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$295
Avg. Nightly Rate
49%
Avg. Occupancy Rate
$4,280
Avg. Monthly Revenue
4–7%
Est. Cash-on-Cash ROI
MODERATE
Seasonality
HIGH
Regulatory Burden

* Market averages from AirROI data for Yachats, Oregon, twelve months to September 2026 (updated October 1, 2026). ROI is Cavmir's estimate. A single home's numbers depend on its size, its location and how it is marketed.

The Market

Why Yachats & Florence Is a Strong Oregon Coast Rental Market

Cavmir is an Airbnb marketing agency. We build the brand, the direct-booking website and the marketing for short-term rentals in Yachats & Florence.

Yachats and Florence hold down the middle of the Oregon coast, and the road between them crosses a county line that matters to every owner. The northern half is Lincoln County: Seal Rock, Waldport on Alsea Bay, and the small city of Yachats at the mouth of the Yachats River, home to about 1,010 people in the 2021 estimate. South of the village, Highway 101 climbs past Cape Perpetua, a headland that rises 800 feet over the Pacific, then enters Lane County for Heceta Head, Sea Lion Caves and Florence on the Siuslaw River, with sand dunes rising at the south edge of town. Most guests arrive by car. In AirROI's Yachats data, 97 percent are American, Portland sends the most at about 15 percent, and Eugene, Bend, Seattle and Corvallis follow; Florence's top five also starts with Portland and Eugene and adds Salem. Newport and Depoe Bay lie north of this market and Reedsport to the south, and they belong in a welcome book only as day trips.

The market splits by town and by product, and AirROI's three data sets show it. Yachats, the data behind the stats box on this page, averages about $51,400 a year per listing at $295 a night and 48.5 percent occupancy across 212 active listings. Seal Rock, a few miles north of Waldport, is small and expensive, with 39 listings averaging about $62,700 at $419 a night. Waldport's 202 listings average about $47,900 at $323, and 98 percent of them are entire homes. Florence is larger and cheaper per night: 208 listings averaging about $32,800 a year at $254 and 42 percent occupancy, though its revenue rose 20.1 percent on the year. Entire homes make up 83 percent of the Yachats supply, and 42 percent of those have three bedrooms or more, which is where the money in this market concentrates. A listing titled 'Oregon coast getaway' competes with every one of these products at once.

The calendar peaks in August and holds well into fall. In AirROI's twelve months to September 2026, August filled 73 percent of its nights and earned about $9,000 per listing, July nearly as much at $378 a night, and January and February the least, about $2,930 each. September 2025 still ran 59 percent occupancy with stays averaging five nights, and October 53 percent, the month of the Yachats Village Mushroom Fest. The winter months filled a third or more of their nights at about $250 to $272, a base that a house with a real winter offer can build on. Guests book about 62 days ahead on average: roughly three months for July and five weeks for January.

The spread between an ordinary listing and the best ones is wide here. Against Oregon's statewide average of about $35,900 a year at $285 a night, the average Yachats listing took in roughly $51,400, 6.8 percent more than a year earlier. A listing in the middle of the pack gets about $235 a night and books about 52 percent of its open nights. Reaching the top quarter takes $360 a night and 70 percent occupancy, and the top tenth starts at $515 and 85 percent. Month by month, that's about $4,000 for the median house and $7,080 or more for a top-quarter one. The six highest earners in AirROI's Yachats data each took in $174,000 or more over the year, and two of them have only three bedrooms, running 79 and 86 percent occupancy at $666 and $646 a night. Size helps, but those two homes show how far presentation, position and pricing carry a house on this coast. That's work a marketing plan can do.

Top Attractions & Landmarks

  • Cape Perpetua Scenic Area and its visitor center
  • Heceta Head Lighthouse and keeper's house (1894)
  • Sea Lion Caves on Highway 101
  • The 804 Trail along the Yachats shore
  • The Yachats Village Mushroom Fest (October)
  • The Florence Rhododendron Festival (May)
  • Dune buggy tours and sandboarding near Florence
  • Sandpines Golf Links in Florence

Nearby Markets: Lincoln City  |  Bandon  |  Portland

Surf breaking on the rocky shore at Yachats, looking south toward Cape Perpetua, Oregon

Photo: Joe Mabel · CC BY-SA 4.0 · via Wikimedia Commons

Why Cavmir

The Cavmir Advantage
in Yachats & Florence

Cavmir treats each central Oregon coast home as its own small hospitality business: the oceanfront house south of Yachats that a Eugene family wants for the same August week each year, the village cottage that sends couples up the 804 Trail and out to the Mushroom Fest, the Florence home that hosts dune riders one week and golfers the next. We go after the guest who has already settled on this part of Oregon, a Portland couple who want a winter weekend of rain on the glass, a Corvallis family heading for the tide pools under Cape Perpetua, friends planning around Rhody Week in May, and reach them in Google, in AI assistants and in the inbox of everyone who stayed with you last year.

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State of the Industry · History

The Yachats & Florence STR Market — Past & Present

The first people of this coast are still here. The Alsea people lived around Yachats, and the town's name comes from their language; the Oregon Encyclopedia notes that the usual translation, 'at the foot of the mountain,' is uncertain. Smallpox and other introduced diseases devastated Alsea villages early in the nineteenth century. In 1855 the federal government created the Coast Indian Reservation for people driven from southern Oregon, and in 1859 a subagency opened near the Yachats River. The Confederated Tribes of Coos, Lower Umpqua and Siuslaw Indians, whose Siuslaw people lived in the river watershed that carries their name at Florence, call what followed their Trail of Tears: in 1860 their people were marched 60 miles up the coast to the Alsea subagency at Yachats and held there for 17 years, and half of the tribal members died. In 1864 Amanda De Cuys, a blind, elderly Coos woman, was forced over the headland to the subagency; Amanda's Trail, which climbs from Yachats into the Siuslaw National Forest toward Cape Perpetua, carries her name. The reservation was cut back and the Yachats area opened to settlers in the mid-1870s. The federal government terminated the Tribes in 1954 without their consent and restored their recognition on October 17, 1984; they have kept an elected tribal government since 1916, and their service area includes Lincoln and Lane counties.

