Bandon STR Market Report 2026: Face Rock and Fairways, Not a Blend

Jacob Mishalanie
3 days ago
13 min read

Face Rock sea stacks on Bandon Beach, Oregon, photograph

Stand on the beach below Face Rock at low tide and you can watch two Bandons happen at once. A family works the tide pools in fleece jackets, kids hunting for agates the way locals have for generations. A half mile inland, a foursome in rain shells is walking off the eighteenth at one of the most talked-about golf destinations in the country, checked into a stay that has nothing to do with tide pools at all. Both of those guests book a short-term rental in Bandon, Oregon this year. Neither one is a stand-in for the other, and a listing that markets to one while the property actually suits the other is going to underperform its own town. Most market reports skip straight past that split because it's easier to write about a single, tidy identity than two overlapping ones — but it's the split itself that explains why Bandon's numbers look the way they do.

That split matters more here than the tourism-board copy lets on, because Bandon doesn't have the luxury of coasting on a single identity the way some Oregon coast towns do. It's a working port with a cannery-town backbone, a beach town built around a sea stack that photographs like nowhere else on the coast, and — thirty minutes south of the harbor — the gravitational pull of a golf resort that draws its own national audience and mostly keeps to itself. AirROI's extract puts a typical Bandon short-term rental at $4,344 a month, which the platform annualizes to roughly $52,125 a year, on 171 active listings running August 2025 through July 2026. That figure sits third among Oregon coast towns in the Remaining Markets revenue table, behind Cannon Beach and Manzanita — useful context for where Bandon ranks, though those towns' own dollar figures belong on their own lines, not folded into this one. A host who has only ever seen a single blended coastal-Oregon average is going to misread that $425 ADR as an outlier when it's actually the town telling you exactly what kind of demand it's carrying.

This report exists to give Bandon its own file — not a Port Orford blend, not a Coos Bay rollup, and not a golf-resort press release dressed up as a market report. What follows is the number, the texture behind it, and the regulatory story that matters more than any of it right now: the city has paused new short-term rental applications, and a host underwriting 2026 needs to know that before anything else. Skip the regulatory section at your own risk — a strong revenue baseline attached to a permit that doesn't currently exist is not a plan, it's a placeholder. This is not legal advice.

The Number, and What's Actually Inside It

AirROI's pull covers 171 active listings for the twelve months running August 2025 through July 2026, page-pulled September 1, 2026. Occupancy sits at 39.4%, average daily rate at $425, and RevPAR at $180 — numbers that land on a typical annual take of about $52,125, or $4,344 monthly, when the platform runs the year forward. That ADR is not a typo for a coastal Oregon town this size. It reflects a market where a meaningful share of demand is golf travel with a different price tolerance than a standard beach weekend, sitting alongside the more familiar storm-watching and lighthouse-and-cranberries crowd. Read the occupancy and ADR together rather than separately: a 39.4% occupancy paired with a $425 ADR is a very different business than a beach town running 55% occupancy at half that rate, even if the two towns land near the same annual total.

Entire home and apartment listings make up about 79.5% of the 171 actives, which tells you this is overwhelmingly a whole-house market rather than a room-share town — guests here are renting a stay, not a spare bedroom. Supply grew roughly 11.8% in this sample, meaningful growth for a coastal town this size, and one more reason a host can't assume last year's booking pace repeats itself without doing anything differently. New listings arriving into an already-competitive whole-house market means the properties that stood out on generic beach-town positioning last year may find themselves competing against several more listings running the identical pitch this year. The typical booking lead time runs about 82 days out, longer than a lot of drive-market coastal towns, which means a listing has to be dialed in — photos, pricing, availability — well before the eighty-day mark rather than counting on last-minute fill.

Seasonally, AirROI's extract shows August as the peak revenue month and January as the softest, which lines up with the obvious calendar: a summer coastal peak bracketed by a real winter trough. That trough is exactly where the golf side of this market has a chance to do work a straight beach town can't — more on that below. Put plainly, a listing that only knows how to sell July is leaving a real chunk of the calendar unaddressed, because the number this report opens with is an annual average across a year that actually behaves like two very different seasons stitched together.

Why the AirROI Snapshot Isn't the Permit

Here's the thing an aggregator page will not tell you, and it matters more in Bandon this year than the revenue figure does: the City of Bandon has paused new vacation rental applications. The city adopted Ordinance No. 1679 on February 2, 2026, effective March 2, 2026, pausing new Vacation Rental Dwelling (VRD) applications for a reported 120-day study period. A legal notice published in August 2026 for a follow-on Ordinance No. 1684 proposed extending that moratorium up to an additional six months. Whether 1684 has been adopted, and what the live application intake status is, needs to be confirmed directly with City of Bandon Planning before anyone treats this market report as a green light to list. A revenue extract has no opinion about permit status — it simply counts what's already live, which means it will keep showing a healthy Bandon number for months after the intake window for new applications has closed, if that's the direction the city ultimately takes.

