Boca Grande STR Market Report 2026: $70,857 on 39 Listings

Thomas Garner
Aug 19
14 min read

Updated: 14 hours ago

Port Boca Grande Lighthouse and keeper house, Gasparilla Island State Park

Boca Grande, Florida - an unincorporated Lee County village at the south end of Gasparilla Island - published a typical year of $70,857 across 39 active listings for the August 2025 through July 2026 vintage. Average daily rate sits at $816, occupancy at 34.8 percent, and RevPAR at $266.

A separate data platform, AirDNA Market Minder, updated August 5, 2026, reports a notably different picture for what it defines as this broader area: 233 active listings, a $43,000 typical year, 47 percent occupancy, and $868 ADR. This report treats the 39-listing, $70,857 figure as the specific Boca Grande village data, and labels the AirDNA figure separately as a different platform's broader-area count.

This is not legal or investment advice. It's a factual read of Boca Grande's own published 2026 market data - the typical year, the seasonal pattern, the guest-origin data, the booking-minimum distribution, and the professional-management landscape - intended to give an independent host or a prospective buyer an accurate, village-specific picture rather than a blended regional estimate. This is not legal advice.

The Published Year: $70,857 on 39 Listings

The core figure for this report is Boca Grande's published typical year of $70,857, measured across a sample of 39 active listings for the August 2025 through July 2026 vintage. Average daily rate for this sample is $816, occupancy is 34.8 percent, and RevPAR comes to $266.

This figure describes Boca Grande village listings specifically - a small, unincorporated Lee County community at the south end of Gasparilla Island - not a broader regional average, and not a blend with Sanibel's, Placida's, or any other nearby market's data.

Year-over-year, this vintage shows revenue growth of plus 6.6 percent, alongside supply growth of plus 8.3 percent - a market growing steadily in both revenue and listing count, without the more dramatic swings seen in some neighboring markets discussed later in this report.

These are the headline figures worth citing accurately in any Boca Grande-specific marketing, underwriting, or buyer conversation: $70,857 typical year, $816 ADR, 34.8 percent occupancy, $266 RevPAR, all specific to this 39-listing sample for the stated vintage.

Why AirDNA's 233-Listing Figure Doesn't Apply Here

AirDNA Market Minder, in a snapshot updated August 5, 2026, reports 233 active listings for what it defines as the broader area associated with Boca Grande, alongside a $43,000 typical year, 47 percent occupancy, and $868 ADR - figures that diverge meaningfully from the 39-listing, $70,857 data this report centers on.

This divergence likely reflects a difference in geographic scope between the two platforms - AirDNA's 233-listing count almost certainly captures a wider surrounding area than the specific, smaller Boca Grande village boundary this report's 39-listing figure represents.

Neither figure is inherently wrong; they're measuring genuinely different things. The practical error would be treating the two data sets as interchangeable, or citing the larger AirDNA count while implying it describes this specific 39-listing village sample.

The practical rule: when discussing Boca Grande's market specifically, use the 39-listing, $70,857 figure as the primary data set. If the AirDNA 233-listing figure needs to be mentioned at all - for instance, to explain why two different sources show different numbers - label it specifically and clearly as a separate platform's broader-area count.

What the 39-Listing Sample Looks Like

Beyond the headline revenue figures, this 39-listing sample carries a specific composition worth understanding. Entire-home listings make up 76.9 percent of the sample, and houses specifically make up 51.3 percent - meaning hotel and boutique-style stays, at 23.1 percent, represent a genuinely notable share of this particular market compared to many other short-term rental markets.

Two-bedroom properties are this market's single most common size, at 30.8 percent of the sample, while a guest capacity of four is the most common single capacity setting, at 35.9 percent - together suggesting a market oriented more toward couples and small groups than large families.

Superhost status applies to 41.0 percent of this sample - a meaningful but not dominant share, worth noting for anyone benchmarking a specific listing's guest-review performance against the broader Boca Grande market.