Settlers came slowly, because the windswept shore made poor farmland, and in the 1880s white and Indian families took up the better ground several miles up the Yachats River. A post office called Ocean View opened in 1887, closed in 1893 and was reborn as Yachats in 1916. The first resort plan came early and failed. In 1912 the West Coast Construction Company platted a resort town called Yahutes-by-the-Sea, a Portland salesman named William J. Wilsey promoted it in 1913 on the promise of a railroad, and when the railroad never came and the company stopped paying its taxes, the plat was vacated in 1917. A smaller townsite followed in 1923, a rough road reached the Alsea and Willamette valleys by 1925, a gravel road ran down the Alsea River to Waldport with a beach drive on to Yachats by 1929, and the Oregon Coast Highway, finished in 1936, ended the village's isolation. On the cape south of town, a Civilian Conservation Corps unit built many of the trails visitors still walk; James Cook had named the headland for Saint Perpetua when he sighted it in 1778. Farther south, the Heceta Head lighthouse and its keeper's house both date to 1894.

Yachats has been a vacation and retirement town since the 1920s, with no industry to speak of. The Little Log Church opened in 1930 and now serves as the community's museum. Beulah Swigert opened Beulah's Sea View Inn around 1934, and from the mid-1960s it hosted rock, soul and drag shows until it closed in 2011; it came down in 2018. The Adobe Motel, built from locally made adobe bricks, opened in 1952, and the city incorporated in 1967, still small enough to count 441 residents at the 1970 census. In the 1990s a dispute over the right-of-way on an old travel route produced the 804 Trail, now part of the Oregon Coast Trail. Down the coast, Sea Lion Caves has been a privately owned wildlife preserve and bird sanctuary since 1932, and Florence's Rhododendron Festival has run for more than a century, the second-oldest floral festival in Oregon by the Chamber's count.

The Yachats rental market of 2026 is mid-sized, well reviewed and hemmed in by license caps. AirROI counts 212 active listings under Yachats, up 27 percent on the year, and its count covers more than the city's licensed homes: it includes 27 private rooms and 9 hotel rooms, while the city caps vacation rental licenses at 125. On the county's unincorporated land, licenses are shrinking toward caps set in 2023 and trimmed in 2025, from 427 operating to 164 allowed as of August 2026, and a license doesn't pass to a buyer. Competition is skilled: Superhosts make up 73 percent of hosts, Guest Favorite badges sit on 46 percent of listings, and ten hosts control 57 percent of the supply. When we audit a listing here we check the same things first: the photos (the average listing shows about 11), the map pin (only a third show the exact spot), whether the copy says which side of Highway 101 the house sits on, whether the guest count matches the license, and whether winter has an offer of its own.

Pricing Strategy & Seasonality

Pricing, Seasonality & When to Capture ROI

Pricing Strategy

Bedrooms set the price first and the view second. In AirROI's Yachats figures, one-bedroom listings average about $196 a night at 53 percent occupancy, two-bedrooms $259 at 51 percent, three-bedrooms $406 at 55 percent and four-bedrooms $459 at 46 percent. The step that pays is the third bedroom: median annual revenue climbs from $42,500 for a two-bedroom to $69,600, and a fourth bedroom only takes it to $72,000. At the low end, a quarter of the market charges $180 a night or less. The amenity data keeps pointing at the same houses: listings with a hot tub averaged about $75,700 a year against $43,500 without, ocean-view listings $73,500 against $44,200, waterfront listings $75,200 against $37,500, and listings with an indoor fireplace $69,400 against $36,800. Even a barbecue grill shows a gap, $69,700 against $30,500, which is the clue to reading these figures: they describe the bigger, better-equipped houses that tend to have all of these things, rather than proving one feature earns the difference. In Florence the gaps are narrower, about 84 percent more for waterfront, 36 percent for an ocean view, 34 percent for a fireplace and 27 percent for a hot tub, while in Waldport a hot tub goes with about twice the revenue.

The calendar does the rest. Split the Yachats year into AirROI's seasons and June through September brings in about $7,610 a month per listing at 65 percent occupancy and $331 a night. May, the lone shoulder month, comes in around $4,600 at 50 percent and $271. The seven months from October through April average about $3,520 at 42 percent and $249. The average booking lands 62 days before arrival, stretching to about 99 days for July 2026 and shrinking to about 36 for January. The average stay is 4.3 nights, longest in July at 5.9 and shortest in March at 3.3, and check-in is typically 4 p.m. with check-out at 11 a.m. Florence follows the same shape at lower prices: its high season averages about $5,210 a month at 62 percent and $270 a night, its October-to-May stretch about $2,260 at 34 percent and $234, and its guests book about 55 days out.

The common mistakes are pricing winter like summer and letting the fees do the damage. About 78 percent of AirROI's Yachats listings charge a cleaning fee; the median is $165 and the average $294, which over a 4.3-night stay adds roughly $40 a night and makes up about 11 percent of gross revenue. Six in ten Yachats listings ask for at least two nights, about a quarter take one-night stays and just 2 percent set a 30-night minimum, so a weekend listing is up against almost the whole village. Value is the lowest-scoring review category at 4.68, against 4.92 for location, which tells you guests love where they are and notice what they paid. Hold the summer weeks firm with a longer minimum when July stays already run close to six nights, keep the cleaning fee at a level where the total still feels fair, and build a winter rate that wins the couple who books five weeks out.

Seasonality & ROI Windows

Moderate seasonality with a summer top. Averaged over two years, AirROI's July revenue runs about 3.3 times February's, and June, July and August together account for 42 percent of a listing's annual take. Summer belongs to families from Portland and the Willamette Valley, and Florence's Old Fashioned 4th of July brings contests, music and a big fireworks show. September is the quieter second wave, when school is back in session and the stays get longer; September 2025's averaged five nights, and the Elements of Art Studio Tour opens Florence's working studios on the month's first and third weekends. October brings the Yachats Village Mushroom Fest, which ran October 17 to 19 in 2025 with a keynote talk and two days of guided walks and workshops. Winter keeps a calendar of its own: Florence's Veterans Day Parade on November 11, the Holiday Festival with its tree lighting on the first Saturday of December, Christmas brunches at the Heceta Head keeper's house on December 5 and 6, 2026, with evening festivities at the light station on the next two weekends, volunteer-guided whale watching between Christmas and New Year's and again in March, and the Wine, Chowder & Glass Float Trail from February 5 to 7, 2027. The Rhododendron Festival returns to Florence on May 13 to 16, 2027.

