Grove, OK Short-Term Rental Market Report: The 2026 Numbers
Updated: Aug 27
Grove's short-term rental market, measured on Air ROI's current July 2025 through June 2026 window, shows typical listings earning about $22,217 across 167 active rentals, at a $265 average daily rate and 30.3 percent occupancy, with revenue per available night landing at $85. That's the headline figure for anyone evaluating a Grove property, whether buying, financing, or simply pricing an existing listing for the year ahead.
The number alone doesn't tell the full story, though. Grove's market is growing in listing count faster than it's growing in revenue, its calendar is sharply seasonal rather than evenly distributed, its host base is still mostly independent rather than professionally managed, and its permitting process runs through a specific city office that every operator needs to confirm status with directly. Each of those threads shapes how a host should actually use the headline revenue figure.
This report works through the full picture: the trailing-year revenue and occupancy baseline, what the year-over-year supply trend means for pricing decisions, the market's seasonal shape and host composition, the permitting requirements every Grove listing needs to satisfy, and why Tulsa's nearby but structurally different market shouldn't be blended into any Grove-specific figure. This is not legal advice.
The Trailing-Year Baseline
Typical Grove listings earned about $22,217 over the past twelve months, based on Air ROI's July 2025 through June 2026 window across 167 active rentals. That figure reflects the average across the whole market, meaning a well-reviewed entire-home listing near the lake can run well above it while an off-season condo further from the water can trail behind. It's a market-wide baseline, not a ceiling or a floor for any individual property.
Grove's average nightly rate sits at $265 on the current extract, with occupancy at 30.3 percent and revenue per available night at $85. Rates vary by proximity to the lake and by season, July commands the top of that range while January listings often price well under the average just to stay booked, which is worth keeping in mind before setting a rate purely off the town-wide figure.
Any host or buyer using this baseline should check comparable listings near the specific location in question before setting a rate off the town-wide figure alone, since the $22,217 average sits across a market that spans meaningfully different lake proximities, property types, and seasonal exposure.
Supply Is Growing Faster Than Revenue
Year over year, revenue moved up a modest 0.1 percent while active supply grew 24.6 percent, meaning new listings are arriving in Grove considerably faster than demand is expanding to absorb them. That's worth knowing before setting next season's rate, because a market absorbing new competition at that pace is not necessarily a market where rates can be pushed higher purely on the strength of last year's numbers.
This dynamic doesn't mean the market is shrinking or unhealthy, revenue is still positive year over year, but it does mean a host banking on continued rate growth purely from market momentum should temper that expectation against the reality that supply is outpacing demand growth by a wide margin right now.
For operators evaluating whether to enter the Grove market or expand an existing portfolio, this supply trend is a useful counterweight to the headline revenue figure: $22,217 is a real, current number, but it's being earned inside a market getting more competitive by the month, and a listing entering now should expect to work harder for its share of that revenue than one that established review history and ranking earlier.
Independent Hosts Still Run This Market
Independent hosts still write most of the tiles here: professionally managed listings are only 29.3 percent of the market. That leaves the large majority of Grove's 167 active listings in the hands of individual owner-operators rather than management companies, which shapes both the competitive landscape and the opportunity for a new or existing host willing to manage a listing personally.
Entire-home listings make up 98.2 percent of Grove's active supply, and 56.3 percent of hosts hold Superhost status, so review quality is a real competitive line here, not a vanity badge. With independent hosts making up most of the field, a strong review record is one of the clearest ways an individual owner can compete against the rest of the market without needing a management company's scale or pricing tools.
The typical stay runs about 3.7 nights, booked roughly 46 days out. That short lead time rewards a calendar that stays current; a stale listing, one with outdated photos or an unmaintained calendar, loses the guest who is already deciding this week rather than planning months in advance, which puts a premium on active, attentive independent management over a passive, set-and-forget approach.
The Seasonal Shape Behind the Annual Average
July is Grove's strongest month for revenue, with August and June close behind, and together the three months carry the bulk of the year's income. January sits at the opposite end: it's the weakest month for both occupancy and revenue, and pricing it like a shoulder month instead of discounting it flat can protect margin better than a blanket, undifferentiated approach to the slow season.