Under the city's standing VRD framework — separate from the moratorium question — vacation rental dwellings are a conditional use permitted only in the CD-1, CD-2, CD-3, and C-3 zones, not citywide. The city also enforces a saturation rule: fewer than 30% of single-family detached dwellings within 250 feet of a proposed VRD, in zones where VRDs are allowed at all, may already be operating as VRDs. City materials also describe a minimum-age requirement — a single-family detached dwelling generally needs to be at least three years old from its certificate of occupancy before it can be proposed as a VRD — with approval running through a discretionary Conditional Use Permit before the Planning Commission. None of those three gates — zone, saturation, and age — are optional or interchangeable, and a property that clears one can still fail the others. This is not legal advice. Confirm zone, saturation status, and current moratorium status directly with City of Bandon Planning before listing or buying with a short-term rental plan attached.

None of this is the same conversation as Coos County's unincorporated vacation-rental path, which runs through an Administrative Conditional Use process under the county's own zoning — a different desk entirely for a property outside city limits. And it is not Port Orford's file either. Port Orford is a separate market with its own guest, its own desk, and its own year; it does not belong blended into Bandon's number, even though the two towns sit on the same stretch of Highway 101. A buyer comparing a Bandon parcel against a Port Orford parcel is comparing two different permit systems as much as two different beaches, and pricing a purchase off the wrong desk's rules is one of the more expensive mistakes available in this market.

The Golf Question, Answered Carefully

Bandon Dunes is a genuine national draw thirty minutes south of town, and it shapes demand here in a way most Oregon coast towns simply don't have access to. But it's worth being precise about what that means for a listing: Bandon Dunes is a private resort and a private draw. This report is not going to guess round counts, green fees, or blanket adjacency claims, because the resort doesn't publish that data for outside use and a host's listing shouldn't either. A guest who has actually stayed at the resort itself is not the same guest a nearby short-term rental is competing for — the rental market here serves the traveler who wants proximity to the golf corridor without the resort's own accommodations, which is a real and distinct demand pool worth naming honestly.

What can be said honestly is this — golf travel brings a guest with a different calendar and a different price tolerance than the beach-and-lighthouse visitor, and that guest is part of why Bandon's ADR runs higher than a comparably sized beach-only town. A listing genuinely close to the golf corridor can lean into that positioning. A listing on the north side of town near Face Rock and the Coquille River lighthouse is selling a completely different week, and pretending otherwise — faking golf adjacency a property doesn't have — is the fastest way to draw the wrong guest and the wrong review. It also cuts the other direction: a property that genuinely sits near the golf corridor but keeps marketing itself with generic beach-town photography is leaving its strongest differentiator sitting unused in the listing description.

Common Mistakes Hosts Make With This Number

The most common misstep with a report like this one is treating the $52,125 figure as a floor rather than a midpoint description of 171 different properties. Some of those listings are golf-corridor-adjacent whole homes running well above that number; some are modest units on the working-port side of town running well below it. A host who reads the headline number as a promise and prices or budgets against it is setting up a disappointment that has nothing to do with the town and everything to do with how the figure was read.

A second common mistake is skipping the moratorium section entirely because the revenue section is more interesting. It's an understandable instinct — a dollar figure is easier to plan around than an ordinance number — but a host who runs a full financial model on this year's AirROI extract without first confirming whether new VRD applications are actually being accepted is modeling a business on a permit path that may currently be closed. The order matters: confirm the desk before you build the spreadsheet, not after.

The third mistake is the blend — folding Port Orford's or Coos Bay's numbers, rules, or guest profile into a Bandon plan because the towns sit close together on the map. It shows up in listing copy that borrows a neighbor's nickname, in underwriting that uses a neighbor's comp, and in permit assumptions that quietly apply the wrong county's process. Each of those towns runs its own year, its own desk, and its own guest, and treating any of them as interchangeable with Bandon produces a plan that's wrong in a way that's hard to trace back to its actual source.

A Six-Question Self-Check Before You List

Before a property gets marketed against any part of this report, a host should be able to answer six questions honestly, and answer them in this order rather than skipping to the ones that feel more comfortable.

One: is the parcel actually zoned CD-1, CD-2, CD-3, or C-3, or does it fall outside the zones where a VRD conditional use is even possible? Two: within 250 feet of the property, is the neighborhood already running near or above the 30% VRD saturation threshold, or is there real room under that cap? Three: is the structure a single-family detached dwelling old enough — roughly three years past its certificate of occupancy — to qualify for a VRD application at all? Four: as of today, is the City of Bandon actually accepting new VRD applications, or is Ordinance 1679 — and possibly 1684 — still pausing intake? Five: is the property genuinely within reasonable proximity to the golf corridor, or does it belong to the Face Rock and working-port side of town, and does the marketing plan match whichever answer is true? Six: is the underwriting built on this year's specific AirROI figures for Bandon, or has it quietly borrowed a number, a rule, or a comp from Port Orford or Coos Bay?

A host who can answer all six with confidence is working from a plan grounded in this town's actual year. A host who hits a wall on any one of them has found the exact place to slow down and call City of Bandon Planning before spending another hour on photos, pricing, or a purchase offer.

