World Cup 2026 · Updated May 2026
Across the 39-day tournament window, the Mexico cluster leads the surge with a +184% YoY ADR jump; USA hosts are up +102%; Canada +117%.
For journalists & media
The topline
Avg daily rate (Jun 11 – Jul 19)
$450
+109% YoY
Up from $216 in 2025 across all 16 host cities.
Tournament scope
104
matches over 39 days
11 USA · 3 Mexico · 2 Canada hosts.
Mexico cluster YoY
+184%
Mexico City · Guadalajara · Monterrey
Steepest regional jump of the three host nations.
Steepest match-day premium
+349%
Monterrey city avg
Mean across 4 match-days; single-match peak +387%.
Listings analysed
16K
1,000 per stadium
Closest qualifying listings to each venue.
Asking vs booked gap
+56%
Dallas peaks at +126%
Asking-rate inventory priced ahead of bookings.
Table of contents
[hide][show]Hero visualization · Match-day premium calendar
n = 16 cities × 17 days · Jun 11 – Jun 27, 2026
Each cell shows the 2026 rate vs same day-of-week in 2025. Outlined cells are match days. Premiums concentrate where supply is thinnest — Monterrey, Guadalajara, Kansas City — while deep-supply hosts like NYC/NJ and Miami absorb the spike.
Premium vs same DOW 2025
≤0%
50%
150%
200%
250%
300%+
Cells show match-day premium vs the same day-of-week in 2025. Outlined cells are match days; cells with team labels (e.g. SWE v TUN) identify the fixture. Cities ordered by average group-stage premium so the most-striking rows surface first. Scroll horizontally on mobile.
Executive summary
Each cell below is independently citation-ready. Click any to jump to the supporting analysis.
For journalists
Each angle below is a headline-ready story line backed by AirROI's May 2026 dataset. Click through to the supporting analysis.
01
Story angle
While US and Canada hosts surge to $300–$554 booked rates, Mexico City's P25 inventory sits at $49/night. The 28× spread across host cities makes Mexico the value tier of the tournament.
Mexico City booked $107 vs Vancouver $554 — a 5× spread.
02
Story angle
Hosts are still asking +56% above what guests have actually booked at — and the gap widens to +126% in Dallas. Inventory priced 2× what comparable booked nights cost is at high risk of late-cycle discounting.
16-city avg booked $332 vs available $497 — a +56% gap.
03
Story angle
Premium pricing concentrates near venues, but the 25th percentile of inventory in the same metros is dramatically cheaper. Travelers who book outside the stadium-adjacent radius save 50–70% in most cities.
P25 ($120) vs P75 ($820) means a 7× spread inside the same metro.
04
Story angle
Premiums concentrate where supply is thinnest: Monterrey averages +349% across its four match-days (single-match peak +387%), Guadalajara +230%, Kansas City +279%. Major-metro hosts (NYC, LA, Miami) absorb demand smoothly, with minimal day-to-day variance during the group stage.
NYC/NJ premiums hold near +108% across the window, lifting to +131% only for the Final at MetLife.
Finding 01 · Year-over-year ADR
June 11 – July 19, 2025 vs the same window in 2026. The lift is uneven across the three host countries, and uneven again between what's already booked and what hosts are still asking for. n = 16,000 listings.
16-city average ADR
$216
→
$450
+109%
Booked rates: +47.6% ($225 → $332) · Available rates: +145.5% ($202 → $497)
By host country
11 cities
+102%
ADR YoY · $246 → $499
Booked rate
+39.6%
Available rate
+135.4%
3 cities
+184%
ADR YoY · $69 → $194
Booked rate
+118.1%
Available rate
+202.6%
2 cities
+117%
ADR YoY · $256 → $556
Booked rate
+49.7%
Available rate
+155.4%
Each city is shown as a paired bar — the 2025 ADR baseline alongside the 2026 forward ADR — sorted by the year-over-year change so the largest moves surface first.