Two stretches of the year tend to be undersold. The first is winter, which books late and pays for comfort: from November through February, AirROI's Yachats listings filled a third to two fifths of their nights at $250 to $272, and January stays were booked only about five weeks ahead. A house that leads with the fireplace, the hot tub and the window facing the water, offers a weekday rate and a three-night storm-season package to Portland, Eugene and Corvallis couples, and sends guests to the Cape Perpetua visitor center and the whale-watching weeks fills nights that a summer-only listing never sees. The second is the shoulder in spring and fall. March ran 46 percent occupancy in 2026 and May 53 percent, and the events that fill those months, the March whale watch, the Rhododendron Festival in May and the Mushroom Fest in October, are known well ahead, so open those weekends early, price them as events and say so in the listing.

Regulation & Licensing · 2026

What the Law Requires in Yachats & Florence

Oregon taxes short stays at the state level and leaves the rest to cities and counties, and this stretch of coast has five local rulebooks: two counties and three cities. Oregon's own transient lodging tax stands at 1.5 percent through the end of 2026. For amounts charged from January 1, 2027 it rises to 2.75 percent, a change the 2026 Legislature made to pay for wildlife conservation, and receipts have to call the added 1.25 percent a nature conservation fee. The duty to collect falls on whoever takes the guest's money, the owner or a platform. Returns go in every quarter, by the last day of the following month, even in a quarter with no stays, and once a guest has stayed 30 days in a row the whole stay is exempt. On Oregon reservations of 29 nights or fewer, Airbnb adds and remits the state tax, cleaning fee included. Its Oregon list also names Florence and unincorporated Lane County among the local taxes it collects, but not Yachats, Waldport or Lincoln County. Airbnb does collect local taxes that the Department of Revenue administers for some cities and counties, so check the department's list; if your town or county isn't on it, plan to file the local tax yourself.

Lincoln County regulates hardest on the land outside its cities. Any dwelling rented short term there needs a short-term rental license from the Sheriff's Office under Lincoln County Code 4.405 to 4.460, which Ordinance 523 amended on October 27, 2021. Six days later, on November 2, 2021, voters approved Ballot Measure 21-203, a citizen measure to phase rentals out of the county's residential zones over five years. On August 8, 2022 the Land Use Board of Appeals reversed it, holding that Oregon's law on existing uses barred the county from forcing lawful rentals to close within five years or banning their transfer to a new owner. The commissioners then set limits of their own: on February 1, 2023 they drew seven license regions with fixed caps, and since a license can't be transferred when a property changes hands, the count falls as houses sell. West of Highway 101 the regions break at bridges, and every one of the five western regions holds more licenses than its cap. Two of them cover this market: Region 4 runs from the Beaver Creek bridge south to the Alsea Bay bridge at Waldport, and on August 27, 2026 it had 110 licensed rentals against a cap of 26, while Region 5, everything south of the Alsea Bay bridge, had 76 against a cap of 7. Check the county's region map for your parcel. East of the highway, Highway 20 splits the two inland regions; in March 2025 the county lowered both caps and let a moratorium on processing applications run out on March 31, and in August 2026 one of those two regions held the only open license in the county. When a license frees up, the Sheriff's Office picks a property from that region's waitlist at random and the owner gets 45 days to apply; KLCC counted 138 owners on the waitlists in August 2026. New licenses cost $900 and renewals $650. Before licensing you need an evaluation of the septic system, done within the past three years by an inspector on the DEQ list, because the system's capacity decides how many bedrooms you can rent, and the county runs a 24-hour complaint hotline for neighbors. Guests on county land pay a 12 percent transient lodging tax, up from 10 percent on January 1, 2024; owners register with the county treasurer and file every quarter. In August 2026 the Oregon Court of Appeals rejected a challenge to the licensing program by 20 owners, ruling that it was not a land-use decision. It also reversed a lower-court ruling that three provisions, among them the ban on weddings and similar events at rentals over their capacity, were unconstitutionally vague, and returned that question to Lincoln County Circuit Court.

The City of Yachats keeps its own capped system in Chapter 4.08 of its municipal code, most recently amended by Ordinance 380 on March 18, 2026. The code treats any unit rented, or offered, for less than 30 days as a vacation rental, and it presumes a home is one when four different vehicles stay overnight within a month, three months in a row. Only 125 vacation rental licenses exist at any one time. Once all are issued, the city keeps a waitlist in order of application, with a $25 nonrefundable fee to apply, and the applicant at the top gets ten business days to book the inspection. A license is personal to the owner and can't be transferred, and nobody may hold a second one unless the units share a property, a duplex for example. In residential zones a rental may have at most four bedrooms; rentals that already existed when Ordinance 328 took effect (it was adopted in November 2014) are exempt. The guest limit is two per sleeping area plus two more, and no ad may offer more. Each bedroom needs a parking space on the property, with at least two in all, and overnight vehicles may not exceed the surfaced spaces or six, whichever is fewer. The local contact has to live within 10 miles, take calls from 8 a.m. to 11 p.m. and deal with a problem within two hours, and the license with that person's name and number goes on the front of the house, beside house numbers at least four inches tall. The first inspection costs $100 and another is due before the sixth year, and the license fee runs from $200 for two bedrooms or fewer to $350 for five or more. Applications are due January 1 and delinquent February 1, a third verified complaint within 90 days lets the city revoke a license without a hearing, and fines go up to $1,000 per violation. Guests pay the city's 9 percent occupancy tax, filed quarterly; the collector, owner or platform, may keep 5 percent of the net tax for its trouble, and an owner who leaves it unpaid for two calendar years in a row loses the license. Waldport is lighter. It licenses short-term rentals without capping their number: the Lincoln Chronicle counted 44 active licenses in January 2024, when it reported that the city council had voted to raise Waldport's lodging tax to 12 percent. Waldport's code sits on Municode, which we couldn't open, and we found no rental page on the city's website, so ask City Hall for the current license fee, rules and tax rate before you list.