Year One Versus Year Three: How the Number Should Move

A freshly listed Bandon property in its first year rarely lands on the AirROI average right out of the gate. It's still building review volume, still learning which of the two Bandons it actually serves, and still working out pricing against a market that grew supply almost 12% in the trailing extract. A realistic first-year expectation sits below the town's typical figure while the listing establishes itself, particularly if it launches mid-peak-season with no booking history behind it.

By year three, a listing that has correctly identified its own identity — golf-corridor or Face Rock beach town — and priced accordingly through both the summer peak and the January trough should be tracking closer to, or above, the town's typical figure, assuming supply growth in its specific micro-area hasn't outpaced its own booking momentum. The properties that plateau below the average by year three are almost always the ones still running the generic regional pitch this report opened by describing — a listing that never resolved which guest it's actually for rarely closes the gap through review count alone.

None of that trajectory holds if the regulatory picture changes underneath it. A property operating under the standing VRD framework today should track its own permit renewal timeline against whatever comes out of the current moratorium study, because a three-year revenue trajectory built on an assumption that today's rules stay fixed is a trajectory, not a guarantee.

Frequently Asked Questions

How much does a short-term rental in Bandon, OR make in a year?

AirROI's extract for August 2025 through July 2026, covering 171 active listings, shows a typical Bandon short-term rental earning about $4,344 a month, which the platform annualizes to roughly $52,125 a year, at 39.4% occupancy and a $425 average daily rate. That figure ranks third among Oregon coast towns in this research set, behind Cannon Beach and Manzanita. A specific property's actual results depend on its location, condition, and how well it's marketed, not on the town average alone.

Is Bandon currently accepting new vacation rental applications?

As of this research, no — not without confirmation. The City of Bandon adopted Ordinance No. 1679 in February 2026, effective March 2026, pausing new Vacation Rental Dwelling applications for a reported 120-day study period, and a legal notice published in August 2026 proposed a follow-on ordinance, No. 1684, to extend that pause up to six additional months. This is not legal advice. Confirm the current live intake status directly with City of Bandon Planning before assuming any application path is open.

What zones allow vacation rental dwellings in Bandon?

Under the city's standing framework, Vacation Rental Dwellings are a conditional use permitted only in the CD-1, CD-2, CD-3, and C-3 zones — not citywide. A saturation rule also applies: fewer than 30% of single-family detached dwellings within 250 feet of a proposed VRD, in eligible zones, may already be operating as VRDs. Confirm your specific parcel's zoning with City of Bandon Planning; this is not legal advice.

Does the City of Bandon VRD process differ from Coos County's rules?

Yes. City of Bandon VRD approval runs through a discretionary Conditional Use Permit via the Planning Commission for properties inside city limits. A property in unincorporated Coos County instead falls under the county's own Administrative Conditional Use process for vacation rentals — a different desk, different criteria, and not interchangeable with the city's file.

Is Bandon Dunes golf resort part of a listing's amenities?

Only if the property is genuinely near the golf corridor, and even then, this report does not publish or estimate round counts, green fees, or resort figures — Bandon Dunes is a private resort that doesn't release that data for outside marketing use. A listing should describe real proximity honestly rather than implying adjacency it doesn't have.

What's the slow season for a Bandon short-term rental?

AirROI's extract shows January as the softest month for revenue, with a broader shoulder running roughly November through February. That trough is where a listing genuinely positioned near the golf corridor, or one built for a remote-work or extended stay, has room to perform differently than a beach-only property waiting out the winter.

How is Bandon different from Port Orford for short-term rental purposes?

They're separate markets with separate desks, separate guests, and separate years. Port Orford sits under its own regional coverage; Bandon has its own City Planning desk, its own VRD framework, and its own AirROI figures. Blending the two towns' numbers or rules produces an inaccurate picture of either one.

Is Coos Bay's short-term rental market the same as Bandon's?

No. Coos Bay is a distinct market roughly twenty-five miles north with its own commercial-port identity, guest base, and regulatory desk. It should not be folded into Bandon's revenue figures or treated as a comparable submarket.

How far ahead do guests book a Bandon rental?

The AirROI extract shows a typical booking lead time of about 82 days — longer than many drive-market coastal towns. That means pricing, photos, and availability need to be dialed in well ahead of the roughly eleven-week mark rather than relying on last-minute demand to fill gaps.

Should I use the AirROI figure to underwrite a Bandon purchase?

Use it as a starting range, not a guarantee — $52,125 a year at 39.4% occupancy describes the town's typical listing, not any one property. Before underwriting a specific purchase, confirm the parcel's zoning, saturation eligibility, and current moratorium status with City of Bandon Planning, since none of that regulatory reality shows up in an aggregator's revenue extract.

Work with Crest & Cove Creative

Bandon's short-term rental market is quietly running two guest identities at once, and the city just paused new applications while it sorts out how many more it can hold. Name the failure mode the guest can check on the listing.

Crest & Cove Creative builds the listing story that matches which Bandon your property actually sells — golf corridor or Face Rock beach town. Ask us for a marketing audit before you plan next season's calendar.

Reach out at crestcove.co or (256) 998-7502.