Bertioga Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in São Paulo, Brazil
Is Airbnb profitable in Bertioga in 2025? Explore comprehensive Airbnb analytics for Bertioga, São Paulo, Brazil to uncover income potential. This 2025 STR market report for Bertioga, based on AirROI data from April 2024 to March 2025, reveals key trends in the bustling market of 4,105 active listings.
Whether you're considering an Airbnb investment in Bertioga, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Bertioga Airbnb data is crucial. Leveraging the low regulation environment is key to maximizing your short term rental income potential. Let's dive into the specifics.
Key Bertioga Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Bertioga (2025)
Understanding the monthly revenue variations for Airbnb listings in Bertioga 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 Bertioga is typically January, while August often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Bertioga across different performance tiers:
- Best-in-class properties (Top 10%) achieve $4,428+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $2,546 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $1,233 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $517, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Bertioga
Bertioga Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Bertioga 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 Bertioga:
- Best-in-class properties (Top 10%) achieve 72%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 50% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 30%.
- Entry-level properties (Bottom 25%) average 13% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Bertioga
Average Daily Rate (ADR) Airbnb Trends in Bertioga (2025)
Effective short term rental pricing strategy in Bertioga involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Bertioga typically peaks in April and dips lowest during November. 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 $389+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $244 or more.
- Typical properties (Median) charge around $149 per night.
- Entry-level properties (Bottom 25%) earn around $85 per night.
Average Daily Rate (ADR) Trend by Month in Bertioga
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Airbnb Seasonality Analysis & Trends in Bertioga (2025)
Peak Season (January, December, March)
- Revenue averages $2,997 per month
- Occupancy rates average 46.2%
- Daily rates average $208
Shoulder Season
- Revenue averages $1,746 per month
- Occupancy maintains around 32.9%
- Daily rates hold near $209
Low Season (June, August, September)
- Revenue drops to average $1,199 per month
- Occupancy decreases to average 24.2%
- Daily rates adjust to average $214
Seasonality Insights for Bertioga
- The Airbnb seasonality in Bertioga shows highly seasonal trends requiring careful strategy. While the sections above show seasonal averages, it's also insightful to look at the extremes:
- During the high season, the absolute peak month showcases Bertioga's highest earning potential, with monthly revenues capable of climbing to $3,819, occupancy reaching a high of 56.6%, and ADRs peaking at $222.
- Conversely, the slowest single month of the year, typically falling within the low season, marks the market's lowest point. In this month, revenue might dip to $1,041, occupancy could drop to 20.2%, and ADRs may adjust down to $186.
- Understanding both the seasonal averages and these monthly peaks and troughs in revenue, occupancy, and ADR is crucial for maximizing your Airbnb profit potential in Bertioga.
Seasonal Strategies for Maximizing Profit
- Peak Season: Maximize revenue through premium pricing and potentially longer minimum stays. Ensure high availability.
- Low Season: Offer competitive pricing, special promotions (e.g., extended stay discounts), and flexible cancellation policies. Target off-season travelers like remote workers or budget-conscious guests.
- Shoulder Seasons: Implement dynamic pricing that balances peak and low rates. Target weekend travelers or specific events. Offer slightly more flexible terms than peak season.
- Regularly analyze your own performance against these Bertioga seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Bertioga (2025)
Exploring the top neighborhoods for short-term rentals in Bertioga? This section highlights key areas, outlining why they are attractive for hosts and guests, along with notable local attractions. Consider these locations based on your target guest profile and investment strategy.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Praia da Enseada | A beautiful beach known for its clean sands and vibrant atmosphere. It attracts tourists looking for relaxation and water sports, making it a top location for Airbnb hosts. | Enseada Beach, Aquário de Guarujá, Shopping Jequitimar, Restaurants and beach bars, Water sports activities |
| Praia da Barra do Una | A tranquil beach area that appeals to families and nature lovers. Its scenic beauty and calm waters make it ideal for vacation rentals. | Barra do Una Beach, Hiking trails, Kitesurfing spots, Local seafood restaurants, Nature reserves |
| Centro de Bertioga | The urban center offers accessibility to shops, restaurants, and local attractions, making it a convenient base for tourists. | Bertioga Municipal Market, Fort São João, Morro do Indio, Bertioga Canal, Vila de Bertioga |
| Praia do Indaiá | Known for its peaceful environment and clean beaches, perfect for those seeking a quiet getaway. | Indaiá Beach, Biking and walking trails, Fishing spots, Beachfront bars |
| Praia de Guaratuba | A stunning location with natural beauty, attracting eco-tourists and those interested in outdoor activities. | Guaratuba Beach, Birdwatching, Kayaking, Natural pools, Ecological trails |
| Praia do Sesc | A popular beach with good infrastructure and social activities, drawing both locals and tourists for leisure and entertainment. | Sesc Bertioga, Beach sports, Food stalls, Events and festivals |
| Praia de Boraceia | A more secluded beach area that draws visitors looking for tranquility and nature, perfect for weekend getaways. | Boraceia Beach, Nature walks, Preservation areas, Local restaurants |
| Praia das Cavernas | An exciting location known for its unique rock formations and caves, attracting adventure lovers and nature enthusiasts. | Cave exploring, Snorkeling spots, Scenic viewpoints, Beachfront access |
Understanding Airbnb License Requirements & STR Laws in Bertioga (2025)
While Bertioga, São Paulo, Brazil currently shows low STR regulations, specific Airbnb license requirements might still exist or change. Always verify the latest short term rental regulations and Airbnb license requirements directly with local government authorities for Bertioga to ensure full compliance before hosting.