Average stay length across this sample runs about four nights, with an average booking lead time of 113 days - both genuinely useful figures for understanding typical guest booking behavior on this small, specific island market.

None of these composition figures should be confused with the headline revenue numbers. A listing's bedroom count or capacity setting is a descriptive fact about the sample, not itself a revenue or occupancy claim.

Peak-3 Is March, May, and February

Boca Grande's published peak-3 months are March, May, and February, based on the same August 2025 through July 2026 AirROI vintage as the headline revenue figures. March specifically is the single peak month within that window.

May's inclusion in peak-3 corresponds with this area's tarpon fishing season, which draws genuine visitor interest to Boca Grande Pass. It's worth being precise, though, that May's peak-3 status is a data-backed seasonal fact about booking demand, not simply a reflection of tarpon season's general visitor popularity.

June and July - months that fall within the broader tarpon season window and might intuitively seem like natural extensions of May's peak status - are not named as peak-3 months in this data set. Marketing copy that implies June or July are also money months, based on tarpon season's general fame, would be pricing against months this data doesn't actually support as peak.

The practical application: price and market a Boca Grande listing's high season around March, May, and February specifically, and resist extending that peak-season pricing logic into June or July, however tempting it might be given adjacent tarpon-season visitor interest.

Given the 113-day average lead time noted earlier, marketing and pricing decisions for these peak months benefit from being finalized well ahead of the season itself, consistent with this market's genuinely long average booking window.

August Is the Hole, January and September Sit Low

August is this market's softest revenue month, and the broader low stretch spans January, August, and September. This is a specific, named seasonal pattern - not a vague sense that summer or midwinter are simply slower without a specific month identified.

January and September sit within this same low stretch but are distinct from August itself and from the March-May-February peak - a host shouldn't treat either month as an early return to peak pricing, nor assume they perform identically to August's specific low point.

Twelve listings in this sample - 30.8 percent, a genuinely significant share - have set a thirty-plus-night minimum stay, actually making it the single most common minimum-stay setting in this market. This is a real, specific booking-policy fact, though it's worth being clear that this setting alone doesn't prove August specifically gets filled by these longer stays.

The honest approach to this softer stretch: acknowledge August as this market's named low point directly in pricing decisions, and treat any longer-stay marketing angle as a genuine strategic product decision rather than a way to imply the slow month is secretly busy.

Tampa Is the Origin, Not the Product

Tampa is the leading guest-origin city in this market's extract, with domestic guests overall making up roughly 95 percent of the sample. This is useful demand-side context - Tampa travelers are a meaningful source of Boca Grande's guest base - but it's a fact about where guests are traveling from, not a description of the Boca Grande product itself.

Boca Grande's own identity - Park Avenue, the Port Boca Grande Lighthouse, the historic railroad depot, Boca Grande Pass, and the single causeway connecting the island - is what guests are specifically booking when they choose this village, regardless of where they're traveling from.

A listing description or buyer memo that treats Boca Grande as though it were effectively a Tampa beach extension, or that borrows Tampa's own market identity, is conflating a guest-origin statistic with this village's genuinely separate identity and figures.

The practical distinction worth holding onto: origin data describes demand geography, while ADR, occupancy, and RevPAR describe the property's own performance. Neither substitutes for the other, and blending them risks a confused underwriting narrative.

The Common Minimum Is Actually 30-Plus Nights

This market's most common minimum-stay setting is actually thirty-plus nights, applying to 30.8 percent of the 39-listing sample (12 listings) - a genuinely notable pattern for a market with an average stay of only about four nights, suggesting a real split between short-stay and long-stay listing strategies within this small sample.

About 23.1 percent of this sample has set a one-night minimum - a meaningfully different booking strategy from the thirty-plus-night segment, underscoring that this market doesn't have one single dominant booking-length approach, but rather several distinct strategies coexisting.

A host considering which minimum-stay approach fits their own property should recognize that both the short-stay and long-stay approaches have real company in this market - neither is a fringe strategy, and the choice is genuinely a strategic one rather than a default everyone else has already settled on.