16-city detail · click any column to sort
| City | Country | 2025 ADR | 2026 ADR | Δ ADR | Booked '25 | Booked '26 | Δ Booked | Avail '25 | Avail '26 | Δ Avail |
|---|---|---|---|---|---|---|---|---|---|---|
| Monterrey | Mexico | $69 | $236 | +243.1% | $71 | $177 | +149.8% | $67 | $247 | +270.1% |
| Kansas City | USA | $222 | $755 | +239.9% | $219 | $454 | +107.6% | $228 | $874 | +283.7% |
| Dallas | USA | $244 | $825 | +238.2% | $247 | $418 | +69.5% | $241 | $944 | +292.1% |
| Guadalajara | Mexico | $76 | $197 | +159.7% | $80 | $196 | +145.3% | $72 | $197 | +174.1% |
| Vancouver | Canada | $305 | $776 | +154.3% | $306 | $554 | +80.8% | $301 | $868 | +188.4% |
| Atlanta | USA | $235 | $581 | +146.8% | $231 | $366 | +58.2% | $240 | $646 | +168.7% |
| Mexico City | Mexico | $62 | $151 | +143.2% | $61 | $107 | +75.2% | $64 | $163 | +156.6% |
| Houston | USA | $199 | $441 | +121.0% | $197 | $266 | +35.3% | $202 | $499 | +147.0% |
| Philadelphia | USA | $223 | $477 | +113.5% | $223 | $353 | +58.3% | $224 | $534 | +138.8% |
| NYC / NJ | USA | $198 | $410 | +107.0% | $198 | $283 | +43.2% | $198 | $473 | +138.8% |
| Seattle | USA | $310 | $566 | +82.5% | $312 | $473 | +51.4% | $303 | $616 | +103.2% |
| Miami | USA | $337 | $594 | +76.3% | $353 | $438 | +24.0% | $318 | $651 | +104.5% |
| Toronto | Canada | $212 | $354 | +67.4% | $213 | $251 | +17.7% | $209 | $402 | +92.1% |
| Boston | USA | $256 | $395 | +54.6% | $262 | $354 | +34.8% | $244 | $421 | +72.5% |
| Los Angeles | USA | $276 | $400 | +44.6% | $280 | $304 | +8.3% | $269 | $441 | +63.7% |
| SF Bay Area | USA | $209 | $271 | +30.1% | $223 | $227 | +1.7% | $188 | $292 | +55.1% |
Finding 02 · Asking vs booked
The widest gaps signal overpricing risk. When hosts ask 2× what guests have already booked at, the calendar tells you whether the bet pays off. n = 16 cities · same window 2025/2026.
Booked rate · 16-city avg
$332
What guests have already locked in for the June 11 – July 19 window.
Gap
+49%
Available rate · 16-city avg
$497
What hosts are still asking for the inventory that hasn't booked yet.
Overpricing signal
Dallas leads with a +126% gap — meaning available inventory is priced 2.26× what already-booked nights cost.
Cerulean dots mark booked rates; amber dots mark available rates. The shaded band between them is the gap, sorted descending — large gaps signal overpricing risk.
Top-gap cities
| City | Booked rate | Available rate | Gap |
|---|---|---|---|
| Dallas | $418 | $944 | +126% |
| Kansas City | $454 | $874 | +93% |
| Houston | $266 | $499 | +88% |
| Atlanta | $366 | $646 | +76% |
| NYC / NJ | $283 | $473 | +67% |
| Toronto | $251 | $402 | +60% |
| Vancouver | $554 | $868 | +57% |
| Mexico City | $107 | $163 | +53% |
For hosts
If your asking rate is 2× what already-booked comparable nights cost, expect either deeper discounting in the final 4 weeks or empty calendars. Match your asking rate to the booked-rate distribution rather than the asking-rate distribution.
For travelers
Dallas, Kansas City, Houston, Atlanta. Available-rate compression is likely as kickoff approaches. Set alerts and avoid booking the highest-priced inventory until late-cycle adjustments appear.
