Airbnb Market Analytics, Statistics and Data in Brotas, São Paulo, Brazil
Last updated: 2025-01-31
Looking to make more money with hosting or rental arbitraging Airbnbs, short-term rentals, vacation rentals in Brotas? AirROI have just the data insights! Over the last twelve months from February 2024 to January 2025, we've uncovered key trends and opportunities that successful hosts are leveraging in Brotas:
How much do Airbnb hosts make on average per month in Brotas?
The short-term rental market in Brotas shows distinct revenue patterns across different property tiers. Our analysis reveals that successful properties combine strategic pricing with quality management to maximize earnings potential. Market data demonstrates clear revenue differentiation among properties:
- Typical properties (median) earn $696 per month
- Strong performing properties (top 25%) make $1,364 or more
- Best-in-class properties (top 10%) achieve $2,309+ monthly
- Entry-level properties (bottom 25%) typically earn around $273
Revenue Variations by Month
Occupancy Rates Throughout the Year in Brotas
The market in Brotas shows distinct occupancy patterns influenced by seasonal trends and local dynamics. Properties that maintain high guest satisfaction scores and implement strategic pricing consistently achieve stronger occupancy rates. Current market data shows:
- Typical properties (median) maintain 23% occupancy rates
- Strong performing properties (top 25%) achieve 43% or higher
- Best-in-class properties (top 10%) reach 66%+occupancy
- Entry-level properties (bottom 25%) average around 12%
Occupancy Variations by Month
Average Daily Rates Seasonal Trends in Brotas
Daily rates in Brotas vary based on seasonality, property quality, and market dynamics. Properties that effectively balance competitive pricing with strong amenities typically command higher rates. Market analysis shows the following rate structure:
- Typical properties (median) generate $70 per night
- Strong performing properties (top 25%) secure $118 or more
- Best-in-class properties (top 10%) pull in $199+ per night
- Entry-level properties (bottom 25%) earn around $46
Daily Rate Variations by Month
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Seasonality patterns in Brotas
Peak Season (April, February, December)
- Revenue peaks at $1257.93 per month
- Occupancy rates reach 36.95%
- Daily rates average $102.39
Shoulder Season
- Revenue averages $1008.81 per month
- Occupancy maintains 29.43%
- Daily rates hold at $96.49
Low Season (October, August, September)
- Revenue drops to $659.15 per month
- Occupancy decreases to 21.28%
- Daily rates adjust to $87.50
Is it still profitable to do Airbnb in Brotas in 2025?
Yes! Brotas demonstrates moderate seasonality with good off-peak opportunities, featuring a growing occupancy rate of 29% and monthly revenue averaging $1009 and With 269 active listings, the market shows established demand while maintaining room for growth. There's also room for profit through rental arbitrage strategies, if you can identify competitively priced properties. To maximize your return on investment, consider employing the following strategies:
Peak Season Strategy
- Implement premium seasonal pricing strategies
- Set longer minimum stay requirements during high-demand periods
- Enforce stricter cancellation policies
Shoulder Season Strategy
- Maintain competitive market-based pricing
- Offer moderate-length stay incentives
- Target a mix of leisure and business travelers with flexible booking terms
- Focus on weekend getaway packages and mid-week business traveler promotions
Low Season Strategy
- Adjust pricing to remain competitive in the market
- Target different guest segments (families on vacation, festival goers, adventure tourists, international visitors)
- Create targeted promotional campaigns to drive occupancy
Top Places to Start Airbnb in Brotas
| Area | Why Choose This Area | Key Attractions |
|---|---|---|
| Centro | The heart of Brotas, featuring a mix of local shops, restaurants, and cultural attractions. This area is ideal for visitors looking to explore the town's amenities and local vibe. | Brotas Eco Adventure, Cachoeira do Astor, Museu dos Clarins, Pico do Marumbi, Parque dos Saltos |
| Quinta do Olivardo | A beautiful space with rustic charm, perfect for families and larger groups. Offers an immersive experience in nature and is ideal for those who want a peaceful retreat. | Quinta do Olivardo, Trilha da Cachaça, Cascata da Roda, Sítio do Pica-Pau, Cachoeira do Cardoso |
| Rio Jacaré Pepira | A scenic area with opportunities for water sports and outdoor activities. Great for adventure seekers and those who appreciate nature. | Rafting on Rio Jacaré Pepira, Kayaking, Canyoning, Hiking trails, Fishing spots |
| Morro do Gavião | Offers stunning views and is popular for hiking and nature enthusiasts. A great choice for visitors looking for an active vacation. | Hiking trails, Bird watching, Natural landscapes, Caminho do Ouro, Viewpoints |
| Brotas River | The river area provides various adventure sports such as rafting and tubing, attracting thrill-seekers and families alike. | Rafting, Tubing, Swimming spots, Picnic areas, Nature trails |
| Sítios da Flora | A serene location ideal for ecotourism and relaxation. It's well-suited for couples and individuals looking for a quiet getaway surrounded by nature. | Eco-friendly accommodations, Nature walks, Local flora and fauna, Wellness retreats, Culinary experiences |
| Parque dos Saltos | A popular site known for its beautiful waterfalls and nature trails, appealing to both families and outdoor lovers. | Waterfalls, Hiking trails, Scenic views, Picnic areas, Photography spots |
| Pousada do Vale | A charming inn that provides a cozy atmosphere for guests. Close to nature and local attractions, ideal for a quaint Airbnb experience. | Local cuisine, Relaxed ambiance, Cultural workshops, Fire pit, Outdoor games |
Do you need a license for Airbnb in Brotas?
