport
Check-in Time Distribution
Check-out Time Distribution
Stay Pattern Insights for Newport
- 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.
- At 25.4 bookings per listing, the turnover rate is high. Hosts with streamlined operations (self-check-in, automated messaging, reliable cleaners) have a structural advantage.
- Stay lengths peak in Mar (7.7 nights) and shorten in Feb (2.6 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.
Newport Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
96 listings
14.1% of total
2 Nights
169 listings
24.9% of total
3 Nights
28 listings
4.1% of total
4-6 Nights
10 listings
1.5% of total
7-29 Nights
25 listings
3.7% of total
30+ Nights
351 listings
51.7% of total
Key Insights
- The most prevalent minimum stay requirement in Newport is 30+ Nights, adopted by 51.7% of listings. This highlights the market's preference for longer commitments.
- A significant segment (51.7%) caters to monthly stays (30+ nights) in Newport, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 30+ Nights minimum stay, as 51.7% of Newport hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 14.1% currently do.
- Explore offering discounts for stays of 30+ nights to attract the 51.7% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Newport.
Newport Airbnb Cancellation Policy Trends Analysis (2026)
Super Strict 30 Days
34 listings
5% of total
Limited
2 listings
0.3% of total
Super Strict 60 Days
26 listings
3.8% of total
Flexible
62 listings
9.1% of total
Moderate
88 listings
13% of total
Firm
225 listings
33.2% of total
Strict
241 listings
35.5% of total
Cancellation Policy Insights for Newport
- The prevailing Airbnb cancellation policy trend in Newport is Strict, used by 35.5% of listings.
- A majority (68.7%) of hosts in Newport utilize Firm or Strict policies, indicating a market where hosts prioritize booking security.
Recommendations for Hosts
- Consider adopting a Strict policy to align with the 35.5% market standard in Newport.
- With 35.5% using Strict terms, this is a viable option in Newport, particularly for high-value properties or during peak demand periods.
- Regularly review your cancellation policy against competitors and market demand shifts in Newport.
How Much Are Airbnb Cleaning Fees in Newport?
Cleaning fees in Newport 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 Newport
- 78.5% of listings charge a cleaning fee, making it standard practice in Newport. Guests expect it and factor it into their booking decisions.
- The gap between the average ($1,254) and median ($150) cleaning fee indicates some high-end properties are pulling the average up considerably.
- 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 Newport median of $150. 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 Newport Look Like?
Benchmark your potential! Explore examples of top-performing Airbnb properties in Newportbased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Entire Modern 7 Unit 7 Bath Boutique Inn
Entire Place • 7 bedrooms
Brand New Construction! 3 Unit/5 Bed Property
Entire Place • 5 bedrooms
Former Fire Station on Thames Street Circa 1892
Entire Place • 6 bedrooms
Elegant 6 Bedroom Penthouse on Thames
Entire Place • 6 bedrooms
86 Dr Marcus House - Popular Broadway Area
Entire Place • 6 bedrooms
Epic Downtown Newport 6BR Whole House w/ Parking
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 Newport?
Learn from the best! This table showcases top-performing Airbnb hosts in Newport 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 |
|---|---|---|---|---|
| Matthew | 34 | $3,671,971 | 3018 | 4.88/5.0 |
| Chris | 24 | $2,044,892 | 1264 | 4.85/5.0 |
| Stay | 25 | $1,520,892 | 260 | 4.69/5.0 |
| Amanda | 15 | $820,676 | 2547 | 4.83/5.0 |
| Liliane | 18 | $796,180 | 2063 | 4.83/5.0 |
| Sandi | 13 | $628,694 | 1750 | 4.92/5.0 |
| Live Suite | 32 | $550,482 | 269 | 4.63/5.0 |
| Mark | 10 | $456,156 | 1419 | 4.94/5.0 |
| Jay | 5 | $438,911 | 1585 | 4.88/5.0 |
| Jessica | 6 | $384,983 | 31 | 4.54/5.0 |
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 Newport.
Who Are the Airbnb Hosts in Newport?
Newport is a quality-focused market, with a high Superhost share and fairly mature operating standards.
Host Profile Insights for Newport
- With 70.4% Superhosts, Newport has an experienced host base that sets high guest expectations. New entrants should plan for competitive quality standards.
- 27.4% of listings are professionally managed, reflecting a market still dominated by individual hosts.
- 2.8% of listings have Instant Book enabled. Lower Instant Book adoption means many guests must request approval, which can slow conversions.
- 68.6% 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
- Consider enabling Instant Book — it reduces booking friction and Airbnb's algorithm tends to favor Instant Book listings in search results.