This composition detail matters directly for competitive positioning: a listing offering flexible, shorter stays is competing against a meaningful thirty-plus-night segment that's effectively removed itself from the shorter-stay booking pool, which can be a genuine advantage worth factoring into pricing strategy.

Professional Management and the Competitive Landscape

Professionally managed listings make up 28.2 percent of this 39-listing sample - a meaningful but not dominant share, leaving the majority of listings independently managed. A named local manager, PB Grande, holds 8 listings in this market - a real, specific competitive presence worth being aware of.

This composition detail matters for an independent host evaluating their own competitive position: with the majority of this small market independently managed, a well-run independent listing is competing within a market where independent management is the norm, not an exception.

The risk for an independent host in this specific market isn't a missing national brand to compete against - it's generic, interchangeable Gulf-beach marketing language that fails to distinguish a listing from Sanibel, Fort Myers Beach, or Captiva copy. That's a genuinely solvable problem through specific, accurate marketing.

None of this professional-management data changes the underlying revenue figures. $70,857 typical year, $816 ADR, and 34.8 percent occupancy describe the market as a whole, regardless of whether a specific listing within that market happens to be independently run or professionally managed.

Don't Blend Placida's or Sanibel's Figures Into This Year

Placida, on the Charlotte County mainland side connected by the same general causeway system, publishes its own distinct typical year of $31,913 across 81 listings, with Miami as its leading guest origin - genuinely different figures from Boca Grande's own $70,857 across 39 listings, despite geographic proximity.

Placida's peak-3 (March, February, April) differs from Boca Grande's own peak-3 (March, May, February), and its year-over-year figure of plus 22.3 percent is notably stronger than Boca Grande's plus 6.6 percent - genuinely different market trajectories that shouldn't be averaged together.

Sanibel, a separate and much larger island market entirely, publishes its own $37,216 typical year across 567 listings, with professional management at a notably high 70.9 percent (including a named manager, Palmer, at 64 listings) and supply growth of plus 98.3 percent - a dramatically different scale and growth trajectory from Boca Grande's own smaller, more modest market.

The discipline that keeps this report honest: cite $70,857 specifically for Boca Grande, keep Placida's $31,913 and Sanibel's $37,216 clearly labeled as separate markets' figures, and keep Fort Myers Beach, Captiva, and Siesta Key entirely off any calculation meant to describe Boca Grande's own market performance.

This matters most concretely in a financing or acquisition context. A lender or buyer underwriting a Boca Grande property using Sanibel's much larger 567-listing market data, or Placida's genuinely different growth trajectory, would arrive at a materially wrong projection for this specific 39-listing village market.

Compliance Desks: Lee vs. Charlotte

Boca Grande itself has no dedicated village-level short-term rental licensing office - there's no separate Boca Grande town desk issuing its own STR permits, distinct from the broader county-level offices that actually govern this unincorporated village.

Lee County Clerk's Tourist Development Tax collections office, located in Fort Myers, is reachable at (239) 533-2190 for parcels on the Boca Grande, or Lee County, side of the island.

Charlotte County Tax Collector, at 18500 Murdock Circle, phone (941) 743-1350, is the relevant office for parcels on the Charlotte County, or north-island, side - a genuinely separate desk from the Lee County office, and worth confirming which one actually applies to a specific parcel before assuming either one.

None of this compliance detail should be confused with, or used to inflate, the revenue figures discussed throughout this report. Confirming the correct county desk and remittance path makes a listing legally operable; it doesn't itself raise ADR, occupancy, or RevPAR above the published $816, 34.8 percent, and $266 figures.

A buyer or manager taking over an existing Boca Grande listing should confirm directly with the applicable county office which specific remittance schedule and registration status already applies to that parcel, rather than assuming the prior owner's compliance status transfers automatically or was necessarily correct in the first place.

