Brazil STR Market Report: Is the 2026 Market Saturated?

The Brazilian short-term rental (STR) market is currently a study in rapid evolution. Entering 2026, the country is riding the momentum of a record-breaking 2025, which saw international arrivals reach a historic 9.3 million visitors. For property managers, this surge has brought both significant opportunity and a new set of competitive challenges. PriceLabs data from Market Dashboard and World STR Index show that while the volume of booked nights is climbing, a massive influx of new inventory—up 27% year-over-year as of January 2026—is fundamentally shifting the revenue landscape.

Key Insights from the Brazil STR Market Report

The Brazil STR market is transitioning from a period of hyper-growth into a more mature, professionalized phase. In 2025, tourism revenue hit historic highs, but for individual operators, the story is more nuanced. While total market demand is robust, revenue per available room (RevPAR) has faced downward pressure due to supply growth outpacing demand in several key windows.

Strategic property managers are increasingly leaning on sophisticated revenue management tools like PriceLabs Dynamic Pricing to maintain margins. The data shows a clear performance gap: properties using dynamic pricing are significantly outperforming those on static rates, particularly during high-demand periods like the end-of-year summer peak.

Key Headline Insights:

• Massive Supply Expansion: Active listings reached 729,874 in January 2026, a 27% increase over the previous year.
• Strong Demand Absorption: Monthly booked nights rose by 16% on average, showing that travelers are filling the new supply.
• RevPAR Compression: Average RevPAR for the 2025-26 period sat at BRL 157, a 4% decline from the previous year, driven by increased competition and a slight dip in average occupancy.
• The Dynamic Pricing Edge: Properties using high-intensity dynamic pricing achieved an 119% higher RevPAR compared to those with no dynamic strategy.

Data Summary Table: Brazil STR Market at a Glance

This table summarizes key performance indicators (KPIs) comparing the 2024-25 and 2025-26 cycles, using local BRL values for financial metrics.

Metric	2024-25 Average	2025-26 Average	Year-over-Year Change
Active Listings (January Peak)	575,435	729,874	+27%
Average Occupancy	38%	37%	-1%
Average Daily Rate (ADR)	BRL 414	BRL 412	-1%
RevPAR	BRL 163	BRL 157	-4%
Monthly Booked Nights	4,040,660	4,704,760	+16%
Booking Lead Time	13 days	13 days	0%
Average Length of Stay (LOS)	4.0 days	4.3 days	+7.5%

Market Performance Overview

The broader performance metrics for Brazil reflect a market that is highly seasonal and increasingly sensitive to price competition.

Occupancy, ADR, and RevPAR Trends

The average occupancy rate for the 2025-26 cycle was 37%, down slightly from 38% in the previous year. This minor contraction is a direct result of the 27% supply surge; even though nearly 8 million nights were booked in January 2026 (up from 6.8 million in Jan 2025), the volume of new listings made it harder for property managers to maintain peak occupancy.

Average Daily Rates (ADR) have remained relatively stable in local currency, averaging BRL 412, a marginal 1% decline from the previous year. This suggests that while domestic demand remains a primary driver, operators are not aggressively pushing rates upward across the board in the face of rising competition.

Revenue Realities

For property managers, this means a tightening of margins. The average RevPAR dropped to BRL 157. Growth in this market is currently demand-driven, but the supply side is responding so aggressively that rate power is being tested. Success in this environment requires a move away from “set it and forget it” pricing toward a tactical, data-driven approach.

Supply & Demand Dynamics

The pace of supply growth in Brazil is one of the highest in Latin America. In just two years, the count of active listings has grown from 477,366 (Jan 2024) to nearly 730,000 (Jan 2026).

Is New Supply Being Absorbed?

The data indicates that demand is largely keeping pace, but not perfectly. The 16% growth in booked nights is a healthy signal, particularly fueled by record travelers from Argentina, Chile, and the United States. However, with supply growing at 27%, we are seeing signs of market saturation in certain tiers where the number of listings outstrips the number of available guests during shoulder seasons.

Seasonality & Booking Patterns

Brazil’s market is defined by its dramatic seasonal swings, centered around the Southern Hemisphere summer (December to March).

Peak vs. Low Season

• Peak Period: January is the undisputed king of the Brazilian market, with occupancy hitting 53% and ADRs reaching BRL 575 in 2026.
• Low Season: May and June see a significant dip, with RevPAR bottoming out around BRL 104 in May.

Lead Times and Length of Stay

The average booking window has remained stable at 13 days. However, during high-demand December, this expands to 24 days as travelers secure their summer holiday spots. The average length of stay has slightly increased to 4.3 days, indicating a trend toward longer leisure trips.

External Drivers & Local Context

The macro environment for 2026 is providing tailwinds, though regulatory and tax hurdles are tightening.