The 16-city data
Sortable. Each row independently citable. Three highlight cards beneath the table call out the most newsworthy positions.
16-city detail · click any column to sort · n = 16,000 listings
| City | Country | Stadium | Cap | Matches | ADR ($) | ΔADR YoY | Top match prem | P25 | P50 | P75 |
|---|---|---|---|---|---|---|---|---|---|---|
| Monterrey | Mexico | Estadio BBVA (Guadalupe) | 53,500 | 3+1 | $236 | +243.1% | +387% | $68 | $131 | $313 |
| Kansas City | USA | Arrowhead Stadium | 76,416 | 4+2 | $755 | +239.9% | +313% | $240 | $589 | $1,235 |
| Dallas | USA | AT&T Stadium (Arlington) | 80,000 | 5+4 | $825 | +238.2% | +310% | $207 | $616 | $1,403 |
| Guadalajara | Mexico | Estadio Akron (Zapopan) | 49,850 | 4+1 | $197 | +159.7% | +281% | $58 | $108 | $222 |
| Vancouver | Canada | BC Place | 54,500 | 5+2 | $776 | +154.3% | +203% | $318 | $651 | $1,151 |
| Atlanta | USA | Mercedes-Benz Stadium | 71,000 | 5+3 | $581 | +146.8% | +185% | $232 | $454 | $821 |
| Mexico City | Mexico | Estadio Azteca | 87,523 | 3+2 | $151 | +143.2% | +186% | $49 | $90 | $170 |
| Houston | USA | NRG Stadium | 72,220 | 5+1 | $441 | +121.0% | +185% | $153 | $296 | $609 |
| Philadelphia | USA | Lincoln Financial Field | 69,596 | 5+1 | $477 | +113.5% | +188% | $170 | $346 | $692 |
| NYC / NJ | USA | MetLife Stadium (East Rutherford) | 82,500 | 5+3 | $410 | +107.0% | +131% | $151 | $287 | $527 |
| Seattle | USA | Lumen Field | 68,740 | 4+2 | $566 | +82.5% | +122% | $248 | $494 | $820 |
| Miami | USA | Hard Rock Stadium (Miami Gardens) | 65,326 | 4+3 | $594 | +76.3% | +102% | $136 | $368 | $893 |
| Toronto | Canada | BMO Field | 45,736 | 5+1 | $354 | +67.4% | +99% | $125 | $255 | $535 |
| Boston | USA | Gillette Stadium (Foxborough) | 65,878 | 5+2 | $395 | +54.6% | +67% | $147 | $309 | $529 |
| Los Angeles | USA | SoFi Stadium (Inglewood) | 70,240 | 5+2 | $400 | +44.6% | +54% | $145 | $277 | $541 |
| SF Bay Area | USA | Levi's Stadium (Santa Clara) | 68,500 | 5+1 | $271 | +30.1% | +47% | $94 | $183 | $349 |
Newsworthy positions
Cheapest
Mexico cluster
$108
P50 median asking
Mexico City, Guadalajara, Monterrey form the budget tier — booked rates 3-5x cheaper than US/Canada hosts.
Highest match-day premium
Monterrey
+387%
vs DOW 2025
Thinnest supply of any host metro means a single match day moves the entire calendar.
Biggest asking-vs-booked gap
Dallas
+126%
available vs booked
Asking inventory priced well above what already-booked nights cost. Watch for late-cycle discounting.
Available inventory price range by city · P25 / P50 / P75
Price ranges by city
Budget (P25)
Median (P50)
Premium (P75)
Mexico City
$49
$90
$170
Guadalajara
$58
$108
$222
Monterrey
$68
$131
$313
SF Bay Area
$94
$183
$349
Toronto
$125
$255
$535
Los Angeles
$145
$277
$541
NYC / NJ
$151
$287
$527
Houston
$153
$296
$609
Boston
$147
$309
$529
Philadelphia
$170
$346
$692
Miami
$136
$368
$893
Atlanta
$232
$454
$821
Seattle
$248
$494
$820
Kansas City
$240
$589
$1235
Dallas
$207
$616
$1403
Vancouver
$318
$651
$1151
Cities sorted by median (P50) ascending. Bars share a common scale ending at $1,403.