What Two Data Sets Reveal About Underwriting Risk

The gap between AirROI's 39-listing, $70,857 figure and AirDNA's 233-listing, $43,000 figure is a genuinely useful case study in why a single data source shouldn't be treated as the final word in any short-term rental underwriting conversation, particularly for a small, specific market like this one.

A buyer or lender who encounters only one of these two figures, without checking a second source or understanding the underlying scope difference, risks either overestimating this specific village's revenue potential (if working from AirROI's smaller, higher-earning sample without context) or underestimating it (if working from AirDNA's larger, lower-earning broader-area figure without recognizing its wider scope).

The responsible approach for a specific underwriting decision is confirming which exact geographic boundary a given data source uses, and matching that boundary to the actual parcel being evaluated, rather than assuming any single platform's default definition of "Boca Grande" matches the specific address in question.

This same discipline applies whenever a host or buyer encounters a market data platform for the first time in any location: understand what geographic area, listing types, and date range a given figure actually represents before treating it as directly comparable to a different source's figure for what appears, at first glance, to describe the same place.

Applying This Data to a Specific Listing

A host with an existing Boca Grande listing can use this report as a direct benchmark: compare actual occupancy against the published 34.8 percent, actual ADR against $816, and actual seasonal booking pattern against the named March-May-February peak and January-August-September low stretch, rather than relying on a general sense of how the season felt.

A prospective buyer can use these same figures to sanity-check a seller's or broker's revenue claims. A pro forma that assumes an occupancy rate well above 34.8 percent, or that cites AirDNA's broader-area $43,000 figure while implying it describes this specific 39-listing village sample, deserves a direct question about which data set and geographic boundary it's actually using.

None of this replaces a property-specific analysis. A specific listing's exact location relative to Park Avenue and the lighthouse, its condition, photography, and management quality will always push its actual performance above or below the published market average in either direction.

What this report provides is the honest, correctly-scoped baseline that a specific property's performance should be measured against - the $70,857 typical year for the actual 39-listing Boca Grande village sample, not a broader-area or neighboring-market substitute for it.

How to Read this market as a Whole

Read Boca Grande's 2026 market data as one complete, internally consistent picture: $70,857 typical year, $816 ADR, 34.8 percent occupancy, $266 RevPAR, across 39 listings, for the August 2025 through July 2026 vintage - with March, May, and February as peak-3, and January, August, and September as the low stretch.

Layer the composition detail on top: 76.9 percent entire-home, 51.3 percent houses, 23.1 percent hotel/boutique, two-bedroom as the dominant size, four-guest capacity as the common setting, 41.0 percent Superhost share, and 28.2 percent professionally managed with PB Grande holding 8 listings.

Add the booking-behavior detail: about four-night average stay, 113-day average lead time, and a genuinely split minimum-stay market where thirty-plus nights (30.8 percent) is actually the single most common setting, alongside a meaningful one-night-minimum segment (23.1 percent).

Keep Tampa correctly labeled as the leading guest-origin city, not the product itself, and keep every other data point - AirDNA's 233-listing broader-area figure, Placida's $31,913, Sanibel's $37,216, and the Lee-versus-Charlotte compliance split - clearly on its own line, never blended into Boca Grande's own figures.

A buyer, lender, or marketing document that reads all of this together, without pasting a Sanibel caption or an AirDNA broader-area figure onto this specific 39-listing Boca Grande data set, has an accurate, defensible picture of this genuinely small, specific village market for the stated vintage.

That defensibility matters practically the moment any of these figures gets tested - by a lender's underwriting review, by a buyer's own due diligence, or simply by a full season of actual bookings against the projection. A correctly-scoped $70,857 baseline holds up to that scrutiny in a way a blended or mis-sourced figure never will.

Frequently Asked Questions

What is Boca Grande's published typical year for 2026?

$70,857 across 39 active listings for the August 2025 through July 2026 vintage, with ADR at $816, occupancy at 34.8 percent, and RevPAR at $266. This figure is specific to Boca Grande village listings and shouldn't be blended with any neighboring market's data. Treat it as the baseline number for any pricing, underwriting, or owner conversation about this specific island.

