Yosemite Area STR Investor Guide
A practical guide to investing in short-term rentals in the Yosemite, Oakhurst, Bass Lake and Mariposa areas.
Welcome to Your Investment Journey
The Yosemite region is one of the most consistent tourism markets in California. Between Yosemite National Park, Bass Lake, historic towns, year-round outdoor recreation, and a strong base of drive-in visitors, the area delivers steady demand across all seasons.
This guide provides the same level of clarity, structure, and strategy that I use when analyzing, buying, and launching my own short-term rentals. I am not just advising—I have been where you are, and I continue to operate successfully in this market today.
Who I Am and How I Work With Investors
Licensed Realtor
Specializing in helping investors purchase, prepare, and launch high-performing short-term rentals in the Yosemite area.
Airbnb Superhost
10 years of hosting experience with multiple properties, including two in the Yosemite region and one in San Antonio.
Product & Marketing Background
Years of experience understanding customer behavior, designing great experiences, analyzing data, and iterating to improve results.
What You Can Expect From This Guide
This guide is structured around what investors need most: clear direction, transparent data, and practical frameworks. No fluff.
01
Market Understanding
How the Yosemite area market actually performs and what types of properties succeed long term.
02
Regulatory Clarity
How county regulations work and what they mean for your investment plans.
03
Property Evaluation
How to evaluate homes based on real revenue drivers and analyze seasonality, occupancy trends, and revenue behavior.
04
Complete Process
The full buying process with timelines, revenue modeling, and how to prepare and launch a rental that stands out.
How I Support You as an Investor
My role is to help you make strong, confident decisions. I provide:
  • Clear property evaluations with revenue projections grounded in local data
  • Video walkthrough previews for out-of-area buyers
  • Floor plans when listings do not include them
  • Customized spreadsheets comparing all target properties
  • Guidance on both the purchase and the launch process
  • Introductions to lenders, insurance brokers, inspectors, contractors, and managers
  • A realistic understanding of what it takes to succeed in this market
  • A focus on long-term performance and repeatable results
Who This Guide Is For
You are considering buying a short-term rental in the Yosemite region
You are comparing properties in Oakhurst, Mariposa, Bass Lake, and surrounding areas
You want a realistic view of revenue, expenses, and seasonality
You want to understand regulations and how they affect your strategy
You prefer a structured, data-informed approach to choosing a property
You value working with someone who has personally managed the challenges you will face
Market Overview
Understanding the Yosemite Area STR Market
The Yosemite region is one of the most resilient and consistently booked vacation rental markets in California. Millions of visitors come through the area each year. It is a drive-to destination for families, couples, outdoor enthusiasts, and groups traveling from the Bay Area, Central Valley, Los Angeles, Orange County, and beyond.
Unlike many coastal or urban markets, Yosemite's appeal is steady and rooted in natural attractions that do not change. Most importantly for investors, this market performs year-round. While seasonality exists, especially in the winter months, occupancy and nightly rates remain strong enough throughout the year to support solid annual revenue numbers when the right property is chosen and set up well.
What Drives Tourism in This Market
Yosemite National Park
The primary draw with millions of annual visitors seeking iconic views, hiking, and natural beauty.
Bass Lake Recreation
Summer boating, fishing, and waterfront activities create strong seasonal demand.
Year-Round Outdoor Activities
Hiking, climbing, fishing, winter recreation, and special park events distribute demand evenly.
Multi-Generational Travel
Weddings, family gatherings, holiday travel, and remote workers seeking quiet spaces with views.
International Tourism
Fall colors, spring waterfalls, and Yosemite's global reputation attract diverse visitors.
The Two Core Submarkets
Oakhurst (Madera County)
Faster Permitting and Strong Peak Season
  • Most developed commercial hub on south side of Yosemite
  • Shortest drive to park's south entrance
  • Minutes from Bass Lake
  • Higher summer volume due to Bass Lake tourism
  • Shorter permit timelines: usually 1–2 weeks
  • Lower permit cost (under $100)
Mariposa (Mariposa County)
Rural Privacy and Year-Round Appeal
  • More land, more privacy, quieter rural feel
  • Larger lots with varied property types
  • Slightly stronger shoulder-season occupancy
  • Longer guest stays
  • Strong appeal to hikers, photographers, international visitors
  • Multi-unit potential on MH-zoned parcels
Oakhurst Regulatory Overview
Simple Process
Business license plus fire inspection only. Timeline of 1–2 weeks with costs under $100.
