Disclaimer: ADR figures are market estimates based on aggregated Airbnb listing data as of early 2026. Actual rates vary by property condition, amenities, and individual host pricing strategy.
TL;DR
- NYC: Highest urban ADR in the US ($180–$350+), but a 2023 law effectively bans sub-30-day rentals city-wide.
- LA: Wide ADR spread by neighborhood ($130–$380/night 1-BR), Home-Sharing ordinance limits rentals to primary residence.
- SF: High ADR ($160–$320), permit cap with ≤90 days/year limit for non-hosted rentals.
- Austin: Fast-growing market ($120–$260/night), STR license tiers with Type 1 (owner-occupied) and Type 2 (non-owner).
- Miami: Year-round demand ($200–$400/night), Miami Beach capped; City of Miami more permissive.
Whether you're optimizing an existing listing or researching where to invest, understanding ADR variances across US metro neighborhoods is essential. This guide breaks down 1-bedroom and 2-bedroom spreads across five of the highest-volume Airbnb markets in the country — and flags the regulatory realities that fundamentally shape what you can actually earn.
1. New York City
New York City's Local Law 18, which took full effect in September 2023, requires hosts to register as a "Short-Term Rental Host" and be physically present during every guest stay. This effectively ends traditional unhosted short-term rentals in NYC — Airbnb's listing count in the city dropped by more than 70% within months of enforcement beginning. If you are already compliant (renting a room while you are home), you can achieve premium ADRs. If you are looking to purchase an investment property for unhosted rentals, NYC is off the table for sub-30-day stays.
| Neighborhood | 1-BR ADR | 2-BR ADR |
|---|---|---|
| Manhattan (Midtown / UWS) | $220–$350/night | $320–$550/night |
| Brooklyn (Williamsburg / Park Slope) | $160–$260/night | $240–$380/night |
| Queens (Astoria / LIC) | $120–$190/night | $170–$280/night |
For hosts legally operating under Local Law 18, the remaining supply compression has driven ADRs upward — the few compliant listings are capturing significantly higher rates than pre-2023. Long-stay (30+ day) corporate or relocation rentals remain fully legal under NYC law and command $4,000–$8,000/month for a 1-BR in Manhattan.
2. Los Angeles
Los Angeles enforces a Home-Sharing Ordinance that limits STR activity to your primary residence only. You must register annually ($89/year), and you can only rent the unit in which you actually live — no investment properties rented unhosted for short stays. The city has been increasing enforcement since 2022. Extended Home-Sharing (more than 120 days/year) requires an additional approval.
| Neighborhood | 1-BR ADR | 2-BR ADR |
|---|---|---|
| Beverly Hills / West Hollywood | $280–$420/night | $400–$700/night |
| Silver Lake / Los Feliz | $180–$290/night | $260–$420/night |
| Echo Park / Highland Park | $130–$210/night | $180–$310/night |
| Venice / Santa Monica | $250–$380/night | $360–$580/night |
Entertainment industry visitors, award season events (January–March), and the 2028 Olympics pipeline are strong demand drivers for LA. Hosts near major studios and event venues in West Hollywood and Beverly Hills consistently earn the highest ADRs in the market.
3. San Francisco
San Francisco requires all STR hosts to register with the Office of Short-Term Rentals. Non-hosted rentals (entire home while you are away) are capped at 90 days per calendar year. Hosted rentals (you are home) have no day cap. The city actively enforces compliance, and platforms including Airbnb are required to remove listings that lack a valid registration number. Total registered hosts in SF has stayed relatively flat at roughly 2,500–3,000 active listings — well below the pre-regulation peak.
| Neighborhood | 1-BR ADR | 2-BR ADR |
|---|---|---|
| SoMa / Financial District | $180–$290/night | $260–$420/night |
| The Mission / Castro | $160–$260/night | $230–$380/night |
| Pacific Heights / Marina | $200–$330/night | $300–$490/night |
| Haight-Ashbury / Noe Valley | $155–$240/night | $220–$360/night |
The 90-day cap significantly caps annual revenue potential for investors. A 1-BR at $230/night for 90 days is $20,700 gross — reasonable supplemental income but not enough to justify a high-cost SF acquisition solely for STR income.
4. Austin, Texas
Austin operates a two-tier STR licensing system. Type 1 licenses apply to owner-occupied properties (you live there for at least 6 months/year) — these are easier to obtain and have no cap. Type 2 licenses cover non-owner-occupied investment properties and are capped at 3% of residential units per census tract. Some tracts are already at cap, making new Type 2 permits unavailable. Texas state law generally preempts cities from outright banning STRs, but Austin's licensing system effectively limits investor supply.
| Neighborhood | 1-BR ADR | 2-BR ADR |
|---|---|---|
| Downtown / 6th Street | $200–$310/night | $290–$470/night |
| East Austin (78702) | $160–$250/night | $230–$380/night |
| South Congress / Bouldin Creek | $170–$270/night | $250–$400/night |
| North Austin / Mueller | $120–$190/night | $170–$280/night |
SXSW (March), Austin City Limits (October), and Formula 1 at COTA (October) are three blockbuster events that drive ADRs 3–5x above baseline. Hosts near downtown routinely charge $600–$1,200/night for a 1-BR during F1 weekend.
5. Miami / Miami Beach
The regulatory split between the City of Miami and Miami Beach is the most important thing to understand about this market. The City of Miami(Brickell, Wynwood, Edgewater) requires an annual STR license and the collection of county and state taxes but has no permit cap. Miami Beach (the barrier island city) has capped licenses in most residential zones and actively prosecutes unlicensed operators.
| Neighborhood | 1-BR ADR | 2-BR ADR |
|---|---|---|
| Miami Beach (South Beach / Mid-Beach) | $280–$450/night | $420–$700/night |
| Brickell / Edgewater | $200–$320/night | $290–$480/night |
| Wynwood / Design District | $220–$360/night | $320–$520/night |
| Coconut Grove / Coral Gables | $170–$270/night | $240–$400/night |
The Concrete Recommendation for STR Buyers
If you're buying for STR, pick markets where you can legally operate sub-30-day stays year-round — without a daily-presence requirement, day caps, or census-tract permit limits. Of the five markets above, Austin (Type 1 for primary-residence owners) and Miami's city proper (outside Miami Beach) offer the most operational flexibility in 2026. NYC and SF have the highest ADRs but the most restrictive frameworks; LA falls in the middle.
The regulatory landscape is shifting — what is legal today may change next year. Owning in a state with strong preemption (Texas, Florida) provides better long-term protection than owning in a city with aggressive local STR politics (San Francisco, New York). Build a regulatory risk score into every acquisition model.