199 Listings and a $36,871 Year: Rockport MA Report

Rockport, Massachusetts is a one-hundred-ninety-nine-listing granite village on the AirROI extract dated 2026-08-08. the published market year is the Town of Rockport marketplace, not a Select Board license and not a Gloucester harbor listings. Motif No. 1, Bearskin Neck, Halibut Point, and Front and Back Beach sit inside Rockport. Good Harbor Beach and the working harbor sit inside Gloucester. Annual revenue for a typical active unit lands at $36,871 on a watch line, with a median month of $3,513, an ADR of $406, occupancy of 40.8 percent, and RevPAR of $167. The year is watch, and the median is the month.

Hosts who invent a leftover summer-only beach peak from another aggregator's postcard will underwrite a calendar this pull does not print. Peak revenue month is August. The three strongest months are August, October, and September. The hole is January, February, and March. February is the lowest revenue month. Occupancy is lowest in January and highest in August. ADR peaks in July and is lowest in February. AirROI prints Low regulation and a 0 percent licensed share. That badge is not a Select Board listings and it is not a Gloucester Ordinance 5-63 permit.

This report names what the numbers say, how the Rockport calendar runs, what the product looks like, and what this market is not. The Select Board license, the Gloucester 120-day Non-Primary file, and the April 11 Seasonal Community vote get a full clerk file later. If you need the ordinance path before you list, start with therules file. If you are underwriting a purchase against these figures, use theinvestment underwrite.

What the Rockport extract says

The AirROI Rockport page, updated 2026-08-08, reports one hundred ninety-nine active listings. Average daily rate sits at $406, and occupancy is 40.8 percent. RevPAR is $167. Annual revenue for the typical active unit lands at $36,871, and the median month prints $3,513. Cite both figures, and do not annualize an August screenshot. The year sits on a watch line, not a leftover aggregator range. Those figures are the locked inputs for every later post. They are not Essex County visitor spend, and they are not a single operator's portfolio year. They describe the competitive set a new host would join if the parcel can list.

Superhost share sits at 67.3 percent, and professional management is 21.1 percent. Cohost share is 19.6 percent, and instant Book is 17.6 percent. Thirty-plus-night minimums already cover 50.8 percent of the set. Two-night minimums are 20.6 percent, and entire homes are 92.5 percent. Houses are 56.3 percent, and cleaning fees show a median of $155. Use the median. Guests come from Boston first and New York second. AirROI prints Low regulation and a licensed share of 0 percent. Revenue moved minus 8.2 percent while supply grew 8.2 percent. Treat the extract as a competitive set, not a promise.

$36,871 is a watch year; $3,513 is the month

A $36,871 year is real money in a one-hundred-ninety-nine-listing cell and it sits on a watch line because it lands under the forty-five-thousand floor this shop prefers. The median month of $3,513 is the same sentence in monthly form. Do not annualize an August screenshot and call it a year. Do not round the watch year up, and do not round the month away because a Motif weekend looked busier. Build the base case on $36,871 and $3,513 for one active unit, then decide whether the expense stack still stands when January, February, and March go dark.

Gloucester's $40,924 on 268 listings is a comparison cell only. It is not a Rockport year and it is not permission to invent a Cape Ann average. This cluster will not blend those extracts. Keep the neighbor year in thecomparison fileonly as comparison. If you need the tourism distinction, $36,871 is a host year, not visitor spend. Leave out unverified a Rockport-only visitor dollar and do not divide Essex County's $1.2 billion visitor-spend line by one hundred ninety-nine.tourism fileowns that sentence.

The year is watch. The month is the file you take to a lender. Peak-season averages sit near $7,081 at 56.3 percent occupancy. Low-season averages sit near $2,681 at 29.3 percent occupancy. Those two seasons are not a leftover aggregator year. They are the same $36,871 split across a granite village. Stress $3,513, and cite $406 ADR beside it. Occupancy for the year is 40.8 percent. That is the month the note has to survive, not an August Saturday you liked.

August, October, and September carry this cell

The seasonal spine of this cell is simple and locked. Peak month is August. The three strongest months are August, October, and September. The three weakest months are January, February, and March. February is the lowest revenue month, and occupancy is lowest in January. Occupancy is highest in August, and aDR peaks in July. That order is not a marketing suggestion. It is the calendar hosts should price against when they build a year of rates and minimum stays. Late summer into October carries the year. Winter into early spring is the reserve season you fund.