(Source: AirROI data, 2025, based on 0% licensed listings)
Top Performing Airbnb Properties in Bertioga (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Bertiogabased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
Dreamhouse North Coast-8 Perfect Suites
Entire Place • 8 bedrooms
90mPraia mod2 with heated pool-19pes
Entire Place • 7 bedrooms
Casa Grande Pé na Areia Norte Litoral PiscinaQuent
Entire Place • 5 bedrooms
New! Foot in the Sand, 6 bedrooms, Blue House
Entire Place • 6 bedrooms
Riviera Golf House 5 min walk to the beach
Entire Place • 5 bedrooms
Casa Riviera Alto Padrão
Entire Place • 5 bedrooms
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Top Performing Airbnb Hosts in Bertioga (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Bertioga 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 |
|---|---|---|---|---|
| B'Welcome | 9 | $335,554 | 108 | 3.74/5.0 |
| Kleber Garcia | 8 | $335,300 | 51 | 1.82/5.0 |
| Alexandre | 4 | $323,244 | 302 | 4.91/5.0 |
| Stacy Da Home | 24 | $295,740 | 181 | 2.65/5.0 |
| HomeStays | 20 | $215,788 | 166 | 2.13/5.0 |
| Giovane | 21 | $213,066 | 312 | 3.98/5.0 |
| André | 1 | $209,153 | 35 | 5.00/5.0 |
| Marcus | 1 | $195,542 | 31 | 5.00/5.0 |
| Kelly Cristina | 14 | $187,693 | 37 | 1.42/5.0 |
| Wadner | 3 | $185,473 | 265 | 4.97/5.0 |
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 Bertioga.
Dive Deeper: Advanced Bertioga STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Bertioga. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsBertioga Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Bertioga
- The Bertioga Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 95.7% of the 4,105 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Bertioga, Apartment/Condo properties are the most common (51.5%), reflecting the local real estate landscape.
- Houses represent a significant 44.9% portion, catering likely to families or larger groups.
- Smaller segments like hotel/boutique, others, outdoor/unique (combined 3.5%) offer potential for unique stay experiences.
Bertioga Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Bertioga
- The dominant room capacity in Bertioga is 3 bedrooms listings, making up 33.1% of the market. This suggests a strong demand for properties suitable for families or small groups.
- Together, 3 bedrooms and 2 bedrooms properties represent 64.7% of the active Airbnb listings in Bertioga, indicating a high concentration in these sizes.
- A significant 56.4% of listings offer 3+ bedrooms, catering to larger groups and families seeking more space in Bertioga.
Bertioga Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Bertioga
- The most common guest capacity trend in Bertioga vacation rentals is listings accommodating 8+ guests (52.3%). This suggests the primary traveler segment is likely larger groups.
- Properties designed for 8+ guests and 6 guests dominate the Bertioga STR market, accounting for 74.2% of listings.
- 79.8% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Bertioga.
- On average, properties in Bertioga are equipped to host 6.6 guests.
Bertioga Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Bertioga
- The most common availability pattern in Bertioga falls within the 271-366 days range, representing 62.6% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 87.1% 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 Bertioga (32.6%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 13.6% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Bertioga Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
536 listings
13.7% of total
2 Nights
1605 listings
41.1% of total
3 Nights
350 listings
9% of total
4-6 Nights
216 listings
5.5% of total
7-29 Nights
28 listings
0.7% of total
30+ Nights
1173 listings
30% of total
Key Insights
- The most prevalent minimum stay requirement in Bertioga is 2 Nights, adopted by 41.1% of listings. This highlights the market's preference for shorter, flexible bookings.