Available-rate distribution for the June 11 – July 19, 2026 window. Cities sorted by median (P50) ascending.
Tournament context
Compact reference for fans landing here from informational queries — 48 teams, 104 matches, three host countries, 16 venues.
Host countries
3
USA · Mexico · Canada — first three-host edition.
Host cities
16
Spread across two coasts and three time zones.
Total matches
104
Largest ever — 48 teams, expanded format.
Tournament window
39 days
Jun 11 – Jul 19, 2026.
Why it matters
The 2026 edition is the first World Cup hosted by three nations, the first with 48 teams (up from 32), and the first with 104 matches (up from 64). The expanded format means every host city hosts more group-stage matches and a deeper knockout slate than any prior tournament — and the demand surge follows the format expansion, not just headline interest.
For short-term rentals, the 39-day window concentrates demand into a smaller share of inventory than a typical summer travel season. Cities with thin supply — Monterrey, Guadalajara, Kansas City — show the steepest match-day premiums; deep-supply hosts like NYC/NJ, Miami and LA absorb the spike with little visible calendar disruption. The 16-city stadium reference table sits in the data section above.
Key dates
June 11, 2026
Opening match — Mexico vs South Africa
Estadio Azteca, Mexico City
June 27, 2026
End of group stage
Across all 16 venues
Jun 28 – Jul 3
Round of 32
Jul 4 – 7
Round of 16
Jul 9 – 11
Quarterfinals
Jul 14 – 15
Semifinals
July 18, 2026
Third-place match
Hard Rock Stadium, Miami
July 19, 2026
Final
MetLife Stadium, NYC / NJ
The playbook
Two columns: hosts on one side, travelers on the other. The actions below distill the AirROI dataset into pragmatic guidance for the run-up to kickoff.
For hosts
Tier-by-tier pricing guidance
Group-stage match day
+40–65%
Calibrate to booked-rate distribution in your city, not asking-rate distribution.
Round-of-32 / Round-of-16 match day
+60–80%
Knockout rounds drive the deepest premiums, especially in Dallas and Kansas City.
Quarterfinal / Semifinal / Final
+80–120%
Final-round spike is concentrated in NYC/NJ, Atlanta, Dallas, and Kansas City.
Non-match day inside the window
+15–25%
Don't underprice non-match days — the entire window is elevated, not just match dates.
Action checklist
Anchor pricing to your city's booked-rate distribution, not the asking-rate distribution.
Pull asking rates downward as kickoff approaches if forward occupancy stays below 25%.
Add minimum-stay rules covering match days (3–4 nights) to capture group-stage clustering.
List on Booking.com and Vrbo in addition to Airbnb — visitor mix during major events is multi-platform.
Refresh the photo set — your listing is competing against thousands of newcomers.
For travelers
Where the value is
Mexico cluster (Mexico City · Guadalajara · Monterrey) — booked rates 3–5× cheaper than US/Canada.
SF Bay Area — only US city where booked rates barely moved YoY (+1.7%).
Boston suburbs — 32 km radius around Foxborough means more housing supply spread out.
Toronto — solid pricing combined with Ontario tourism infrastructure.
Where to be cautious
Dallas, Kansas City, Houston, Atlanta — booked-to-available rate gaps of +76% to +126%.
Vancouver — highest absolute prices ($554 booked, $868 asking).
Stadium-adjacent neighborhoods generally — same-city alternatives sit 25th-percentile lower.
Action checklist
Book in Mexico for value: P25 inventory in Mexico City, Guadalajara, Monterrey is under $90/night.
Book away from the SF Bay Area stadium: cheapest US option, with available rates barely up YoY.
Avoid last-minute booking in Dallas or Kansas City — the gap between asking and booked is widest there.
If your match is the Final, NYC/NJ pricing is uniform — there's no benefit to last-minute timing.