We recommend checking directly with Brotas's local government regarding short-term rental licensing requirements. Current market data shows limited licensing information (0% of listings), making it essential to verify current regulations before starting your Airbnb business.
Top Performing Airbnb Properties in Brotas
High Standard House in Haras
Entire Place • 6 bedrooms
Chácara Vô Tunin the pioneer!
Entire Place • 4 bedrooms
Chácara dos Coqueiros
Entire Place • 3 bedrooms
Rancho Santa Fé
Entire Place • 5 bedrooms
Farm, Heated Pool, B Tennis, Fishing, Horse, Grill
Entire Place • 5 bedrooms
House in Brotas- Sp with Heated Pool
Entire Place • 4 bedrooms
Top Performing Professional Hosts in Brotas
| Host Name | Properties | Grossing Revenue | Stay Reviews | Avg Rating |
|---|---|---|---|---|
| Rei Lopes | 10 | $135,623 | 355 | 4.95/5.0 |
| Danilo | 5 | $102,129 | 607 | 4.99/5.0 |
| Simone | 5 | $79,472 | 78 | 4.93/5.0 |
| Fabio | 3 | $60,821 | 47 | 4.81/5.0 |
| Otávio | 15 | $60,639 | 206 | 4.29/5.0 |
| Ana Camila | 1 | $48,175 | 52 | 5.00/5.0 |
| Giovana | 3 | $46,470 | 185 | 4.95/5.0 |
| José Roberto | 1 | $44,091 | 121 | 4.99/5.0 |
| Adriana | 1 | $42,755 | 126 | 4.95/5.0 |
| Orlando | 1 | $42,688 | 79 | 5.00/5.0 |
Additional analytics on vacation rental, real estate, short term rental data in Brotas
AirROI also have other key metrics and comprehensive data for your vacation rental, real estate needs. Go explore the advanced metrics that can help you make informed decisions:
Room Type Distribution
Property Type Distribution
Key Insights
- Market dominated by entire home listings (81.4%), with house and apartment & condo properties comprising 86.6% of inventory
- Untapped potential in others, outdoor & mobile, unique stays segments (5.9% combined)
Room Capacity Distribution
Analysis of 269 properties in Brotas shows that 2 bedrooms properties are most prevalent, making up 30.5% of the market. The market tends to favor smaller properties, with 2 bedrooms and 1 bedroom together representing 55.0% of all listings.
Key Insights
- Most common: 2 bedrooms (30.5%)
- Least common: 5+ bedrooms (6.3%)
- Market concentration: 55.0% in top 2 sizes
- Market skew: Favors smaller properties
Guest Capacity Distribution
Analysis of 269 properties in Brotas reveals that 8+ guests properties dominate the market, representing 34.9% of all listings. The average property accommodates 5.1 guests, with a clear trend towards larger guest capacities. Properties accommodating 8+ guests and 2 guests make up 48.0% of the market.