South of the county line, Lane County leaves land use mostly to the cities and is strict about tax. Florence requires a city business license for every short-term rental inside city limits, and its residential zoning chapter, rewritten by an ordinance that took effect August 17, 2023, says accessory dwelling units may not be used as short-term rentals; we found no cap or separate rental permit in the chapters we read. Florence's own transient lodging tax is 4 percent of the rent. Owners and booking platforms are both collectors and jointly liable for it, returns are quarterly, and the collector keeps a 5 percent administration fee. Lane County's transient room tax is 10 percent, built in three layers: 5 percent since 1974, 3 percent added later and 2 percent more from January 1, 2023. The county code doesn't exempt stays inside cities; instead it credits up to 3 percent of the rent for city lodging tax paid on the same stay. Owners register with the county within 15 days of opening, file quarterly and may keep 5 percent of the net tax. Airbnb collects the county's 10 percent on its Lane County bookings outside Eugene, Springfield, Florence and Cottage Grove, and inside Florence it lists a 9 percent Florence Transient Room Tax on stays of 30 nights or fewer. On our reading of the two codes, the city's 4 percent plus the county's 10 percent, less the 3 percent credit, would come to more than that 9 percent, so ask Florence and Lane County which taxes Airbnb's figure covers and what, if anything, you still owe. The county's code index has no short-term rental chapter, and we found no county license, cap or permit for rentals on the land around Florence; ask the county planners what applies to your parcel. A homeowners association on either side of the line can be stricter than any public rule. All of this is orientation, not legal advice: confirm each requirement with the city, the county, the Oregon Department of Revenue and your association before you list. Cavmir markets the house; the licenses, the inspections and the tax returns remain yours and your advisers' to handle.

Market-Specific Tips & Challenges

Local Tips & Unique Market Challenges

Tips That Actually Move Revenue in Yachats & Florence

First, describe the water exactly. Tell guests which side of Highway 101 the house is on, which rooms face the water, and how long and how steep the walk is to the nearest way down to the sand. Then say which water it is. AirROI counts 37 percent of Yachats listings as waterfront but only 25 percent with an ocean view, so the word covers bay and river frontage too, and a guest who books for the surf and finds Alsea Bay or the Yachats River writes the review you don't want. Show the view from the main room in the first photo, then the shore you can actually reach, then the fireplace for the evening. Never imply oceanfront for a filtered view; ocean-view listings average far more than the rest here, which is exactly why guests check.

Second, have the winter house ready before the first storm. November-to-February guests ask for little beyond basics that work: a fireplace anyone can light, a hot tub that's already hot, rain jackets on hooks by the door, binoculars on the sill and a short list of headlands for watching a storm come ashore. About 45 percent of Yachats listings have an indoor fireplace and a quarter have a hot tub, so having both puts a house in a small group. Add the volunteer-guided whale watching between Christmas and New Year's, the Heceta Head holiday brunches and the Cape Perpetua visitor center for a wet afternoon. Price weekdays and full weeks on their own terms, relax the minimum stay, and keep winter dates open to late bookers, since January's guests booked only about five weeks out.

Third, sell each town for what it is. A Yachats house sells the walkable village, the 804 Trail, the tide pools below Cape Perpetua and the Mushroom Fest. A Waldport or Seal Rock house sells Alsea Bay, quieter beaches and more room, and Seal Rock's 39 listings average $419 a night, the highest rate of the four AirROI data sets on this page. A Florence house sells what the northern towns don't have: dune buggy tours and sandboarding south of town, Sea Lion Caves and Heceta Head up the highway, Sandpines for golfers, and Historic Old Town for dinner. Florence nightly rates run lower, a median of about $225, so the total a guest pays matters more there, and groups of friends and families with teenagers are a natural fit for a house that can sleep them. Give each guest type its own page or paragraph, and title the listing for the trip it serves rather than for the coast in general.

Fourth, plan for the second visit. No booking costs less to win than a returning guest, the family that wants its August week back or the couple who come down every January, so make it easy for them to skip the platform next time: a quick direct-booking website and a past-guest list that hears about next year's dates before anyone else. The standard is high, with AirROI's Yachats listings averaging 4.78 stars and about 70 percent taking Instant Book. Photos are where you can pull ahead fastest, since the average listing here has about 11: show every room, the view and the path to the shore. The operating details shape reviews as much as the copy does, so keep a local contact who picks up, a guest count and parking plan that fit your license, and a check-in that still works when guests pull in after dark in the rain.

Unique Yachats & Florence Challenges

The rules limit supply and shape the product. On Lincoln County land every region west of Highway 101 holds more licenses than its cap, licenses end when a house sells, and the only way in is a random draw from a waitlist. Inside Yachats there are 125 licenses and a waitlist, and a license belongs to the owner, not the house. The four-bedroom limit in the city's residential zones and the septic-based bedroom count in the county both cap what a big house can sell. So check the license before you make an offer, with the Sheriff's Office for county land or City Hall inside Yachats: whether the house is licensed, whether that survives the sale (on county land and in Yachats it doesn't) and how long the waitlist is. Then build the budget on the guest count you'll really be allowed, and on the chance of having no license at all.

The coast itself asks for preparation. Winter brings wind, rain and salt air off the Pacific, which wear on decks, windows and hot tubs and make maintenance a marketing cost: a stained deck or a cold hot tub shows up in reviews. Insure for it and tell guests plainly what the weather can do, from beach safety at high tide to closed roads after a storm. Owning from Portland, Seattle or California adds a second risk: from a distance, the listing ages quietly, the photos date, replies slow down and nobody prices the winter. A good local operator and marketing that gets refreshed every season keep it current.

The competition is capable and growing. AirROI's 212 Yachats listings are up 27 percent in a year, and professional managers run about a third of them, against 54 percent of Waldport's listings and 40 percent of Florence's. The gap inside the market is wide too: in a typical month a top-quarter Yachats listing earns at least 3.1 times what a bottom-quarter one does. Oceanfront hotels and lodges compete for the same couples with spas and breakfast, so a house wins them by offering what a room can't, a full kitchen, a living room by the window and space for the whole family, and by saying so clearly.

