Oakland vs Pacific Grove: which is better for Airbnb investment? (2026)

Bottom line

Pacific Grove edges ahead of Oakland on higher occupancy (30.7% vs 19.7%), stronger RevPAR (£97 vs £29).

Head-to-head metrics

	Oakland	Pacific Grove
Median occupancy	19.7%	30.7%
Median daily rate	£137	£332
Median RevPAR	£29	£97
Active listings	1,411	186
YoY occupancy	+0.5 pts	-2.2 pts
YoY daily rate	+62.6%	+38.5%
Regulation risk	—	—
Annual night cap	None	None
License required	No	No

Full analysis: Oakland vs Pacific Grove

On the money side of this comparison — what a listing actually earns against the nights it has available — Pacific Grove finishes decisively ahead of Oakland. Revenue per available night — rate and occupancy combined, the figure that actually reaches an owner — is 233.3% higher in Pacific Grove: £97 against £29. Pacific Grove sells 11 more points of its calendar — 30.7% median occupancy against 19.7% in Oakland. That is not a rounding difference, and it compounds over a hold period.

Pacific Grove takes both halves of the yield equation, which is less common than it sounds. It charges more per night — £332 against £137 — and still fills more of the year, 30.7% against 19.7%. A market that leads on price and utilisation at once is normally one where demand has outrun supply, rather than one where hosts are discounting to keep the calendar busy. RevPAR reflects the double advantage at £97 against £29.

That verdict needs a caveat, because Oakland is not simply the weaker market of the two. Nightly rates are also climbing faster in Oakland, +62.6% over the last year against +38.5% in Pacific Grove. Oakland is the deeper market at 1,411 active listings against 186, which usually means better comparables going in and a wider buyer pool coming out. If your model leans on that dimension, the ordering above can reasonably flip.

Neither Oakland nor Pacific Grove currently has a verified short-term rental regulation record in our register, so the comparison above is a yield comparison only. Regulation is the single largest source of downside in this asset class — an unverified market is an unpriced risk, not an absent one.

The two calendars also behave differently. Oakland peaks in September at 62.2% and bottoms in February at 35%; Pacific Grove runs from 61.8% in October down to 30.9% in May. Oakland is the steadier of the two at 27.2 points peak-to-trough against 30.9 — easier to underwrite against a mortgage — while Pacific Grove concentrates its return into a shorter window and rewards operators who price the peak aggressively instead of holding a flat rate all year.

Who each suits, then. Oakland suits buyers who want a conventional, lightly regulated entry. It is also the momentum side of this pair. Pacific Grove answers to the same regulatory profile, so the split between them is operational rather than legal. It is the contrarian side: buying it means buying a market that has cooled. Every figure above comes from the same Inside Airbnb snapshot pipeline on both sides, dated 2026-09, filtered to listings with at least one booking in the last twelve months. Occupancy medians are drawn from 1,411 active Oakland listings and 186 in Pacific Grove.

Frequently asked questions

Is Oakland or Pacific Grove better for Airbnb investment?

Pacific Grove, on the data we track. It leads on stronger RevPAR (£97 vs £29), higher occupancy (30.7% vs 19.7%), and a higher nightly rate (£332 vs £137). Oakland is not the weak side of this pair, though — it wins on faster rate growth (+62.6% vs +38.5% year over year).

Which has higher occupancy, Oakland or Pacific Grove?

Pacific Grove, at 30.7% median occupancy against 19.7% in Oakland — a gap of 11 points. That is a wide spread by short-term rental standards and usually reflects a structural demand difference rather than better hosting. Over the last twelve months Oakland gained 0.5 points and Pacific Grove shed 2.2 points, so the gap is closing.

Which has higher nightly rates, Oakland or Pacific Grove?

Pacific Grove, at £332 a night against £137 in Oakland — roughly 141.2% more. Revenue per available night agrees rather than contradicts: £97 in Pacific Grove against £29, so the rate premium survives contact with the occupancy figures.

Which has stronger year-over-year growth, Oakland or Pacific Grove?

Oakland, on occupancy: +0.5 points over the last twelve months against −2.2 points in Pacific Grove. Nightly rates rose 62.6% in Oakland and rose 38.5% in Pacific Grove over the same window. One year of movement is a direction, not a trend — weigh it against the regulation picture before treating it as momentum.

Which is the bigger Airbnb market, Oakland or Pacific Grove?

Oakland, with 1,411 active listings against 186 in Pacific Grove. Size cuts both ways: a deep market gives you comparables, contractors and an exit, while a thinner one means fewer near-identical rivals competing for the same search results.

How much can you earn from an Airbnb in Oakland vs Pacific Grove?

Pacific Grove earns more: roughly £35,550 a year for a median listing against £10,679 in Oakland. Those are gross booking revenues before cleaning, management, platform fees, furnishing amortisation and tax — budget for a meaningful share of them, and note that a median listing is a median operator, not a good one.

Go deeper on each city

Market guide

Airbnb in Oakland →

Occupancy, ADR, neighborhoods, regulation

Market guide

Airbnb in Pacific Grove →

Occupancy, ADR, neighborhoods, regulation

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