For hosts mapping the full calendar rather than relying on the annual average alone, that month-by-month strategy deserves its own dedicated review, since the difference between treating every month the same and pricing around this real seasonal shape can meaningfully change a listing's total annual take even without any change to the underlying market conditions.
The seasonal pattern matters for market-report purposes specifically because the $22,217 annual figure obscures just how concentrated that revenue actually is. A listing performing well in July, August, and June, even at an average or below-average level the rest of the year, can still land close to or above the annual typical figure, while a listing that misses the peak stretch has little room to make it up during the slower months.
Permitting Runs Through a Real Office, Not a Listing Platform
Vacation Rental Homes are permitted inside the City of Grove, but the process runs through a real office, not a listing platform, and every host should confirm their parcel's status directly rather than assuming a listing site's compliance signals reflect actual permit status. Call Grove Community Development at 918-786-6107 to confirm your parcel's status. City Desk sits at 104 W 3rd Street, and applications also route through 1201 NEO Loop.
Read the Vacation Rental Home ordinance on cityofgroveok.gov before you advertise, since some zoning districts require a Special Use Permit, and the city lists a $200 non-refundable Special Use Permit fee for that review. Confirm any remaining 2026 Vacation Rental Home fees and the current sales tax rate directly with the city rather than relying on a listing site's summary, since both can shift and shouldn't be assumed static from year to year.
One additional wrinkle worth flagging for lakefront properties specifically: Delaware County showed no separate county short-term rental ordinance for unincorporated Grand Lake on this pass, so confirming that a parcel actually sits inside Grove city limits before assuming city rules apply is a genuinely important step. A lakefront address doesn't always mean city jurisdiction, and a host who assumes city rules apply without checking could be operating under a different, unconfirmed regulatory framework entirely.
Keep Tulsa's Numbers Off the Grove File
Tulsa is a separate market with its own file: about $21,759 per year across 1,227 active listings, a $183 average night, and 42.0 percent occupancy, measured on an August 2025 through July 2026 window that doesn't line up with Grove's July-to-June year. Hosts who caption Grove listings with Tulsa numbers, or blend the two into a single regional figure, are quoting a different guest and a different calendar than the one actually driving their own property's performance.
Tulsa's larger supply and lower average daily rate reflect a city rental pool, not a lake destination. The two towns serve overlapping but distinct guests, since most Grove visitors do arrive from Tulsa, but the markets themselves behave differently once those guests choose a destination, and blending their numbers into one caption misrepresents both markets.
For a clean Grove market file, the discipline is simple: state Grove's own numbers plainly, $22,217 typical annual revenue across 167 listings, a $265 average daily rate, 30.3 percent occupancy, and July as the month to protect, and treat any reference to Tulsa strictly as context about guest origin, never as a substitute performance benchmark for a Grove property itself. Feature the walk your specific house can actually deliver, since a dock view only works as a marketing detail if the listing is genuinely close enough to use it, and keep visitor interest in local landmarks separate from the actual occupancy numbers when pricing a listing for the year ahead.
How to Use This Report
This report is meant to function as a single reference point a Grove host, buyer, or lender can return to throughout the year rather than a document read once and set aside. The core figures worth memorizing: $22,217 typical annual revenue across 167 active listings, a $265 average daily rate against 30.3 percent occupancy, and $85 revenue per available night. Those numbers anchor every pricing, financing, and marketing decision that follows from this report.
Layered on top of that baseline, three structural facts shape how those numbers should actually be used. First, supply is growing considerably faster than revenue, 24.6 percent versus 0.1 percent year over year, which argues for caution about assuming continued rate growth purely from market momentum. Second, the calendar is sharply seasonal, with July, August, and June carrying most of the year's income and January sitting at the clear floor for both occupancy and revenue, meaning any annual figure needs a month-by-month lens to be genuinely useful for pricing. Third, the market is still run mostly by independent hosts, with professional management at just 29.3 percent and Superhost status at 56.3 percent, which puts real weight on review quality and active, hands-on management as a competitive differentiator.
Finally, this report's numbers are only as useful as the compliance status underneath them. A property earning a strong share of Grove's typical $22,217 figure is worth nothing if it isn't properly permitted, so confirming status with Grove Community Development at 918-786-6107, verifying the parcel actually sits inside Grove city limits rather than an unincorporated stretch of Delaware County, and checking the current Vacation Rental Home ordinance on cityofgroveok.gov should happen before, not after, a host or buyer commits to any of the pricing or marketing strategy this report otherwise supports.