- A significant segment (30%) caters to monthly stays (30+ nights) in Bertioga, pointing to opportunities in the extended-stay market.
Recommendations
- Align with the market by considering a 2 Nights minimum stay, as 41.1% of Bertioga hosts use this setting.
- If feasible, allowing 1-night stays, especially midweek or during low season, could capture last-minute bookings, as only 13.7% currently do.
- A 2-night minimum appears standard (41.1%). Consider this for weekends or peak periods.
- Explore offering discounts for stays of 30+ nights to attract the 30% of the market seeking extended stays.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Bertioga.
Bertioga Airbnb Cancellation Policy Trends Analysis (2025)
Super Strict 30 Days
7 listings
0.2% of total
Super Strict 60 Days
9 listings
0.3% of total
Flexible
550 listings
16.7% of total
Moderate
716 listings
21.7% of total
Firm
736 listings
22.3% of total
Strict
1279 listings
38.8% of total
Cancellation Policy Insights for Bertioga
- The prevailing Airbnb cancellation policy trend in Bertioga is Strict, used by 38.8% of listings.
- A majority (61.1%) of hosts in Bertioga 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 38.8% market standard in Bertioga.
- With 38.8% using Strict terms, this is a viable option in Bertioga, particularly for high-value properties or during peak demand periods.
- Regularly review your cancellation policy against competitors and market demand shifts in Bertioga.
Bertioga STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Bertioga
- The overall average booking lead time for vacation rentals in Bertioga is 41 days.
- Guests book furthest in advance for stays during December (average 62 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in August (average 24 days), indicating more last-minute travel plans during this time.
- Seasonally, Winter (49 days avg.) sees the longest lead times, while Summer (25 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (41 days) as a baseline for your pricing and availability strategy in Bertioga.
- For December stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 62 days out to capitalize on advance planning.
- Target marketing efforts for the Winter season well in advance (at least 49 days) to capture early planners.
- Monitor your own booking lead times against these Bertioga averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Bertioga (2025)
Amenity Prevalence
Amenity Insights for Bertioga
- Essential amenities in Bertioga that guests expect include: Kitchen, TV, Wifi, Free parking on premises. Lacking these (any) could significantly impact bookings.
- Popular amenities like Dishes and silverware, Pool, Air conditioning are common but not universal. Offering these can provide a competitive edge.
- A pool is a highly desired but not standard amenity, making it a key feature for attracting guests seeking leisure in Bertioga.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Bertioga: Kitchen, TV, Wifi, Free parking on premises.
- Prioritize adding missing essentials: Kitchen, TV, Wifi, Free parking on premises.
- Consider adding popular differentiators like Dishes and silverware or Pool 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 Bertioga to stay competitive.
Bertioga Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Bertioga
- The typical guest profile for Airbnb in Bertioga consists of primarily domestic travelers (97%), 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 97.2% of guests.
- Key international markets include Brazil (97.2%) and United States (0.9%).
- Top languages spoken are Portuguese (51.2%) followed by English (29%).
- A significant demographic segment is the Post-2000s (Gen Z/Alpha) group, representing 50% of guests.
Recommendations for Hosts
- Target domestic marketing efforts towards travelers from São Paulo and Campinas.
- Tailor amenities and listing descriptions to appeal to the dominant Post-2000s (Gen Z/Alpha) demographic (e.g., highlight fast WiFi, smart home features, local guides).
- Highlight unique local experiences or amenities relevant to the primary guest profile.
- Consider seasonal promotions aligned with peak travel times for key origin markets.
Nearby Short-Term Rental Market Comparison
How does the Bertioga 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.
| Market | Active Properties | Monthly Revenue | Daily Rate | Avg. Occupancy |
|---|---|---|---|---|
| Itupeva | 137 | $1,734 | $204.10 | 32% |
| Vargem | 39 | $1,700 | $162.45 | 33% |
| Morungaba | 30 | $1,595 | $298.23 | 31% |
| Valinhos | 49 | $1,569 | $172.71 | 37% |
| Tuiuti | 18 | $1,470 | $147.47 | 33% |
| Nova Odessa | 13 | $1,459 | $123.61 | 47% |
| Igaratá | 131 | $1,439 | $191.89 | 29% |
| Tietê | 15 | $1,394 | $310.64 | 28% |
| Ribeirão Pires | 17 | $1,376 | $145.19 | 31% |
| Brazópolis | 16 | $1,366 | $150.74 | 33% |