San Diego edges ahead of San Mateo County on higher occupancy (48% vs 36%), stronger RevPAR (£45 vs £32).
Head-to-head metrics
| San Diego | San Mateo County | |
|---|---|---|
| Median occupancy | 48% | 36% |
| Median daily rate | £137 | £126 |
| Median RevPAR | £45 | £32 |
| Active listings | 9,541 | 2,302 |
| YoY occupancy | — | +9.7 pts |
| YoY daily rate | — | +0.6% |
| Regulation risk | — | — |
| Annual night cap | None | None |
| License required | No | No |
Full analysis: San Diego vs San Mateo County
On the money side of this comparison — what a listing actually earns against the nights it has available — San Diego finishes decisively ahead of San Mateo County. Revenue per available night — rate and occupancy combined, the figure that actually reaches an owner — is 42.8% higher in San Diego: £45 against £32. San Diego sells 12 more points of its calendar — 48% median occupancy against 36% in San Mateo County. That is not a rounding difference, and it compounds over a hold period.
San Diego takes both halves of the yield equation, which is less common than it sounds. It charges more per night — £137 against £126 — and still fills more of the year, 48% against 36%. 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 £45 against £32.
That verdict needs a caveat, because San Mateo County is not simply the weaker market of the two. San Mateo County is the less crowded of the two — 2,302 active listings to 9,541 — so a well-run property has fewer near-identical rivals to out-rank. San Mateo County sits at the cheaper end at £126 a night against £137, which lowers the bar for filling shoulder-season dates and usually tracks a lower purchase price too. If your model leans on that dimension, the ordering above can reasonably flip.
Neither San Diego nor San Mateo County 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. San Diego peaks in September at 52.6% and bottoms in December at 31%; San Mateo County runs from 55.7% in September down to 30.8% in February. San Diego is the steadier of the two at 21.6 points peak-to-trough against 24.9 — easier to underwrite against a mortgage — while San Mateo County 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. San Diego suits buyers who want a conventional, lightly regulated entry. San Mateo County answers to the same regulatory profile, so the split between them is operational rather than legal. Every figure above comes from the same Inside Airbnb snapshot pipeline on both sides, dated 2025-09, filtered to listings with at least one booking in the last twelve months. Occupancy medians are drawn from 4,203 active San Diego listings and 1,249 in San Mateo County.
Frequently asked questions
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