A Curious Yachats & Florence Fact
Yachats began as a sales pitch that didn't come true. In 1912 the West Coast Construction Company platted a resort town here called Yahutes-by-the-Sea, and a Portland real estate salesman, William J. Wilsey, promoted it in 1913 on the promise of railroad access. The railroad never arrived, the company fell behind on its taxes, and the plat was vacated in 1917. The village that grew up instead was platted smaller in 1923 and reached by a rough road only by 1925, and it never did get industry: its 2021 population estimate was about 1,010. A host can tell that story with a smile: the best marketing on this coast describes what's really there.
Finance Essentials — Yachats & Florence
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Insurance

Insuring a rental on this coast means more than covering the walls. You'll want a policy written for short-term rental use, either an endorsement on a homeowner policy or a separate rental policy, liability limits that match the guest count on your license, wind and water terms checked against Pacific winter storms, and flood cover if your parcel sits in a mapped flood zone. On county land the septic system matters too, since its evaluation decides your bedroom count. Make sure the insurer knows guests pay to stay there, and before closing, compare quotes from brokers with coastal clients in Lincoln and Lane counties.

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Property & Income Tax

Rental income is taxable by the IRS and by Oregon. Guests also owe Oregon's lodging tax over and above the rent, 1.5 percent through 2026 and 2.75 percent from January 1, 2027, which Airbnb handles on Oregon stays of 29 nights or fewer, and the local tax where the house stands: 9 percent in Yachats, 12 percent on Lincoln County land outside the cities, and Waldport's city tax, which local reporting puts at 12 percent. Airbnb's Oregon list names none of those three, while in Lane County it collects the Florence and county taxes on its own bookings. A guest who books you directly pays every one of these taxes to you, and you remit them. Ask the Lincoln or Lane County assessor how a rented home is valued before you set a property-tax budget, and hire an Oregon accountant with short-term rental clients.

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Mortgages & Financing

Lenders treat a coast rental like any other second home or investment property, jumbo loans are common at oceanfront prices, and the better ones will ask for a seasonal revenue plan instead of a flat monthly average. A local brokerage's market report put the median Yachats home price at about $755,000 in September 2026, across 22 homes listed, and Florence's at about $487,000 across 276; set against AirROI's average revenue, each comes to a gross yield just under 7 percent before costs. Price the license into the deal first: in Yachats and on Lincoln County land it doesn't come with the house, so run the purchase both with a license and without one.

Future Outlook · 2027 & Beyond

Where Yachats & Florence is Headed Next

The outlook is steady for structural reasons. This stretch draws the same drive-in guests year after year from Portland, Eugene, Corvallis and Salem, the Rhododendron Festival is past its hundredth year, the Mushroom Fest gives October a draw of its own, and Cape Perpetua, Heceta Head and Sea Lion Caves aren't going anywhere. AirROI's Yachats revenue rose 6.8 percent in a year and Florence's 20.1 percent. Guests come for those places whatever a booking site's rankings do in a given year.

What to keep an eye on is rules, tax and supply. The state's share climbs from 1.5 to 2.75 percent with the new year, on top of Lincoln County's 2024 move to 12 percent on its unincorporated land and the Waldport council's vote for the same rate, so a guest's checkout total keeps creeping up. On county land, licenses keep shrinking toward the caps, and since the Court of Appeals' August 2026 ruling returned part of the case to circuit court, the event and complaint rules may still change. Yachats rewrote parts of its rental chapter again in March 2026. None of it should worry a house that's run properly, and an owner who already holds a license has something scarce worth guarding with clean filings and accurate guest counts.

Guests are also changing where they look. A growing share put the question to an AI assistant or a search engine first, and the answers favor houses that spell things out on their own quick-loading site: ocean, bay or river out the window, minutes on foot to the sand, the bedroom plan, the licensed guest limit and the storm-season offer. Cavmir's generative engine optimization guide for vacation rentals walks through it. People planning this coast ask pointed questions, about tide pools, dunes, dogs and storms, and a house that answers them now is building an edge that lasts.

From the Desk of Sofie Sinag

Why We Love Marketing in Yachats & Florence

This is a coast where plain facts sell the stay. There's a headland 800 feet above the water with tide pools at its foot, a lighthouse whose beam reaches about 21 miles out, a sea cave with sea lions in it all year, a village that started as a railroad promise nobody kept, and dunes big enough to sandboard. Put those facts in a listing in place of all-purpose coast copy and you draw the guest who wanted this exact stretch, the one most likely to treat the house well and come back.

What I love about marketing here is that every month has a reason to book. August belongs to valley families, October to the mushroom hunters, December to the brunches at Heceta Head and the whale watchers after Christmas, and May to the Rhody parade in Florence. Once an owner sells those seasons one at a time instead of one house all year, the extra nights and the better rate usually turn out to have been available from the start.

And the history asks for care. The Coos, Lower Umpqua and Siuslaw people were held at the subagency in Yachats for 17 years, Amanda's Trail carries the name of a blind woman forced over the headland in 1864, and the Tribes are a living government today with their own account of what happened. A host who points guests to that trail and its meaning, with respect, adds something real to a stay. We rarely need to invent anything on this coast. The work is finding the true story, telling it plainly and getting it to the guest who was already looking for it.

Cavmir's Yachats & Florence Cheat Sheet

The Picks We Recommend for Your Welcome Book

The Yachats and Florence pages of a Cavmir welcome book: headlands, tables, tee times and festival dates a neighbor would pass along, the specifics that show up later in five-star reviews.

Morning

Cape Perpetua Scenic Area

The Forest Service manages 2,700 acres here, with a 26-mile trail network that runs from Sitka spruce forest down to the tide pools: the Captain Cook Trail goes forest to tide pools and back, the Cape Cove Trailhead reaches Spouting Horn, and a separate trail leads to a giant Sitka spruce. The headland is the highest viewpoint on the Oregon coast you can reach by car, 800 feet above the Pacific, and the visitor center is open seven days a week most of the year, with shorter hours in winter.

Lighthouse

Heceta Head Lighthouse Bed & Breakfast

The light and the keeper's house both date to 1894 and are on the National Register of Historic Places; the first-order Fresnel lens sits 205 feet above the ocean and throws its beam about 21 miles out to sea. The Forest Service owns the house and a concessionaire runs its six guest rooms year-round, with a multi-course breakfast that takes about an hour and a half. Its Christmas brunches fall on December 5 and 6, 2026, with evening festivities at the light station on December 12, 13, 19 and 20, a good line for a holiday guidebook.