Tourism and Infrastructure

Embratur projects 10 million international visitors for 2026, driven by improved aviation connectivity with over 60 new weekly international flights added recently. Major cultural mega-events like Carnival and São João remain the centerpiece of the country’s tourism push.

Shifting Regulatory and Tax Landscape

• Condominium Rights: Brazil’s Superior Tribunal of Justice has confirmed that residential condominiums can legally block short-term rentals if their internal conventions don’t explicitly authorize them.
• 2026 Tax Reform: Starting January 1, 2026, a major tax reform begins replacing taxes like ISS, PIS, and Cofins with two new consumption taxes: IBS (Tax on Goods and Services) and CBS (Contribution on Goods and Services). This transition is expected to change how taxes are collected from rental income through 2033.
• Mandatory Registration: Each property will soon have a unique identification code under the Brazilian Real Estate Registry (CIB), making it easier for public authorities to track lease agreements and reduce informality.

The Competitive Edge: Gaining a Revenue Advantage in the 2026 Brazil STR Market

In a market where supply is growing at 27%, static pricing—setting fixed rates for a season and leaving them—has become a high-risk strategy that often leads to underpriced peak dates or unbooked shoulder seasons. The latest Brazil STR Market Report data reveals a staggering performance gap between professional managers using dynamic pricing and those who do not.

The Performance Gap: RevPAR and Occupancy

Data from the 2025-2026 cycle shows that properties using high-intensity dynamic pricing are effectively operating in a different revenue tier:

• RevPAR Dominance: On average, properties with “High” dynamic pricing intensity achieved a RevPAR of BRL 251, representing a massive 119% advantage over properties with no dynamic pricing (BRL 115).
• Occupancy Lead: High-intensity users maintained an average occupancy of 57%, significantly outperforming the 29% average seen by static listings.
• Peak Month Performance: In the peak month of January 2026, dynamic pricing users hit 72% occupancy, while those without any automated pricing strategy lagged at just 40%.

Why Dynamic Pricing Outperforms in Brazil

Professional managers in Brazil are using these tools to navigate the market’s extreme volatility. Rather than guessing what the market will bear, dynamic algorithms analyze thousands of data points to adjust rates in real-time.

• Capturing Event Compression: During high-demand periods like Carnival, dynamic pricing allows for aggressive rate spikes. In February 2025, ADR for high-intensity users reached an average of BRL 453, compared to BRL 392 for static listings.
• Filling Last-Minute Gaps: In a market with short booking lead times, these tools automatically identify unbooked nights and offer targeted last minute discounts to ensure occupancy without manual intervention.
• Optimal Revenue Balance: The data proves that high-intensity pricing isn’t just about higher rates; it’s about the optimum balance. In January 2026, while “Moderate” users had a slightly higher ADR (BRL 647) than “High” users (BRL 626), the High-intensity users captured a more efficient RevPAR and higher occupancy.

Pricing Strategy	Avg. Occupancy	Avg. ADR (BRL)	Avg. RevPAR (BRL)
High Dynamic Intensity	57%	BRL 429	BRL 251
Moderate Dynamic Intensity	49%	BRL 450	BRL 228
Low / Limited DP	40%	BRL 418	BRL 172
Static (None)	29%	BRL 382	BRL 115

Forward-Looking Outlook: The Future of the Brazil STR Market

The next 12 months in Brazil will favor operators who prioritize efficiency over sheer volume. While international demand is projected to rise, the continued entry of new supply means that occupancy will likely remain flat or slightly compressed.

Strategic Recommendations for Property Managers:

• Pricing Strategy: Implement high-intensity dynamic pricing to capture the 119% RevPAR premium found in the data.
• Regulatory Compliance: Review condominium conventions immediately and prepare for new 2026 consumption tax reporting (IBS/CBS).
• Booking Management: Use automated tools to manage the short 13-day booking window while capturing early demand (24 days) for peak summer months.

Frequently Asked Questions (FAQs)

1. When is the best time to increase rates in the Brazil market?

The peak rate power is in January, with ADRs reaching an average of BRL 575, followed by December at BRL 560. Rate hikes should be planned for Carnival and end-of-year holidays when booking lead times expand to 24 days.

2. How do new 2026 tax reforms affect STR hosts?

Beginning in 2026, the new CBS and IBS taxes will gradually replace several existing taxes. Additionally, the new Brazilian Real Estate Registry (CIB) will assign unique codes to properties to increase transparency and reduce informal rental operations.

3. Is there a risk of market saturation in Brazil?

With supply growing at 27% and demand (booked nights) at 16%, localized saturation is a risk. Professional managers must differentiate through professionalized services and dynamic pricing to maintain revenue in a crowded field.

4. What is the average length of stay for guests in Brazil?

The average length of stay has grown to 4.3 days in the 2025-26 cycle, up from 4.0 days in the previous year.