Fire Safety Rules
No wood-burning fire pits allowed. Propane grills must be at least 10 feet from the home. Electric grills are exempt.
Requirements
Fire extinguishers required. Proposed regulations may cap bedrooms, but nothing enacted yet.
Mariposa Regulatory Overview
Vacation Rental Permit (TOT) Required
Planning, Building, Fire, and Environmental inspections. Timeline of 1–2 months with costs between $1,200–$1,500.
Capacity Limits
Maximum of 3 bedrooms and up to 10 guests per STR permit. Requirements for septic capacity, egress, deck and railing compliance, evacuation maps, and parking.
Multi-Unit Opportunity
New zoning for MH parcels allows two primary residences, two ADUs, and one Jr. ADU. Only two STR permits are allowed per parcel.
Seasonality and Booking Behavior
1
Summer Peak
Highest ADR and occupancy driven by park access and Bass Lake activities.
2
Spring Season
Waterfalls and wildflowers attract nature enthusiasts and photographers.
3
Fall Colors
Photographers and hikers seek autumn landscapes and cooler temperatures.
4
Winter Viability
Lower demand but viable due to snow play, skiing, and holiday travel.
Occupancy Rate: Last 12 Months
This chart shows occupancy patterns throughout the year. Notice the strong summer peak and relatively stable shoulder seasons. Bedroom count influences seasonality—larger homes show bigger swings between seasons, while smaller homes maintain more even occupancy.
Average Daily Rate: Last 12 Months
Average daily rates climb into summer and stay relatively strong into shoulder months—even as occupancy starts to soften. This is one reason well-positioned homes can earn solid revenue outside of the absolute peak season.
What Drives Revenue Performance
Location & Views
  • Proximity to Yosemite
  • Mountain or valley views
  • Privacy and lot size
Property Features
  • Number of bedrooms
  • Modern furnishings
  • Outdoor living space
Amenities
  • Hot tub
  • Game rooms
  • Remote-work-friendly setups
Guest Experience
  • Professional photos
  • Pet-friendly policies
  • Clear communication
Why This Market Performs for Investors
The Yosemite area succeeds because it blends multiple advantages that create consistent, long-term performance:
Strong Tourism Stability
Natural attractions that don't change with trends
Predictable Seasonality
Clear patterns allow strategic planning
High Peak Pricing
Summer rates support annual revenue goals
Reasonable Entry Costs
Home prices and clear permitting processes
With the right home, setup, and strategy, investors consistently achieve returns that exceed long-term rental alternatives in the region.
Your Investment Strategy
Clarifying Your Investment Goals
Every investor entering the Yosemite market comes in with a slightly different set of priorities. Your goals shape everything that follows—the property type, the size, the amenities, the budget, and even which town you focus on.
Cash Flow
Prioritizing monthly income and positive returns from day one
Appreciation
Long-term equity building in a destination market
Personal Use
Enjoying the property while generating income
Passive Ownership
Minimal involvement with professional management
Clear expectations lead to clear decisions. Throughout this process, I help you align your goals with the realities of the Yosemite short-term rental market so you can choose the right strategy—not just the right home.
Average Monthly Revenue: Last 12 Months
This chart combines occupancy and daily rates into estimated average monthly revenue over the last twelve months. It gives a more realistic picture of how income flows across the year—with strong peaks and intentional slower periods.
Existing STR vs. Home With STR Potential
Existing STR
Advantages:
  • Immediate revenue from day one
  • Permit already in place
  • Furnishings may be included
  • Guest reviews help identify performance gaps
  • Opportunities to outperform current listing
  • Analyze comparable properties via AirDNA
  • ADR and occupancy can often be raised quickly
Existing STRs allow you to see concrete operational history, which is reassuring for many investors.