Wildlife

Sea Lion Caves

A privately owned wildlife preserve and bird sanctuary since 1932, at 91560 Highway 101 north of Florence, with what it calls America's largest naturally formed basalt sea cave, more than 12 stories high. Steller sea lions live there year-round. It's open all year except Thanksgiving Day and the afternoon before, Christmas Eve and Christmas Day.

Seafood

Luna Sea Fish House

Owner Robert Anthony is a local fisherman, and the Yachats restaurant at 153 NW Highway 101 serves fish off his boat: fish and chips, chowder, steamer clams and seafood sandwiches. It's open daily from 10:30 a.m. to 9 p.m., and the Seal Rock location, opened in May 2021, opens daily at 8 a.m.

Spa

Overleaf Spa

At Overleaf Lodge on the ocean in Yachats, with massages, esthetics and soaking tubs that look out over the water. The spa closes for annual maintenance from November 28 to December 18, 2026, though massages and facials stay available, so have guests call ahead and ask about bookings for people staying elsewhere.

Golf

Sandpines Golf Links

A Rees Jones course at 1201 35th Street in Florence, par 72 and 6,931 yards, named Best New Public Course in America in 1993 and rated four and a half stars in Golf Digest's Places to Play. There's a bar and grill on site, and tee times book online. Put it on your golf page with the drive time from the house.

Dunes

Sandland Adventures

On Highway 101 in Florence, with Giant Dune Buggy tours from spring break through October 31, sandrail rides and a one-hour dune tour that runs down the ocean beach. Go-karts and miniature golf run from March 10 to December 31, weather permitting. As the 2026 season winds down it's open five days a week, closed Sundays and Mondays, so check the schedule before you send guests.

Sandboarding

Sand Master Park

It calls itself the world's first sandboarding park: 200 acres of sculpted dunes on Highway 101 in Florence, with beginner and advanced slopes, lessons, and rental sandboards and sleds. Booking a lesson reserves the boards; otherwise rentals are first come, first served, so send guests early on a summer Saturday and have them check the park's hours first.

Walk

The 804 Trail

Born of a 1990s dispute over the right-of-way on an old travel route along the Yachats shore, the trail is now part of the Oregon Coast Trail. Put the nearest access point and the walking time in the welcome book; it's the easiest way to give guests a morning on the shore without getting in the car.

October

Yachats Village Mushroom Fest

The 2025 festival ran October 17 to 19, opening with a Friday keynote by Daniel Winkler on mycology, then two days of guided walks, talks and hands-on workshops led by mushroom experts and foragers. Open the festival weekend for booking as soon as the dates are posted, and say in the listing how far the house is from the village.

May

The Florence Rhododendron Festival

More than a century old and, by the Chamber's count, the second-oldest floral festival in Oregon. The 2027 festival runs May 13 to 16, with carnival rides in Historic Old Town from the Thursday of Rhody Week, the Classic Car Show 'n' Shine on Saturday and the Grand Floral Parade on Highway 101 at noon on Sunday; Queen Rhododendra and the King of the Coast are crowned the Saturday night before Rhody Week.

Local Playbook · Three Property Types

How Cavmir Markets Yachats & Florence Properties

Three property types that do well in Yachats & Florence, a common starting point for each, and the plan Cavmir builds for it.

4BR Oceanfront Home · Lincoln County land south of Yachats
The Situation

A licensed rental in the county's Region 5 whose listing calls it a 'beach house' without saying it sits on the ocean, opens with the kitchen, advertises beds for twelve when the septic evaluation supports fewer bedrooms than the listing claims, prices January like July and has no plan for what the license means if the owner ever sells.

The Plan

Start with the paperwork: the county license, its renewal date and the number of bedrooms the septic evaluation allows. Then make the water the lead: open on the view from the main room toward the ocean, describe the route to the beach and pin it on a map, put Cape Perpetua and Heceta Head in the guidebook, and build a winter weekday and storm-season offer around the fireplace and hot tub. In a region with 76 licenses against a cap of 7, where the license ends at sale, the guests this house already has are its most valuable asset, so add a direct-booking site and a list that hears from the house each season.

What It Targets

Built for a higher summer rate, more winter nights and a listing that stays within its license. The numbers to watch: July and August rates, occupancy from November to March, review scores for accuracy and value, return guests and how many book direct.

3BR Ocean-View House · City of Yachats
The Situation

A licensed city rental a short walk from the village that advertises room for ten when the city's formula allows eight, shows 11 photos, mentions neither the 804 Trail nor Cape Perpetua, lists two parking spaces for three bedrooms and goes quiet after the Mushroom Fest.

The Plan

Fix the compliance first: list eight guests and three parking spaces on the property, as the city's rules require for three bedrooms. Then sell the house as a village base for couples and small families, with walking times to the 804 Trail and the restaurants, a Cape Perpetua tide-pool page linked to the tide tables, an October offer for mushroom season, a late-December offer built around the holidays and the whale watch, and a full set of photos showing the view, the fireplace and the walk to the shore. Add a direct-booking page and search content aimed at people looking for a place in Yachats village.

What It Targets

The goal is more booked nights outside summer without cutting the rate, and reviews that stop flagging the guest count. The measures: occupancy from September to May, midweek bookings, rates on event weekends, accuracy and value scores, and direct bookings.

3BR Home · Florence near Historic Old Town
The Situation

A house inside Florence city limits that competes on price with more than 200 other Florence listings, says nothing about the dunes, Sea Lion Caves or the golf, books mainly on summer weekends and has no answer for guests who ask about the lodging taxes on a direct booking.

The Plan

Confirm the city business license and how each lodging tax is collected, then sell what Florence has that the northern towns don't: dune buggy tours and sandboarding south of town, Sea Lion Caves and Heceta Head up the highway, Sandpines for golfers and Historic Old Town for dinner. Build offers for the Rhododendron Festival in May, the Old Fashioned 4th of July and the February glass float trail, a midweek rate for fall, a clear pet policy if you take dogs, and a direct-booking page that quotes the full total.

What It Targets

Designed to lift the nightly rate in a lower-priced town and fill event weekends and midweek nights. Track nightly rate against AirROI's Florence median of about $225, May and July event-weekend bookings, October-to-May occupancy and the share of returning guests.

FAQ

Yachats & Florence Airbnb Marketing:
Questions, Answered

Does Cavmir offer Airbnb marketing services in Yachats and Florence?

