Newport Shoulder: August Peaks, January Is the Hole

Newport's calendar is locked on the AirROI extract dated 2026-08-08, not on a leftover Folk-week postcard. The cell prints 694 listings, a $41,550 year, and a $4,089 median month. ADR is $442. Occupancy is 36.9 percent. RevPAR is $175. Peak revenue month is August. The three strongest months are August, June, and September. The three weakest months are January, February, and March. January is the lowest revenue month. Occupancy is lowest in January and highest in August. ADR peaks in July and is lowest in January. That order is the rate card.

Leftover copy that treated Folk week as the only harbor peak, with September as a clearance month, is wrong on this file. September is a peak. March is a low. Hosts who imported that story will treat September as leftover summer and then watch the extract prove them wrong. Newport Folk Festival, dated July 24 through 26, 2026, can be busy. It is not an August substitute and it is not a reason to invent a Folk-package ADR. Leave out unverified a 15 to 20 percent weekly discount or a 30 to 40 percent remote cut to paper over the hole this pull already named.

This page is the shoulder file. It will price January, February, and March as the reserve season you fund, and keep August, June, and September as the months that carry the year. It will not write an unregistered Newport calendar as if 2022 never closed residential whole-homes. If you still need the clerk, open therules file. For the year, use themarket report. If you are buying, theinvestment fileshould stress $4,089, not an August screenshot.

Newport’s locked low months

January, February, and March are the three weakest revenue months on this market sample. That is the hole. It is not a rumor and it is not a leftover harbor footnote. January is the single lowest revenue month. Occupancy is lowest in January. ADR is lowest in January. The legal product is still a Transient Guest Facility for any stay under 30 days, with the card posted at the main entrance. An unregistered lot does not get a softer winter because Thames looks busier in photographs. A residential whole-home still needs the 2022 district line even when the harbor is empty.

Peak-season averages on this pull sit near $8,616, 51.9 percent occupancy, and a $471 ADR. Low-season averages sit near $2,656, 25.6 percent occupancy, and a $372 ADR. The year blends those bands into $41,550 and a $4,089 median month. A host who staffs only for a Folk July and then acts surprised in January is not reading this file. Thestartup stackalready asks for a January reserve. New York still books first. Boston still books second. Domestic share is 95.3 percent. Lead time averages 82 days.

That lead is a planned trip, not a second peak you invent in February. Write the hole as a shorter, quieter harbor stay if the house can list. Cleaning still costs the $150 median whether Fort Adams is iced or Jazz week is posted. Use the median. Instant Book is only 11.8 percent year-round, so most of this set already message-gates the stay. Thehow-to filecan name the walk. This page only needs the months.

January is revenue’s hole

January is the lowest revenue month on this cell. Occupancy is at its floor here too. If you can only stress one month for a lender, a cleaner, or your own reserve, stress January. The median month across the year is already $4,089. January sits under that story, not above it. Do not annualize an August weekend and then act as if January were a rounding error on a watch file. Revenue already moved plus 0.1 percent while supply held steady. A leftover $41,000 to $64,000 year is the wrong starting number for the hole.

The guest who still comes in January is a planned domestic drive, not a Folk crowd. Newport Folk Festival is dated July 24 through 26, 2026. It is not January. Average stay on the cell is 5.8 nights. Average lead time is 82 days. Instant Book is only 11.8 percent year-round. A host who disappears for a January weekend and then cuts the week by a made-up percent will train the wrong guest. TheDIY versus hire fileowns the labor. This page owns the month.

New York still books first. Hold the house to the same 4.84 rating bar the rest of the year already set. Superhost share is 72.3 percent. Cleaning still costs the $150 median whether the harbor is quiet or Thames is packed. A thin January is not permission to skip the turn. It is permission to stop pretending the month prints August. Fund it and price it as itself. Leave out unverified a weekly cut this extract does not print. Leave out unverified a Folk ADR and drag it into January.

August is a peak month, not a discounted afterthought

August is the peak revenue month on this cell. June sits with it. September sits with it. That order is the opposite of leftover language that treated a Folk July as the only paid window and September as a clearance rack. If your rate card still discounts September because an old blog said summer ends at Labor Day, you are selling one of the strongest months at the wrong number. Occupancy is highest in August. ADR peaks in July. Revenue peaks in August. Print all three.

Lead time sits near the 82-day average as the harbor fills. August is a planned trip from New York into a house for 4.0 average guests. 29.6 percent of listings already take six-plus people. Photograph the table. Hold the two-night weekend if that is your product. Hold the clerk rules: a stay under thirty days still needs a Transient Guest Facility, one unit sits on each card, and an unregistered house still cannot advertise. Photograph the house you can actually sell.

Do not spend August repairing a listing you should have shot in May. Guest Favorite share is already 46.7 percent. A new host who uploads late will watch August book around them. Supply held steady while revenue moved plus 0.1 percent. Extra doors do not get to treat the peak month as a soft opening. Thevisitor guidecan name the harbor and Cliff Walk as August demand. Your rate card should name August as paid.