Why does AirDNA show 233 listings instead of 39?

AirDNA Market Minder's 233-listing figure almost certainly reflects a broader geographic area than the specific Boca Grande village boundary this report's 39-listing figure represents. Both figures are valid for what they measure, the error would be treating them as interchangeable. Anchor pricing and comps to the 39-listing village figure, since that's the boundary an actual Boca Grande guest is comparing you against.

What does the 39-listing sample look like by property type?

Entire-home listings make up 76.9 percent, houses specifically 51.3 percent, and hotel/boutique-style stays a notable 23.1 percent. Two-bedroom is the dominant size at 30.8 percent, and a guest capacity of four is the most common setting, at 35.9 percent. A two-bedroom, four-guest layout is the safest bet for matching what this market's typical booking actually looks like.

What are Boca Grande's peak months in this data?

Peak-3 is March, May, and February, with March as the single strongest month. May's inclusion corresponds with tarpon fishing season, but June and July aren't named peak-3 despite falling within the broader tarpon season window. Price March at the top of the calendar and treat May as a close second, rather than assuming peak tarpon months automatically mean peak occupancy.

Which months make up the low stretch?

January, August, and September, with August specifically named as the softest revenue month. About 30.8 percent of listings, 12 of 39, have set a thirty-plus-night minimum, but that's a booking-policy fact, not evidence that August itself fills with long stays. Price August honestly against its own occupancy data rather than assuming a long-stay setting means the calendar is quietly full.

Is Tampa's guest origin the same thing as the Boca Grande product?

No. Tampa is the leading guest-origin city, with domestic guests overall around 95 percent of the sample, useful demand context, but not a description of Boca Grande's own identity, which centers on Park Avenue, the lighthouse, the depot, and the Pass. Marketing to Tampa specifically can sharpen ad targeting, but the listing itself should still sell the island's own landmarks, not a generic Florida beach pitch.

What's the most common minimum-stay setting in this market?

Thirty-plus nights, at 30.8 percent, 12 listings, notably the single most common setting despite this market's roughly four-night average stay. About 23.1 percent of listings have set a one-night minimum, showing a genuine split between short-stay and long-stay strategies. That split means there's no single right minimum-stay approach here, it depends on whether the property fits a weekend fishing trip or a monthlong stay better.

How much of this market is professionally managed?

28.2 percent of the 39-listing sample is professionally managed, with PB Grande the single named local manager holding 8 of those listings. The majority of Boca Grande's short-term rentals remain independently run rather than folded into a management company's portfolio. That leaves real room for an independent host to compete on responsiveness and listing quality instead of getting outspent by a larger operator's marketing budget.

Can Placida's or Sanibel's typical year describe Boca Grande?

No. Placida publishes its own $31,913 typical year on 81 listings, and Sanibel publishes $37,216 on 567 listings, both genuinely different markets with different peak seasons, growth rates, and management landscapes from Boca Grande's own $70,857/39-listing data. Keep each town's numbers on their own line rather than blending them into a single regional average that describes none of them accurately.

Which office handles compliance for a Boca Grande parcel?

It depends on the county. Lee County Clerk's TDT collections office in Fort Myers is reachable at (239) 533-2190. Charlotte County Tax Collector, for north-island parcels, is at 18500 Murdock Circle, (941) 743-1350. There's no dedicated Boca Grande village STR office, so confirm which county your specific parcel falls under before assuming either desk automatically applies.

Work with Crest & Cove Creative

A buyer memo that cites AirDNA's 233-listing, $43K figure for a Boca Grande property is underwriting the wrong data set entirely. This village's own published year is $70,857 across just 39 listings - a genuinely different, smaller market.

We help hosts and buyers read Boca Grande's own 2026 data accurately, without a broader-area platform figure or a neighboring market's numbers bleeding into the underwriting. Send your draft packet and we'll flag every line citing the wrong data set.

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