Yes. We market homes the length of this stretch, from Seal Rock and Waldport through Yachats and the county land below Cape Perpetua down to Florence, Heceta Head and the dunes. That means branding, rewritten listings, direction for the photographer, direct-booking websites, search and paid campaigns for oceanfront houses, village cottages and family homes by the dunes. Cavmir is a marketing agency, so cleaning, maintenance and guest operations stay with you or your manager.

What do short-term rentals earn in Yachats and Florence?

For the year to September 2026, AirROI's average Yachats listing earned about $51,400, booking 48.5 percent of its nights at about $295 each, a 6.8 percent gain on the year before. A median listing brings in about $4,000 a month and a top-quarter listing $7,080 or more. Seal Rock's average is about $62,700, Waldport's about $47,900 and Florence's about $32,800 at $254 a night. These are averages across each market; where your house lands depends on what it offers, how it's shown and how it's priced.

When is demand highest for Yachats and Florence rentals?

Summer, with August the busiest month at about 73 percent occupancy in 2026 and July close behind on revenue. September stays strong with longer stays, October filled about 53 percent of its nights in 2025 with the Mushroom Fest in Yachats, and Florence's Rhododendron Festival lifts May. The slowest months are January and February, when bookings come in late and the selling points are the fireplace and the view.

Are short-term rentals regulated in Yachats and Florence?

Yes, and the rules change at every line. Lincoln County licenses short-term rentals on its unincorporated land with regional caps, a waitlist and a lottery, and licenses don't transfer at sale. Yachats caps the city at 125 licenses, limits occupancy to two per sleeping area plus two and requires a local contact within 10 miles. Florence requires a city business license and bars short-term rental of accessory dwelling units, and Lane County charges a 10 percent room tax. These rules move, so confirm them with Yachats, Florence, both counties and the Oregon Department of Revenue before you list; Cavmir does the marketing and gives no legal or permit advice.

Does Airbnb collect the lodging taxes on Yachats and Florence rentals?

Some of them. Airbnb takes care of Oregon's state tax (1.5 percent, then 2.75 percent once 2027 begins) on any stay up to 29 nights, and in Lane County it also handles a 9 percent Florence tax inside the city and the county's 10 percent beyond the city limits of Eugene, Springfield, Florence and Cottage Grove. Its Oregon list doesn't name Yachats's 9 percent, Lincoln County's 12 percent or Waldport's city tax. Airbnb also collects local taxes the Oregon Department of Revenue administers for some cities and counties, so check the department's list; if yours isn't there, file the local tax yourself. On a direct booking you collect and file all of it.

Can I buy a Yachats-area house that already has a rental license?

You can buy the house, but the license usually doesn't come with it. Lincoln County licenses can't be transferred when a property changes hands, and every county region west of Highway 101 is over its cap, so a buyer joins a waitlist and waits for a random draw. Inside Yachats, a license is personal to the owner and non-transferable, and new licenses come from the city's waitlist. Inside Florence, ask the city how a business license is handled for a new owner. Check all of this before you set a price.

How do I market a coast rental here in winter?

Build a winter product rather than discounting the summer one. Lead with the fireplace, the hot tub and the view from the window, offer a weekday rate and a three-night storm-season package to Portland, Eugene and Corvallis couples, and point guests to the Cape Perpetua visitor center, the whale-watching weeks and the holiday events at Heceta Head and in Florence. January stays book only about five weeks out, so keep pricing open late. For the search half of a storm-season campaign, read our vacation rental SEO page.

How much does Airbnb marketing cost for a Yachats or Florence property?

That depends on the scope. Plans and project prices are set out on the pricing page, and for a single coast house the usual first step is a full listing rebuild or the 12-step system. Talking through your Yachats or Florence house with us costs nothing, so contact Cavmir when you're ready.

Free Property Review

What is your Yachats & Florence property actually worth per night?

Send us the listing and we'll tell you what we'd change. Not a pitch deck — a straight read on your photos, your title, your rates against the Yachats & Florence comp set, and whether a direct-booking site would pay for itself.

You'll hear back from a person, usually inside one business day. If we don't think we can move your numbers, we'll say so. Cavmir is a short-term rental marketing agency — we position and market properties, we don't manage them.

  • No obligation, and no automated call sequence
  • We market and position — we never manage your property or hold keys
  • Works whether you're on Airbnb, Vrbo, or direct

Market Intelligence · Seasonality

Airbnb seasonality in Yachats & Florence, month by month

Demand in Yachats & Florence peaks around July through August and runs quietest around January through February. Here is how the year actually books — and what to do about each stretch of the calendar.

Peak demandSteadyQuiet

Peak season

Summer is the peak on this stretch of coast. July and August are the strongest months for revenue and occupancy, July brings the longest stays of the year, and July stays book furthest ahead, about three months out. Hold summer rates firm, set longer minimums on the best weeks, and have the view photos, beach-access details and listing copy finished by early spring.

The shoulders

September stays busy with longer stays once the summer families have gone home, October brings the Yachats Village Mushroom Fest, and May has the Rhododendron Festival in Florence. Open those event weekends early and price them as events, offer midweek rates to couples, and sell each town for what it has: the village and Cape Perpetua in Yachats, Alsea Bay around Waldport and Seal Rock, and the dunes and Heceta Head around Florence.

The quiet stretch

November through April is the quiet stretch, with January and February the lowest months of the year. Guests book late in winter, often only about five weeks ahead, so a winter product with a weekday rate, a weekly rate, fireplace and hot tub photos and flexible check-in days fills weeks a summer model leaves empty. The holiday events and the whale-watching weeks give December a lift, and January is the time to refresh photos and plan next summer's offer to past guests.