Do not import leftover Folk-week-only language

The leftover Folk-week-only calendar ran a Fort Adams July as the peak and treated September as a second thought. This extract refuses that sentence. August is first. June is with it. September is with it. March is a low. Hosts who imported a leftover Folk-only postcard from another year will under-price September and over-buy March. That is an operations error, not a guest error. Jazz week dated July 31 through August 2, 2026, can still be busy. Thames still fills on a Saturday. None of that rewrites the locked peak-three.

Do not write festival-season rates across July, August, and Folk week as if they were one object. July can carry ADR. July is not on this peak-three. Narragansett's peak three are August, September, and July. That is a neighbor extract. It is not this cell. Thetourism filecan date visitor events without turning them into your rent roll. Rhode Island's $6.0 billion is 2024 statewide visitor spend. It is not $41,550 and it is not a March rescue. Keep Block Island's $46,356 and Narragansett's $31,163 in the comparison column and then come back.

Neither extract is allowed to donate its calendar to this one. Print Newport's months. Leave other towns' July stories on other towns' pages. A borrowed Folk year will misprice September and then misread March. Write the certificate next to that sentence. Folk dated July 24 through 26, 2026, sits inside July, not inside the peak three. Jazz dated July 31 through August 2, 2026, sits with it. Leave out unverified a Folk-package ADR to paper over that dated fact.

September is a peak

September is one of the three strongest months. Say that before you write a leftover harbor headline. Occupancy and ADR may feel quieter than August on a single midweek night. The month, on this market sample, is a peak. A host who discounts September like March will give away a month the file already paid. Keep September in the same paid bucket as August and June, not in the reserve bucket with January. It is not leftover August. The clerk file is still the product.

This is the month leftover Folk-week-only language most wants to steal. Resist the steal that goes the other way too. Do not treat September as a discount rack because the water is cooler. The spine is August, June, and September. March sits on the other side of that line. If a seller shows you a September screenshot from a year this pull does not print, treat it as a photograph, not as the 2026-08-08 extract. The dated cell is the cell. Six hundred ninety-four listings. Year $41,550. Median $4,089. A screenshot is not a season.

You may still take a booking. You may still run a two-night stay if the clerk allows it. You may not tell the guest, the lender, or yourself that September is a shoulder because an old blog said harbor season ends in August. A thirty-plus gate can discuss a longer September stay. That gate is a listing setting. It is not proof the month filled. August is the revenue peak that sits across the calendar. September sits with it. A tourism weekend can still be a tourism weekend. It is already a host peak-three month on this market sample.

52 percent 30-plus is not booked winter

52.3 percent of the set already shows a thirty-plus-night minimum. That is 363 listings. Two-night minimums are 23.2 percent, or 161 listings. One-night minimums are 14.7 percent, or 102 listings. Those shares are settings, not occupied January nights. A monthly gate does not mean half of winter is paid. It means some hosts have already decided the product is a month. City law still requires a Transient Guest Facility for stays under 30 days. None of those settings is occupied January.

A thirty-plus listing can be an honest shoulder product if you say who the month is for. It cannot be a story that the harbor failed so you flipped the house to remote work and filled January. New York and Boston are still the origin cities. Desk, wifi, and a quiet street off Thames are real amenities. They are not a 30 to 40 percent off-peak coupon. Theremote-stay fileowns that product. This calendar page only needs the warning. A gate is not booked winter.

Stays of thirty nights or more sit beside the city's less-than-30 definition. They do not repeal the Transient Guest Facility if you still advertise short stays on the other dates. They do not repeal the 2022 residential line. A thirty-plus setting on an unregistered lot is still an unregistered lot. Do not use the winter gate as a workaround. Occupancy for the year is still 36.9 percent. January is still the hole. The toggle does not rewrite the lows or turn a listing setting into booked winter nights.

Rate cards without invented weekly cuts

This cluster will not print a 15 to 20 percent weekly discount and it will not print a 30 to 40 percent remote discount. Those cuts are leftover math from other towns and other briefs. Newport's extract already gives you the bands: peak-season averages near $8,616 and $471 ADR, low-season averages near $2,656 and $372 ADR, cell ADR $442, occupancy 36.9 percent, RevPAR $175. Price inside that file. Leave out unverified a third file. The median month is $4,089. January sits under that median, not above it.

A two-night weekend in August is not a weekly product you have to cheapen. A January Friday is not an August Friday you failed to sell. If you want a longer stay, say the minimum and keep the rate honest. Cleaning is a $150 median either way. Use the median. Lead times already tell you when people decide: 82 days on average. Publish the calendar early. Do not discount late because you published late and panicked. Matthew's $3,724,528 on 34 homes is their book. It is not your permission to race them down in March.

Your card is one unit against $41,550 and $4,089. A rate card full of invented cuts will not answer a lender who asks for the median month. Price the months you have. Thefinance filewill ask for that $4,089 month. Do not import Middletown's $604 ADR to dress an August weekend, and do not import a leftover Folk markdown to fill January. Jazz dated July 31 through August 2, 2026, is a dated object. It is not a discount schedule.