- With 16.9% cohosted listings, there may be a growing local market for property management services.
- Benchmark your host metrics against these Newport averages regularly and adjust your hosting strategy based on what top performers do differently.
Top Professional Management Companies in Newport
These are the highest-grossing professional property management operations in Newport, 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 |
|---|---|---|---|---|---|
| Matthew | 34 | $3,671,971 | $678 | 44.3% | 4.88/5 |
| Stay | 25 | $1,520,892 | $620 | 40.0% | 4.69/5 |
| Sandi | 13 | $628,694 | $365 | 48.9% | 4.92/5 |
| Live Suite | 32 | $550,482 | $234 | 34.9% | 4.63/5 |
| Mark | 10 | $456,156 | $262 | 55.5% | 4.94/5 |
| Waterfront Rentals | 3 | $329,263 | $416 | 64.3% | 4.89/5 |
| Modesto | 11 | $247,465 | $255 | 26.9% | 4.68/5 |
| Artful Lodger | 6 | $186,122 | $218 | 40.5% | 4.81/5 |
| Resort | 2 | $134,661 | $220 | 71.1% | 4.70/5 |
| Evolve | 3 | $119,492 | $407 | 44.5% | 4.66/5 |
Management Company Insights for Newport
- The leading management company, Matthew, operates 34 listings with $3,671,971 in gross revenue — a useful benchmark for what scale looks like in Newport.
- Top managers average 14 properties each, suggesting professional management in Newport still operates at a relatively boutique scale.
- Professionally managed listings in the top tier average 4.78/5 in guest ratings — demonstrating that scale and quality can coexist.
Recommendations
- 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 Newport's Airbnb Market Compare to Nearby Cities?
How does the Newport 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 Duxbury, Newport has 9 percentage points lower occupancy and about $171 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 |
|---|---|---|---|---|
| Nantucket | 534 | $7,625 | $1081.82 | 40% |
| Sag Harbor | 15 | $6,214 | $1281.77 | 40% |
| Town of East Hampton | 1,298 | $5,936 | $1031.25 | 35% |
| North Hampton | 10 | $5,816 | $571.81 | 37% |
| Middletown | 395 | $5,624 | $614.86 | 44% |
| Nahant | 13 | $5,554 | $606.05 | 44% |
| Town of Southampton | 1,183 | $5,535 | $1042.68 | 33% |
| Duxbury | 15 | $5,350 | $595.17 | 49% |
| Edgartown | 249 | $5,319 | $833.30 | 41% |
| Wellesley | 21 | $5,292 | $546.38 | 49% |
Frequently Asked Questions About Airbnb in Newport
These quick answers summarize the most common investor and operator questions using AirROI's latest market data for Newport.
How much do Airbnb hosts make in Newport?
Newport hosts earn about $43,444 per year on average, with an average nightly rate of $424 and RevPAR of $179. Those figures describe the typical revenue environment for active listings in Newport, Rhode Island, not the ceiling for the best operators. Source: AirROI 2026 data, Newport market, April 2025 to March 2026.
What is the average Airbnb occupancy rate in Newport?
The average Airbnb occupancy rate in Newport is 39.9%. August is the strongest month and February 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 Newport?
Listings in Newport average $424 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 Newport?
Newport currently has about 679 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 Newport?
AirROI currently classifies the short-term rental regulation level in Newport as High. The dataset also shows about 80.6% 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 Newport?
RevPAR in Newport is about $179. 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 Newport?
Occupancy of 39.9% means Newport 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 $43,444, 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 Newport?
The average booking lead time in Newport is about 79 days — a longer planning horizon typical of destination or vacation markets where travelers book well in advance. Hosts who understand their market's booking cadence can adjust minimum stays and pricing windows accordingly.
What are the best neighborhoods for Airbnb in Newport?
Based on AirROI's analysis, some of the top neighborhoods for short-term rentals in Newport include Thames Street, Cliff Walk, Ocean Drive. 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 Newport?
entire_home listings make up 78.8% of the active supply in Newport. 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 Newport compare to nearby Airbnb markets?
Among neighboring markets, Nantucket posts $91,496 in average annual revenue with 40.0% occupancy, compared to Newport's $43,444 and 39.9%. 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 Newport?
The average Airbnb stay length in Newport is about 6.4 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 Newport?
Airbnb listings in Newport average 4.83 out of 5 overall. About 39.0% 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 Newport?
Heating and TV are among the strongest revenue-linked amenities in Newport. 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 Newport?
Yes. About 78.5% of active Airbnb listings in Newport charge a cleaning fee, and the average fee is $1,254. 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 Newport?
A 70.4% 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 2026-03-31. 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.