Notice that October is a peak month, not a discounted afterthought, and that August and September sit with it. March is a low even when the granite still feels busy. Hosts who price March like August will watch the extract prove them wrong. Peak-season averages sit near $7,081 at 56.3 percent occupancy and about $392 ADR. Low-season averages sit near $2,681 at 29.3 percent occupancy and about $361 ADR. Leave out unverified a weekly or remote cut to paper over the January-February-March hole.

For a deeper cut on the soft months, use theshoulder-season calendar. Peak-three merchandising belongs in thepeak-three how-to. This market report only needs you to lock the peak-three and low-three labels before you Keep a rate card. Leave out unverified a second August in January. Leave out unverified a Motif carnival that fills March the way August fills. Bearskin Neck light, a planned trip from Boston, and Motif as a named walk are honest August, October, and September products.

Occupancy at 41 percent is a granite village, not a 70 percent resort

Forty point eight percent occupancy means well under half the available nights clear and more than half do not, on average, across the year. In a year-round resort with conference demand, operators often underwrite toward the high sixties or low seventies. The Rockport cell is not that product. Motif No. 1, Bearskin Neck, and Boston then New York as origin cities pull strong August, October, and September weeks. They do not fill every midweek night in January at the same rate. Granite village with a real January-February-March hole is the honest frame.

RevPAR of $167 is the bridge between ADR and occupancy. At $406 ADR and 40.8 percent occupancy, the math is consistent with a market that earns real money on the nights it books and leaves real gaps on the nights it does not. Annual revenue of $36,871 and a median month of $3,513 describe a blended year, not twelve Augusts. Peak-season averages sit near $7,081 at 56.3 percent occupancy. Low-season averages sit near $2,681 at 29.3 percent occupancy. The year sits on a watch line. The median is the month. If your expense stack assumes full-year village occupancy, the model will break in the first January.

Read Superhost at 67.3 percent next to occupancy, not instead of it. Quality share is already high for a one-hundred-ninety-nine-listing set. Guests who do book still have options that look polished, including an 8.5 percent hotel and boutique slice. Instant Book is only 17.6 percent, and lead time averages seventy-eight days. Average stay is 4.5 nights. Those cadences explain why one August Saturday is not twelve months of coverage, and why a leftover summer-only rate card will miss October.

Product mix: 51 percent already set 30-plus

Fifty point eight percent of the set already shows a thirty-plus-night minimum. That is one hundred one listings, and two-night minimums are 20.6 percent, or forty-one listings. One-night stays are 7.5 percent. Those shares are listing settings, not booked winter occupancy. A monthly gate does not mean half of January nights are filled. It means a large slice of hosts have already decided the product is a month, not a Saturday. Town law still defines the short-term rental as a stay of paying guests, not a thirty-day floor on existing whole-home licenses.

Theremote-stay fileowns that split. This market report only needs you to see the mix: far more listings already run a monthly gate than run a two-night weekend. Entire homes dominate at 92.5 percent, and houses are 56.3 percent. One-beds are 26.1 percent, and one-plus-two beds are 51.7 percent. Three-plus bedrooms are 39.2 percent, and two-guest capacity is 20.6 percent. Six-plus guest capacity is 42.2 percent, and average guests sit at 4.8. The volume product is a house for a small group, not a studio on Bearskin Neck.

Cleaning sits at a $155 median, and use the median. Lead time is seventy-eight days, and boston books first. New York books second, and domestic share is 95.5 percent. Average stay is 4.5 nights, and average guests sit at 4.8. The set already looks finished next to that bar. A new host who uploads eight phone frames and a leftover harbor paragraph will sit next to that bar, not under it. Photograph the house you can actually rent from the door.

Superhost 67 percent and two large local books

Superhost share sits at 67.3 percent, and guest Favorite share sits at 62.3 percent. Average rating is 4.89, and instant Book is only 17.6 percent. Photos have to clear that bar, and the set already looks finished. A new host who uploads eight phone frames and a leftover harbor paragraph will sit next to that bar, not under it. That 4.89 floor is the listing you join, not a score you inherit by opening an account. Hire the photograph if the phone set cannot stand next to that rating.