What the calendar is for

The calendar is for staffing, reserves, and honest copy on a house that can legally list. It is not for turning an unregistered lot into a winter product. It is not for turning $6.0 billion in statewide visitor spend into a March forecast. It is not for turning Block Island's $46,356 into a Newport August. It is a 694-listing extract with a watch year, a $4,089 median, an August peak, and a January hole. That is the whole job of the months.

Use it to hold August, June, and September. Use it to fund January, February, and March. Use it to decide whether a thirty-plus gate is a product you actually want, not a story you tell after a dark weekend. Use it after the Zoning call, because an unregistered house does not get this calendar as income. AirROI High does not issue the certificate. A live pin does not issue the certificate. The months only apply to a house that can advertise. Write the card next to January before you write an August rate.

The months will not save a Transient Guest Facility you do not hold. Hold the peak three. Fund the low three. A registered General Business or Waterfront Business door can use this calendar. An unregistered residential lot cannot. Folk week and Jazz week can still be dated in the guest guide. They are not the extract year. September is a peak. March is a low. Thepeak-season filecan merchandise those three months. This page keeps January honest.

Related Reading

More Newport and Aquidneck Island reading already live on Crest & Cove.

• 694 Listings and a $41,550 Year: Newport RI Report

• Newport STR Rules: Transient Guest Facility and 2022

• How to Market a Newport Stay, Not a Mansion Postcard

• Buying a Newport House: The 2022 District Line Comes First

• How to Market a Newport Stay Across the Peak-3 Months

• DIY vs Hire in Newport: 27% PM and a Scarce District

• Newport 30-Night Stays: 52% Already Gate the Dates

• Newport vs Block Island vs Narragansett: Three Years

• Who Books Newport Versus the Quiet-Side Island Stay

• Rhode Island $6B Visitor Spend Is Not Host Year 2026

• Complete Visitor's Guide to Newport: Walks, Not a Card

• What It Actually Costs to Start a Legal Newport STR

• Financing a Newport RI House: DSCR on a $4,089 Month

• Newport Zoning: Residential Closed, GB and WB Still Open

Frequently Asked Questions

What are Newport's weakest short-term rental months?

January, February, and March are the three weakest revenue months on the AirROI extract dated 2026-08-08. January is both the lowest revenue month and the occupancy floor. Peak-season months average roughly $8,616, while low-season months average roughly $2,656, a gap worth building reserves around rather than pricing through.

Is January the worst month for a Newport Airbnb?

Yes, January is the lowest revenue month and the occupancy floor on this extract. Hosts should stress-test reserves, cleaning schedules, and any lender packet against January specifically, since the year's $41,550 typical annual figure and $4,089 median month both sit well above what January alone delivers.

Is August a peak month for Newport short-term rentals?

Yes. August is the peak revenue month, with June and September rounding out the peak three, and occupancy is also highest in August. September shouldn't be discounted as an afterthought, it's one of the three strongest months on this extract, not a clearance month tacked onto summer.

Is Newport Folk Festival week the market's only peak season?

No, treating Folk week as the only harbor peak is inaccurate on this extract. The confirmed peak three are August, June, and September. Newport Folk Festival runs July 24-26, 2026, and Newport Jazz Festival runs July 31-August 2, 2026, both can be busy, but neither rewrites the extract's actual peak-three months or converts Rhode Island's statewide visitor-spending totals into host revenue.

Is September a strong month for Newport Airbnbs?

Yes, September is one of the three strongest months alongside August and June. A midweek September night can feel quieter than August, but the month should still be priced and staffed as part of the peak season rather than treated like a shoulder or hole month.

Does a 30-night minimum fill Newport's slow winter months?

No. 52.3 percent of listings, 363 of 694 on the extract, already show a thirty-plus-night minimum, but that's a listing setting, not booked winter occupancy. A monthly product can be a legitimate offering on a registered house; it isn't proof that January actually filled, and it doesn't substitute for a Transient Guest Facility registration.

Should I discount Newport weekly rates 15 to 20 percent in the off-season?

This extract doesn't print a confirmed 15-20 percent weekly discount schedule, so that figure shouldn't be assumed. Price inside the extract's own confirmed bands instead: $442 overall ADR, 36.9 percent occupancy, $175 RevPAR, with peak-season nights averaging around $471 ADR and low-season nights around $372 ADR.

How should a host use Newport's seasonal calendar when setting rates?

Hold rates firm through August, June, and September, the confirmed peak three, and plan around the $4,089 median month rather than an August screenshot. Fund January, February, and March as the reserve season, since those months are the extract's confirmed lows, not a second harbor peak in disguise.

Which months should a Newport host consider the true peak season?

August, June, and September are the three strongest months on the AirROI extract dated 2026-08-08, this is the confirmed calendar to price against, not a Folk-week-centered version that treats July as the only peak and September as a clearance month.

Work with Crest & Cove Creative

A Newport listing that only shows August porch shots leaves January, February, and March looking accidental instead of planned. Pricing and copy built around the real June-August-September peak calendar convert winter inquiries better.

We help Newport hosts write calendar-honest listing copy and pricing around the confirmed peak months, not a Folk Festival-only version that ignores June and September.

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