Key Insights
- Most common capacity: 8+ guests (34.9% of market)
- Least common capacity: 1 guest (0.7% of market)
- Average guest capacity: 5.1 guests per property
- Market concentration: 48.0% in top 2 capacity sizes
- Market segmentation: Predominantly larger guest capacities
Booking and Availability Patterns
Available Days Distribution
Booked Days Distribution
Among 269 properties in Brotas, the most common availability pattern is 271-366 days (58% of properties). For actual bookings, properties most frequently secure bookings for 31-90 days (28.6% of properties).
Key Insights
- Most common availability window: 271-366 days (58%)
- Most common booking duration: 31-90 days (28.6%)
- Properties with high availability (180+ days): 79.9%
- Properties with long-term bookings (180+ days): 21.2%
Minimum Stay Distributions
1 Night
90 listings
35.7% of total
2 Nights
103 listings
40.9% of total
3 Nights
16 listings
6.3% of total
4-6 Nights
1 listings
0.4% of total
30+ Nights
42 listings
16.7% of total
Key Insights
- Short stays (1-2 nights) dominate the market at 76.6%
- Mid-length stays (4-6 nights) represent 0.4% of listings
- Monthly+ stays (16.7%) suggest a stable extended-stay market
- High market flexibility with 82.9% accepting 3 nights or less
Recommendations
- Set minimum stays between 2-3 nights to align with market standards
- Adjust minimum stays seasonally based on demand patterns
- Consider monthly stay discounts to capture the growing extended-stay market
- Implement different minimum stays for weekends vs. weekdays
Cancellation Policy Distribution
Refundable
1 listings
0.4% of total
Flexible
71 listings
29.7% of total
Moderate
82 listings
34.3% of total
Firm
48 listings
20.1% of total
Strict
37 listings
15.5% of total
Key Insights
- Moderate is the preferred policy at 34.3% of listings
- Guest-friendly policies (Flexible & Moderate) dominate at 64.0% of the market
- Strong market consensus around Moderate policies
- Refundable policies are least common at 0.4% of listings
Recommendations
- Consider starting with a Moderate policy to align with market preferences
- Strong market preference for Moderate policies suggests this should be your baseline
- Consider generous cancellation terms as a competitive advantage
Booking Lead Time Trends
Key Insights
- Peak booking lead times occur in Dec, Jan, Feb, averaging 47 days
- Shortest booking windows are in Jun, Oct, Aug, averaging 26 days
- Winter shows the longest average booking window at 47 days, while Summer has the shortest at 28 days
Recommendations
- Implement dynamic pricing strategies for Winter bookings at least 47 days in advance
- Consider early bird discounts during Summer to encourage longer lead times
- Focus on last-minute booking promotions during Jun-Aug when lead times are shortest
Popular Airbnb Amenities in Brotas
Below is the distribution of amenities across listings in Brotas:
Traveler Demographics
Key Insights
- Domestic travelers make up 97.5% of total guests, indicating a dominant local market share.
- Primary international markets: United States (0.8%) and Germany (0.2%)
- Portuguese is the top language at 54.4%, followed by English (29.6%)
- Notable demographic segment in <=1950s (Pre-1950s (Silent Gen)) at 4.0%
Recommendations
- Target marketing campaigns for São Paulo and Campinas markets
- Develop localized content for United States and Germany
- Prioritize Portuguese and English language support
- Tailor experiences for Pre-1950s (Silent Gen) while maintaining broad age appeal
- Implement seasonal promotions aligned with key market travel patterns
Nearby Markets
Explore short-term rental performance in markets surrounding Brotas. These nearby markets offer diverse opportunities for property investors and hosts:
| Market | Properties | Monthly Revenue | Daily Rate | Occupancy |
|---|---|---|---|---|
| Itupeva | 138 | $1,779 | $201.01 | 33% |
| Nova Odessa | 12 | $1,570 | $134.10 | 43% |
| Tietê | 15 | $1,394 | $310.83 | 29% |
| Itaí | 91 | $1,321 | $225.42 | 23% |
| Vargem Grande Paulista | 45 | $1,305 | $143.16 | 37% |
| Mairinque | 323 | $1,295 | $165.55 | 30% |
| Arandu | 26 | $1,283 | $232.71 | 26% |
| Porto Feliz | 73 | $1,240 | $219.42 | 29% |
| Paranapanema | 164 | $1,211 | $174.03 | 30% |
| São Roque | 361 | $1,188 | $132.41 | 34% |
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