Professional management is 21.1 percent. That is not a franchise vacuum and it is not a monopoly. Rachel shows fourteen listings and $1,095,355 combined. Atlantic Vacation Homes shows twenty-one listings and $551,255 combined. Vacasa shows five listings and $68,960 combined, and those totals are their books. They are not your year. They are not permission to invent a vacant-brand story. This market report only needs you to see that two named local books already sit on the extract and that most listings still run without a full-service manager.

Cohost share is 19.6 percent. That is a helper layer, not a second twenty-one-home brand. If you hire help, hire it for the photograph and the listing, not because you thought the cell had no professionals. Print the names. Do not treat their combined books as transferable income. A 4.89 rating bar and a 62.3 percent Guest Favorite share mean the guest already has polished options. Your year is still $36,871, not their combined book. Vacasa is five doors on this market sample, not a leftover hundred-door Cape Ann story.

AirROI Low is not a Select Board license

AirROI prints Low regulation and a licensed share of 0 percent. That is a vendor product Keep on the extract. It is not a Select Board license. It is not a calendar-year listings that expires December 31. It is not a Gloucester Ordinance 5-63 permit, and it is not a 120-day Non-Primary file. It is not a $300 city fee, and it is not a 500-permit cap. A live Airbnb published market year inside Rockport is not a license. A published market year on a Gloucester parcel is not a 120-day file until Inspectional Services says it is.

The Town of Rockport requires a Select Board license for every owner who offers short-term paying guests. The license is valid for a calendar year and it expires December 31. Renew annually, and application can be filed any time.rules filewalks both clerks. This market report only needs one sentence: do not budget 36,871 on an unlicensed lot, and do not treat AirROI Low as permission to advertise. A Low badge does not Keep the listings.

Supply grew 8.2 percent while revenue moved minus 8.2 percent. Name the drop, and Leave out unverified a crash verdict. The extract already has one hundred ninety-nine active units. Your job is to decide whether one more legal house can stand next to that set on a $3,513 month.startup fileprices the stack after the listings exists. Thefinance filewill not dress an unlicensed lot as a DSCR story.

What this extract is not

This extract is not a Select Board license, and it is not a Gloucester 120-day Non-Primary listings. It is not Ordinance 5-63. It is not Essex County's $1.2 billion visitor-spend line. It is not Rachel's $1,095,355 book, and it is not Atlantic's $551,255. It is not Vacasa's $68,960, and it is not Gloucester's $40,924. It is not twelve Augusts, and it is not a leftover forty-five-to-sixty-five-thousand aggregator year. October is a peak, and march is a low. Motif is a walk, and good Harbor is Gloucester. Seasonal Community passed on April 11 and is not a whole-home ban.

It is a one-hundred-ninety-nine-listing marketplace path dated 2026-08-08. Use $36,871 and $3,513, hold 40.8 percent occupancy and $406 ADR, and keep the August-October-September spine. Then open the clerk. If the parcel is Rockport and the Select Board has not issued a license, stop the unlicensed nightly underwrite. If the parcel is a legal licensed house, the room-occupancy file and the posted license are the next objects, not a Motif postcard. Article M is a six-month ADU lease, not a thirty-day floor on existing whole-home licenses.

TheSeasonal Community fileowns the April 11 vote. Do not treat a Motif photograph as a rate card. Do not treat a Bearskin Neck walk as a license. Photograph the stay you can sell, and Keep the license next to that sentence.how-to fileowns village copy. A published market year is still not a listings. A $36,871 year is still not a leftover aggregator range.

Related Reading

More Rockport and Cape Ann reading already live on Crest & Cove.

• Rockport vs Gloucester STR Rules: Two Clerks, Two Caps

• How to Market a Rockport Stay, Not a Harbor Postcard

• Buying a Cape Ann House: The 120-Day File Comes First

• How to Market a Rockport Stay Across Peak-3 Months

• DIY vs Hire in Rockport: 21% PM and a Select Board listings

• Rockport Shoulder: August Peaks, February Is the Hole

• Rockport 30-Night Stays: 51% Already Gate the Dates

• Rockport vs Gloucester: Two Clerks, Two Watch Years

• Who Books Rockport Versus a Gloucester Harbor Stay

• Essex County $1.2B Visitor Spend Is Not Host Year 2026

• Complete Visitor's Guide to Rockport: Motif, Not a License

• What It Actually Costs to Start a Legal Rockport STR

• Financing a Rockport House: DSCR on a $3,513 Month

• Rockport Seasonal Community Passed: Not a Whole-Home Ban

Frequently Asked Questions

How much do Airbnb hosts typically make in Rockport, Massachusetts?