Dates that fill first

Wine, Chowder & Glass Float TrailFebruary
Florence's three-day glass float hunt, chowder trail and wine tastings give a quiet winter weekend a reason to book, so open those dates early and mention the float hunt in the listing.
Florence Rhododendron FestivalMay
More than a century old, with a carnival in Historic Old Town, a car show and the Grand Floral Parade on Highway 101; the festival weekend books early, so price it as an event and say so in the listing.
Old Fashioned 4th of July in FlorenceJuly
A family day of contests, food, music and a big fireworks show on the Fourth itself, in the middle of the summer peak; set a longer minimum around it and hold the rate.
Yachats Village Mushroom FestOctober
A weekend of guided walks, talks and workshops with mushroom experts and foragers brings visitors to the village in mid-October (it ran October 17 to 19 in 2025), so open the dates as soon as they're posted and say how far the house is from the village.
Florence Holiday FestivalDecember
Live music, caroling, Santa and a tree lighting on the first Saturday of December, alongside the holiday brunches at Heceta Head, give guests a reason to book a winter weekend.
Volunteer-guided whale watchinglate December and March
Volunteers help visitors spot migrating gray whales between Christmas and New Year's and again in March, which gives a winter or spring stay one more thing to sell.
Market Intelligence · Guests

Who books Yachats & Florence Airbnbs — and how far ahead

Willamette Valley and Portland families
Families from Portland, Eugene, Corvallis and Salem who come for the beach, the tide pools at Cape Perpetua and the Fourth of July. They book summer months ahead and want a view, a full kitchen and a bed for everyone.
Couples on a coast weekend
Couples who come in the shoulder months and winter for the 804 Trail, the viewpoints and the weather off the Pacific. They pay for a fireplace, a hot tub and a window facing the water, and they book on shorter notice.
Festival and event visitors
Visitors who time a trip to the Mushroom Fest in Yachats, the Rhododendron Festival in Florence or the holiday events at Heceta Head. They want to walk or drive easily to the events and they book those weekends early.
Dune and outdoor groups
Friends and families with teenagers who base themselves in Florence for dune buggy tours, sandboarding, golf at Sandpines and Sea Lion Caves. They need beds for a group, parking and a place to clean up after a day in the sand.

The booking window

Guests book about two months ahead on average. Summer books furthest out, with July stays arriving about three months early, while January bookings come in only about five weeks ahead. Have summer ready by early spring, open festival weekends as early as you can, and keep winter pricing flexible for late planners.

Typical stays

Most stays run a long weekend to about four nights. July brings the longest stays of the year and September stays run long too, while March and the winter months lean toward short weekend trips.

Where guests drive from

PortlandEugeneCorvallisSalemBend

Where guests fly from

SeattleBoiseSan Francisco
In AirROI's guest-origin data for Yachats, Seal Rock, Waldport and Florence, Portland is the top city and Eugene second, and Bend, Salem and Corvallis are all a drive away, so Oregon carries summer and holiday weekends. Seattle and Boise are the out-of-state cities that appear in more than one of those top-five lists; San Francisco is listed only as a market to test for longer summer trips, not because the data shows it, and guests who fly in still finish the trip by car.
Market Intelligence · What Wins

The Airbnb that wins in Yachats & Florence

The winner is a house built for the guest who's coming: an oceanfront or ocean-view home whose first photo is the water, with three or more bedrooms, a fireplace and a hot tub. In Yachats the homes that do best are walkable to the village and the 804 Trail and match their licensed guest count exactly. Around Florence, the houses that win sell the dunes, Heceta Head and Sea Lion Caves to families and groups instead of competing on view alone.

Amenities that move bookings here

ocean viewhot tubindoor fireplacebarbecue grilldedicated workspaceev chargeroff-street parkingfast wifi
The highest-leverage move is describing the water exactly: which water the house faces, which rooms see it and how far the walk to the beach is, shown in the first photos. A generic coast listing competes with every house between Seal Rock and Florence and with the oceanfront lodges.
FAQ

Yachats & Florence Airbnb marketing questions, answered

How do I market my Airbnb in Yachats & Florence?

Start by naming your product, an oceanfront home south of Yachats, a village cottage near the 804 Trail or a Florence house near the dunes, and sell that advantage in the title and the first photos. Price around the real calendar, holding summer firm, selling the Mushroom Fest and the Rhododendron Festival as their own products and building a weekday and weekly rate for winter. Add a direct-booking site and a past-guest list so returning families and couples can rebook you directly. That's the marketing layer Cavmir builds for owners here: photography direction, listing copy, a direct-booking website and local search.

When is peak season for Yachats & Florence Airbnbs?

Summer is the peak, with July and August the strongest months for revenue and occupancy. September stays busy with longer stays, October brings the Mushroom Fest to Yachats, and May has the Rhododendron Festival in Florence. January and February are the quietest months of the year.

How far in advance do guests book Yachats & Florence Airbnbs?

About two months ahead on average. Summer books furthest out, with July stays arriving about three months early, while January stays book only about five weeks ahead. Have summer ready by early spring and open festival weekends as early as you can.

Where do most Yachats & Florence Airbnb guests come from?

Oregon leads: in AirROI's review data Portland is the top origin city and Eugene second, followed in Yachats by Bend, Seattle and Corvallis, with Salem in Florence's top five. Seattle and Boise are the out-of-state cities that appear in more than one of those top-five lists, and guests who fly in still finish the trip by car.

What amenities matter most for a Yachats & Florence Airbnb?

An ocean view, a hot tub and an indoor fireplace lead; listings with them earn far more than those without in the market data, and the fireplace and hot tub sell the winter months. Families and groups add their own list: a bed for everyone, off-street parking and a barbecue grill. Fast wifi and a dedicated workspace matter for longer stays.

Keep exploring

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Real registry data
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From the blog
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Free Tools · Websites That Book

See what your listing in Yachats & Florence is leaving on the table

Run your Airbnb, Vrbo, or website through Cavmir's free grader. It checks the things that decide whether guests book in Yachats & Florence — photos, listing copy, page speed, local search — and shows you where bookings leak. Takes about a minute, and there's no sales call attached.

If the report says your booking engine is the weak link, that's fixable: a direct-booking website of your own means repeat guests stop paying platform fees to come back to you. That's the work Cavmir does — see Airbnb website design in Yachats & Florence.

What the grader measures

  • ✓Photos and the first-impression frame
  • ✓Listing title and copy
  • ✓Your direct-booking website (or the lack of one)
  • ✓Page speed and mobile experience
  • ✓Local search and Google visibility
Grade My Listing — Free
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Cavmir — the Airbnb marketing agencyStart Here Short-term rental booking platforms — 22 sites comparedGuide Top 40 Airbnb & vacation rental management companiesGuide Property management software for short-term rentalsGuide Airbnb Plus & Luxe: what it takes to qualifyLearn Vacation rental marketing agency: what Cavmir doesAgency