Treat this report as a document worth revisiting at least once a year rather than a one-time reference, since Air ROI's underlying window rolls forward annually and Grove's own numbers, revenue, occupancy, supply count, and permitting fees alike, can all shift from one twelve-month pull to the next. A host or buyer who checks back against a fresh extract before each new peak season, rather than relying indefinitely on this specific July 2025 through June 2026 snapshot, is in the best position to keep pricing, marketing, and compliance decisions aligned with whatever Grove's market actually looks like by the time July arrives again.
In summary, the numbers this report is built on: $22,217 typical annual revenue across 167 active listings, a $265 average daily rate, 30.3 percent occupancy, $85 revenue per available night, supply up 24.6 percent year over year against 0.1 percent revenue growth, a 3.7-night typical stay booked about 46 days out, 98.2 percent entire-home listing stock, 56.3 percent Superhost share, and only 29.3 percent professional management. Every pricing, marketing, financing, or permitting decision built on top of this report should trace back to one of those figures rather than to an assumption borrowed from Tulsa, from a prior year, or from a listing platform's unverified summary, and Grove Community Development at 918-786-6107 remains the correct point of contact whenever one of those figures needs confirming against current city records. A host, buyer, or lender who keeps this list close at hand has the full working picture of Grove's market in one place, ready to check against a fresh extract as each new twelve-month window rolls in, and ready to hand to a lender, a buyer, or a marketing partner without needing to re-derive any of it from scratch each time the same set of Grove questions comes up again, whether that's next season's published monthly rate, a refinance conversation, a permitting confirmation with the city, a lender's underwriting question, or a simple listing-copy refresh ahead of the July peak season each year as Grove's competitive lake-market landscape keeps evolving alongside its steadily growing listing count.
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Frequently Asked Questions
What did a typical Grove listing earn over the past year?
About $22,217, based on Air ROI's July 2025 through June 2026 window across 167 active rentals.
What was Grove's average daily rate and occupancy?
A $265 average daily rate against 30.3 percent occupancy, with revenue per available night at $85.
Is Grove's short-term rental market growing?
Revenue grew a modest 0.1 percent year over year, while active supply grew 24.6 percent, meaning new listings are arriving faster than demand is expanding.
Are most Grove hosts independent or professionally managed?
Independent. Professionally managed listings make up only 29.3 percent of the market, and Superhost status covers 56.3 percent of active listings.
Which months carry most of Grove's annual revenue?
July, with August and June close behind, a three-month stretch that carries the bulk of the year's income. January is the weakest month for both occupancy and revenue.
What permit does a Grove short-term rental need?
Vacation Rental Homes are permitted citywide, but some zoning districts require a Special Use Permit carrying a $200 non-refundable fee, confirmed through Grove Community Development.
Who should a Grove host call to confirm permitting status?
Grove Community Development at 918-786-6107. City Desk is at 104 W 3rd Street, and applications also route through 1201 NEO Loop.
Does every lakefront property near Grand Lake fall under Grove's city rules?
Not necessarily. Delaware County showed no separate county STR ordinance for unincorporated Grand Lake, so confirming a parcel actually sits inside Grove city limits is an important separate step.
Should Tulsa's revenue or occupancy figures appear in a Grove market file?
No. Tulsa is a separate market measured on a different twelve-month window, about $21,759 per year across 1,227 listings at 42.0 percent occupancy, and blending it into Grove's figures misrepresents both markets.
What's the typical stay length and booking lead time in Grove?
About 3.7 nights, booked roughly 46 days ahead of arrival.
What share of Grove's active supply is entire-home listings?
98.2 percent, a format that supports the market's strong independent-host and Superhost presence.
Work with Crest & Cove Creative
Grove, OK Short-Term Rental Market Report: The 2026 Numbers only works when the listing shows operable facts guests can check. Cut soft slogans that hide the real stay.
Use Grove's own $22,217 baseline and July-August-June seasonal pattern to price the year ahead, confirm your parcel actually sits inside Grove city limits before assuming city rules apply, and call Grove Community Development at 918-786-6107 to verify permitting status. Name the failure mode the guest can check on the listing.
Reach out at crestcove.co or (256) 998-7502.
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