AirROI's extract, dated August 8, 2026, shows $36,871 in typical annual revenue for an active unit across 199 listings, with a $3,513 median month, $406 ADR, 40.8 percent occupancy, and $167 RevPAR. Treat that as one active listing's blended year rather than annualizing a single strong August weekend or importing a neighboring town's figure.

Can Rockport and Gloucester figures be blended into one Cape Ann number?

No. Rockport's $36,871 typical year is a separate extract from Gloucester's $40,924 across 268 listings, with $491 ADR and 38.3 percent occupancy. Cite each town's own figures on their own labeled line — a blended Cape Ann average would misstate both markets rather than accurately describing either one.

What is Rockport's short-term rental occupancy rate?

40.8 percent across the full year on the 199-listing extract, with a $406 ADR and $167 RevPAR. That's a granite-village pattern of concentrated summer demand and real winter quiet, not a resort-level number, so it should be read as an annual blend rather than a stand-in for any single peak weekend.

When is peak season for a Rockport Airbnb?

August is the outright peak month, with January, February, and March as the three weakest. Peak-season average revenue sits near $7,081. Pricing October alongside August, rather than treating fall as an automatic drop-off, and planning specifically for the winter hole rather than discounting it like a leftover summer rate, both follow directly from this shape.

Does a low-regulation label on a data platform mean I can skip Rockport's town license?

No. A data provider's low-regulation label and a listed zero-percent licensed share are marketplace scrape artifacts, not the Select Board's own record. Rockport requires a Select Board license for every owner offering short-term paying guests, and a live, well-performing listing on a booking platform isn't a substitute for that paperwork.

What does a 30-night minimum setting actually tell me about the Rockport market?

That 50.8 percent of the 199 listings, or 101 doors, have set that minimum-stay filter — it's a listing configuration, not proof of booked winter occupancy. A monthly gate doesn't mean half of January is filled, and it doesn't replace or interact with the Select Board licensing requirement in any way.

Should I use a large property manager's total portfolio revenue as my own benchmark?

No. Named operator totals on the extract, such as one manager showing 14 listings and just over $1.09 million combined, or another showing 21 listings and roughly $551,000, describe that company's whole book, not transferable per-unit income. A single-unit underwrite should be built against the market's typical figures, $36,871 and a $3,513 median month, not a portfolio total.

What does Essex County's roughly $1.2 billion tourism figure actually measure?

It measures 2024 visitor spending across the whole county, not host revenue and not a per-listing figure. Dividing that number by Rockport's 199 listings would manufacture a per-listing dollar amount the data doesn't actually support — keep visitor-spend figures on the tourism side and the AirROI extract on the host-revenue side.

How big is the Rockport short-term rental market overall?

The current AirROI extract, dated August 8, 2026, counts 199 active listings in Rockport. That listing count is the denominator behind every per-unit figure in this report, from the $36,871 typical year to the 40.8 percent occupancy rate, so it's worth citing alongside those numbers rather than presenting them without context.

What's the main takeaway from this data versus a leftover regional aggregate number?

That $36,871 is real, specific revenue for a typical active Rockport listing on a 199-listing sample, not a rounded regional estimate pulled from a broader aggregator range. Soft months still need their own honest pricing plan built on this town's own seasonal data, rather than a generic coastal-market assumption borrowed from elsewhere.

Work with Crest & Cove Creative

Rockport's own extract shows 199 listings and a $36,871 year led by August, October, and September, not a summer-beach peak borrowed from another aggregator's postcard. Importing someone else's season sells a calendar this village does not run.

Crest & Cove Creative builds Rockport listing copy around this town's actual shoulder-heavy calendar and Select Board licensing, not a beach-town template. Send your current copy and we will flag every borrowed claim before it costs you a booking.

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