Neskowin, Oregon STR Market Report 2026: $38,932 Median Revenue on 154 Listings
Updated: Aug 28
Neskowin sits on the Oregon coast between Lincoln City and Pacific City, a small unincorporated community in Tillamook County built around Proposal Rock and the Ghost Forest , the ancient buried Sitka spruce stumps that surface on the beach at low tide. It has no stoplight, no strip of hotels, and a rental market made up almost entirely of vacation homes and condos rather than a boutique-hotel scene, which is exactly why owners need numbers specific to this town rather than a regional Oregon coast average.
Typical listings earned about $38,932 last year from 154 active rentals, per Air ROI’s trailing twelve months from August 2025 through July 2026. That is the number to file for Neskowin. It is not the number for Forks, Washington, a separate coastal market that occasionally gets lumped into generic “Pacific Northwest beach town” content , Forks published $35,529 on 345 listings over the same stretch, a different town with a different guest base.
Neskowin Median Revenue: $38,932 Across 154 Active Listings
A 7.6 percent revenue dip without new supply usually points to softening demand rather than oversaturation, which matters for how an owner prices into 2026: cutting rates to chase occupancy makes more sense here than it would in a market absorbing new listings. Keep Forks’ $35,529 on 345 listings on a separate line , folding two markets together to sound bigger only produces a blended number nobody can actually underwrite against.
Inside the 154-Listing Sample: Hosts, Superhosts, and Management Mix
154 active listings is a workable sample for a town this size , enough to trust the median without treating Neskowin like a corridor-scale market. Superhost share sits at 27.9 percent and professionally managed listings make up 46.8 percent of the sample, meaning a slight majority of Neskowin’s inventory is still self-managed by individual owners rather than run through a management company.
That management split is worth watching for anyone comparing their own results to the town median: professionally managed listings tend to price and calendar-manage more aggressively, which can pull the average up or down depending on how that nearly-half of the market handles shoulder season. An owner running their own listing should benchmark against the self-managed half of the sample, not the blended number, when judging whether their occupancy is competitive.
Why Forks, Washington Is a Different Market Entirely
Forks published $35,529 on 345 listings over the same twelve months , a larger, lower-earning sample built around an entirely different draw. Forks is inland Washington logging country turned Twilight-franchise pilgrimage site; Neskowin is a beachfront Oregon coast community anchored by Proposal Rock and a public golf course. The two get confused in generic “small Pacific coast towns” content, but a buyer or host underwriting Neskowin gains nothing from folding in Forks’ numbers.
Keep the two years on two separate lines. A guest or investor researching Forks specifically should be pointed to Forks; a Neskowin listing should be marketed, priced, and reported against the $38,932 median on 154 listings that actually describes it.
Seasonality: August, June, and September Carry the Year
The three strongest months are August, June, and September, in that order, with August the clear peak. That’s a textbook Oregon coast summer pattern , dry season, family travel, and the short window when Pacific Northwest beach weather is reliable enough to plan a trip around. Typical stays run 3.3 nights and get booked about 61 days out, so most summer demand is locked in by early-to-mid June.
Pricing August like August , rather than smoothing rates across the summer , is what the strongest three months are telling hosts to do. A 61-day booking window also gives owners a fairly short runway to react to how the season is pacing; by the time July arrives, most of August’s calendar is already set.
January Is the Slow Season
January is both the slowest revenue month and the weakest occupancy month in the sample. That tracks with the off-season reality of an unincorporated beach community with no winter draw beyond storm-watching and quiet walks past the Ghost Forest , real attractions for a niche traveler, but not enough to fill a calendar the way summer does.
A 61-day average lead time doesn’t rescue January the way it protects August; a lead window built on summer booking behavior doesn’t carry over to winter demand that mostly doesn’t exist. Hosts planning off-season cash flow should price January as the hole it is , discount, target storm-watching and remote-work stays, or accept lower occupancy , rather than assume the same lead-time pattern will fill it.
Guest Origin: Portland and Seattle Drive Bookings
Portland is the top origin market on the guest file, with Seattle second. That’s consistent with Neskowin’s position: close enough to both metros for a weekend or week-long coastal escape, without competing directly with closer-in Oregon coast towns like Lincoln City or Cannon Beach for a day-trip crowd.
Guests searching for this town are typically looking for Neskowin Beach, Proposal Rock, Neskowin Village, and the golf course , not a generic “Oregon coast rental.” Listings and marketing copy that name those landmarks specifically, rather than describing a generic beach stay, are speaking directly to the audience Portland and Seattle are actually sending.