Set up alerts for available-rate drops in cities with >50% gap.
Methodology & press kit
Everything reporters need to cite the analysis. The dataset, sample sizes, time window, and contact for further questions.
Methodology
AirROI sampled 16,000 active short-term rental listings across the 16 FIFA World Cup 2026 host cities — 1,000 closest qualifying listings to each stadium, ranked by proximity. The analysis window is June 11 – July 19, 2026 (the tournament window) compared to the same calendar dates in 2025.
For year-over-year comparisons, day-of-week alignment is preserved (matching the DOW pattern of 2025 dates rather than calendar dates) to control for weekly seasonality. Match-day premiums compare the 2026 forward rate on each match date to the same day-of-week in 2025.
The dataset refreshes weekly; the figures here reflect the May 2026 snapshot. All figures use ADR (average daily rate) defined as gross booked revenue divided by booked nights. Booked rate refers to nights already reserved; available rate refers to inventory still on the calendar.
Data sources
Active listing inventory
AirROI Atlas, weekly refresh
Tournament fixtures & venues
FIFA + verified host city schedules
Year-over-year booking data
AirROI rate history (2024–2026 same DOW)
Press kit
Press contact: admin@airroi.com
About AirROI
AirROI is the real-estate analytics platform powering performance intelligence for short-term rental hosts, property managers, and institutional investors. The Atlas search and dynamic pricing engine track 14M+ active listings worldwide, with daily refresh and an MCP server for AI-driven analysis.
Visit airroi.comFrequently asked
Self-contained Q&A targeted at AI Overview, AP wire, and search-driven traffic. Each answer cites only data from the May 2026 snapshot.
Across all 16 FIFA World Cup 2026 host cities, the average daily rate (ADR) is $450 for the June 11 – July 19 tournament window — more than double the $216 ADR for the same dates in 2025. Booked rates (what guests already locked in) average $332, while available inventory is asking $497. Mexico cities are the cheapest ($107–$196 booked rate); Vancouver and Seattle are the most expensive ($554 and $473 booked).
Mexico City is the cheapest of the 16 host cities, with an average booked rate of $107 per night. Available inventory in Mexico City starts at $49 per night at the 25th percentile. Guadalajara and Monterrey are also significantly cheaper than any U.S. or Canadian host city. The cheapest U.S. options are in the San Francisco Bay Area, where the 25th percentile of available inventory sits at $94 per night.
Vancouver has the highest average booked rate at $554 per night, followed by Seattle ($473), Kansas City ($454) and Miami ($438). For available inventory, Dallas ($944 average) and Kansas City ($874) lead by a wide margin — driven by hosts asking aggressive premiums for remaining nights ahead of the knockout matches scheduled in those cities.
ADR has risen +108.7% year-over-year across all 16 host cities ($216 → $450). The U.S. is up +102.4%, Mexico +183.6%, and Canada +116.8%. Booked rates (the apples-to-apples measure of what guests actually pay) are up +47.6%, while available rates (asking prices for unsold nights) are up +145.5%. Dallas (+238%) and Kansas City (+240%) saw the steepest ADR jumps; San Francisco (+30%) is the smallest.
Sweden vs Tunisia in Monterrey on June 14 has the highest match-day premium at +387% versus the same day-of-week in 2025 ($320 vs $66). South Africa vs Korea on June 24 in Monterrey is +369%, and Tunisia vs Japan on June 20 in Monterrey is +362%. Among knockout-round matches, the Round-of-16 fixture in Dallas on July 5 shows a +310% premium ($949 vs $231).
Airbnb has launched a one-time $750 USD bonus paid to new hosts in the 16 host cities and surrounding areas who list and host their first booking before the tournament. The program is designed to expand supply ahead of the demand surge. Existing hosts are not eligible. Beyond the bonus, the platform is also funding listing-quality grants in select Mexican host cities. Check Airbnb's host portal for the latest eligibility criteria.
Stay ahead of the curve
Join our newsletter for exclusive insights and updates. No spam ever.