Prepared forDean Groff, Sunny Orange StaysOctober 2026

Clearwater BeachBelleair BeachIndian Rocks BeachStays of 27+ nights

Monthly rental rubric · Mid-term rentals

What a monthly rental earns, by season.

A typical 2BR beach condo rents for $6,000 to $6,500 a month in winter and about half that in summer.

$6,250

Mid 2BR condo
winter month, late Dec to Easter

$3,250

Same condo
summer month, Memorial Day to Aug

5.5 months

Base case
months rented per year

6 to 12 mo

How far ahead winter
tenants book

Rates

Monthly rent by tier and season.

Condos

Size	Tier	Late Dec to Easter	Memorial Day to Aug	Oct to early Dec
1BR est.	Entry	$3,000	$2,000	$2,000
	Mid	$3,750	$2,250	$2,500
	Premium	$4,500	$2,750	$3,000
2BR	Entry	$4,750	$3,000	$3,000
	Mid	$6,250	$3,250	$3,750
	Premium	$6,750	$3,750	$5,500
3BR	Entry	$6,500 est.	$5,750	$5,000 est.
	Mid	$8,000 est.	$6,250	$6,000 est.
	Premium	$9,500 est.	$7,000	$7,000 est.

Single family homes

Size	Tier	Late Dec to Easter	Memorial Day to Aug	Oct to early Dec
2 to 3BR	Entry	$4,500	$3,500	$4,500 est.
	Mid	$6,750	$4,500	$5,500 est.
	Premium	$8,750	$7,500	$7,000 est.
4BR+	Entry	$5,750	$5,000	$4,750 est.
	Mid	$8,000	$7,750	$6,000 est.
	Premium	$12,000	$10,000	$7,000 est.

Tiers. Entry: dated or no water view. Mid: well maintained. Premium: renovated, Gulf view, beachfront or pool. est. = fewer than three stays. Source: Sunny Orange Stays of 27+ nights, before fees and tax.

Occupancy

Months rented per year.

Our monthly units rented 4.6 to 7.2 months last year. Winter books 6 to 12 months ahead.

Conservative

4 months

Jan to Apr only. Typical in year one.

Base

5.5 months

Winter plus an early summer stay.

Strong

7+ months

Winter, early summer and a fall stay.

Example: Belleair Beach 2BR condo, Mid tier

Scenario	Months	Rent
Conservative	Jan to Apr: 4 × $6,250	$25,000
Base	Jan to Apr: 4 × $6,250, plus 1.5 summer months × $3,250	$29,875
Strong	Jan to Apr: 4 × $6,250, plus 2 summer × $3,250 and 1 fall × $3,750	$35,250

Quote $5,750 to $6,500 a month for January to April.Belleair has few monthly comps, so check live listings first.

The mid-term market

Monthly-only listings on Airbnb.

Searched October 14. Winter is nearly booked: only 6 Clearwater Beach 2BRs are still open for February.

Clearwater Beach listings still open

2BR · Feb 2027

2BR · Jun 2027

2BR · Nov 2026

3BR · Feb 2027

3BR · Jun 2027

3BR · Nov 2026

Median asking rent (listings), incl. Airbnb fees

Market	Unit	Feb 27	Jun 27	Nov 26
Clearwater Beach	2BR	$9,323n 6	$6,358n 37	$6,241n 35
	3BR	$13,212n 14	$7,773n 34	$7,268n 21
	4BR+	$17,009n 5	$18,355n 11	$14,565n 11
Indian Rocks Beach	2BR	too few	$5,596n 7	$4,979n 9
	3BR	$10,853n 3	$6,963n 12	$6,768n 8
Belleair Beach	2BR	too few	$5,960n 11	$5,810n 8
	3BR	$10,882n 3	$9,938n 6	$8,060n 6

Median monthly asking rent; n is the number of monthly-only listings open on those dates. Under 10 listings, read as directional.

How to read this. These are asking rents for units that have not rented yet, not achieved rents. They are what a guest pays on Airbnb, so they include Airbnb's guest service fee (typically 14% to 16%) and a one-time cleaning fee. An owner nets roughly 15% to 20% less than the listed price. Sunny Orange's achieved rents above remain the pricing basis; this table shows where competing units are positioned.

Short-term rental supply: up 6% to 9% in a year, led by 4BR

Active listings, Sep 2026 (vs Sep 2025)	1BR	2BR	3BR	4BR	Total
Clearwater Beach	415 +5%	322 +5%	211 +6%	104 +16%	1,052 +6%
Indian Rocks Beach	313 +19%	896 +4%	474 +4%	239 +14%	1,922 +7%
Belleair Beach	59 0%	40 +25%	18 +6%	10 +25%	127 +9%

Running the program

Filling the extra months.

Two thirds of stays (51 of 77) were direct, mostly returning guests.

Repeat guests

Rebook this winter's guest before they leave.

Airbnb and Vrbo

New monthly guests and summer stays.

Furnished Finder

Fills Entry 1 to 2BR gaps in the fall.

Amenities

Pets, a dock or a pool beat a lower rate.

Owners

Setting expectations.

Year one

Quote Conservative; target Base once the unit has reviews and a returning guest.
A unit signed in the fall may miss most of winter.

Pricing

A peak-level rate floor costs more in empty months than it saves.
4BR homes face the most new supply, up 14% to 16%.

Want this for your markets?

The same rubric from your own monthly stays plus live market data, in about a week.

Talk to Pacer