Permits: What Tillamook County Actually Requires
Neskowin is unincorporated, so short-term rental rules run through Tillamook County rather than a town hall. Tillamook County Community Development is located at 1510-B Third Street, Tillamook, OR 97141, and a county short-term rental operator license applies to listings in Neskowin.
A single confirmed 2026 license fee wasn’t published as one clear number on the county’s primary page as of this pass , don’t invent a figure for it. Call or visit the Community Development office at that Third Street address to confirm the current fee and any renewal requirements before listing or renewing for 2026. Air ROI’s “low regulation” Keep describes the listing landscape, not a substitute for confirming the county’s actual permit requirements.
Reading Two Coastal Markets Side by Side
When a report or a marketing packet mixes Neskowin with Forks , or with any other small coastal town , the fix is the same: pull the county or town’s own record first, then call the office that actually issues the permit for the property in question. For Neskowin, that means Tillamook County Community Development, not a state-level or regional summary.
Two different towns should never share one listing tile, one median revenue figure, or one permit answer. An owner or investor evaluating Neskowin should confirm the 2026 permit fee directly with the county before assuming last year’s numbers still hold, and should keep the $38,932 median on 154 listings as the only figure that describes this specific market.
Frequently Asked Questions
How big is the Neskowin sample, and is it reliable?
154 active listings make up this sample, with a superhost share of 27.9 percent and 46.8 percent professionally managed. That's a workable size for a single-town median, though owners should treat it as evidence specific to Neskowin rather than a regional Oregon coast benchmark.
Is Forks, Washington the same market as Neskowin?
No. Forks published $35,529 on 345 listings over the same twelve months, but it's a different state, different guest draw, and different market entirely. Keep the two years on separate lines -- a buyer or host researching the Forks number should look at Forks directly, not blend it into Neskowin's figures.
Which months are strongest for Neskowin rentals?
August, June, and September are the three strongest months, with August the clear peak. Typical stays run 3.3 nights and are booked about 61 days in advance, so most summer demand is locked in well before the season starts.
When is the slow season in Neskowin?
January is both the slowest revenue month and the weakest occupancy month. The 61-day average booking window that protects summer months doesn't carry the same weight in winter, when demand is limited mostly to storm-watching and off-season getaways.
Where do most Neskowin guests come from?
Portland is the top origin market, with Seattle second. Guests typically search for Neskowin Beach, Proposal Rock, or the Neskowin golf course by name rather than a generic Oregon coast stay, so listing copy that names those landmarks tends to perform better.
Does Neskowin require a short-term rental permit?
Yes. Neskowin is unincorporated, so short-term rentals fall under Tillamook County rather than a town government. A county short-term rental operator license applies, and the Community Development office is at 1510-B Third Street, Tillamook, OR 97141. A single confirmed 2026 fee wasn't published as one number on the county's primary page -- confirm directly with the county rather than assuming a figure. This is not legal advice.
How should an owner compare Neskowin to a nearby coastal market?
Pull the specific county or town record for each market rather than relying on a regional summary. For Neskowin, that means confirming permit and fee details with Tillamook County Community Development directly, and keeping its $38,932 median on 154 listings separate from any neighboring market's numbers, including Forks.
What does Neskowin's 7.6 percent revenue dip mean for 2026 pricing?
A revenue dip of that size without new supply entering the market usually points to softening demand rather than oversaturation, which changes the right response: cutting rates to chase occupancy makes more sense here than it would in a market that's simply absorbing a wave of new listings.
What's the management mix in Neskowin's rental market?
Superhost share sits at 27.9 percent and professionally managed listings make up 46.8 percent of the 154-listing sample, meaning a slight majority of Neskowin's inventory is still self-managed by individual owners rather than run through a management company. An owner running their own listing should benchmark against the self-managed half of the sample, not the blended town-wide number.
Does Neskowin have a boutique-hotel or resort scene like other Oregon coast towns?
No. Neskowin has no stoplight and no strip of hotels -- its rental market is made up almost entirely of vacation homes and condos rather than a hotel or resort inventory, which is part of why owners need numbers specific to this town rather than a regional Oregon coast average.
Related Reading
Related reading for Neskowin, OR hosts: same-town spine first, then nearby geo lines. Skip costume national dumps that do not underwrite this driveway.
Work with Crest & Cove Creative
A Neskowin listing marketed with Forks, Washington's $35,529 figure is selling a number this town never earned. This is a $38,932-median, 154-listing market with its own August peak and its own guest base pulled from Portland and Seattle.
Crest & Cove Creative writes listing copy anchored to Neskowin's own numbers and landmarks — Proposal Rock, the golf course, the August-June-September calendar — never a blended coastal average. Start at crestcove.co/audit or call (256) 998-7502.
Reach out at crestcove.co or (256) 998-7502.
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