Home With STR Potential
Advantages:
  • You shape the guest experience from scratch
  • You choose the amenities and design
  • You control the branding and positioning
  • You set the pricing strategy from Day 1
This route often leads to stronger long-term performance, but requires time for permitting, furnishing, setup, photography, and listing creation.
The Two-Residence Opportunity
One of the unique advantages in this region is the ability to have multiple dwellings on one parcel. In many rural areas, two residences are allowed by right.
In Mariposa's MH zoning, you may have:
Two single-family homes
Two ADUs (Accessory Dwelling Units)
One Jr. ADU
The county allows two STR permits per parcel, creating significant opportunity for investors who understand the regulations.
Lot Features That Increase Long-Term Value
Views
Strong views are one of the most important amenities—better views mean better photos and higher perceived value.
Privacy
Larger lots with natural screening create the mountain retreat experience guests seek.
Outdoor Living Potential
Space for hot tubs, fire pits, dining areas, and entertainment zones.
Amenities That Consistently Increase Revenue
Hot Tub
The single biggest revenue driver in this market
Game Room
Air hockey, foosball, and entertainment spaces
EV Charger
Increasingly important for Bay Area visitors
Pet Friendly
Expands your potential guest base significantly
Fireplaces
Indoor and outdoor fire features create ambiance
Backup Power
Generator or battery backup for peace of mind
Infrastructure and Internet Realities
Connectivity Options
Starlink
Most reliable solution for rural areas
Tree Coverage
Can impact satellite signal quality
SierraTel DSL
Limited availability and bandwidth
Vyve Fiber
Available in very limited areas
Reliable internet is essential for modern guests. While some areas have fiber or DSL, Starlink has become the preferred solution for most rural Yosemite properties. We evaluate connectivity options for every property during the evaluation phase.
Investment Strategy Summary
Your strategy in the Yosemite region should be built around these key considerations:
Your Investment Goals
Cash flow, appreciation, personal use, or a balanced approach
Property Type
Existing STR vs STR potential—each path has distinct advantages
Lot Quality
Views, privacy, outdoor living potential, and room for expansion
Amenity Choices
Features with proven revenue impact in this specific market
Performance Potential
Ability to outperform current listings through strategic improvements
Permitting Timeline
Understanding county-specific requirements and approval processes
Multi-Unit Opportunities
Parcels that support additional dwellings for diversified income
Data-Backed Analysis
AirDNA revenue modeling and comparable property analysis
Property Evaluation Framework
The Property Evaluation Framework
Evaluating a short-term rental in the Yosemite region requires a different approach than evaluating a primary residence or long-term rental. Revenue potential is driven by factors that often do not appear clearly in listing photos or MLS notes.
My goal is to help you understand exactly which variables matter, which red flags to avoid, and how we identify properties with both strong near-term performance and long-term upside.
Step One: Establish Investment Fit
Before diving into a specific property, we anchor the analysis around your goals:
  • Cash flow, appreciation, or blended strategy
  • Desired loan structure and down payment
  • Preferred property size
  • Preferred submarket (Oakhurst vs Mariposa)
  • Timeline constraints
  • Appetite for renovations or turnkey approach
  • Self-manage or hire a manager
  • Personal use expectations
Step Two: Review the Listing for STR Potential
Property Basics
  • Lot quality (views, privacy, usability)
  • Bedroom count and layout
  • Bathroom-to-bedroom ratio
  • Flow and livability for groups
Infrastructure
  • Overall condition and age
  • Heating, cooling adequacy
  • Internet feasibility
  • Parking layout and compliance
Outdoor Potential
  • Outdoor living opportunities
  • Hot tub placement options
  • Fire pit and dining areas
  • Game and entertainment zones
Red Flags to Watch For
Unpermitted structures that may not qualify for STR use
Odd floor plans that don't work well for group travel
Limited parking that doesn't meet county requirements
No viable placement for key amenities like hot tubs
Severe tree coverage limiting Starlink viability
Deferred maintenance affecting safety or inspections
Step Three: Analyze AirDNA and Market Data
For each property, we examine comprehensive market data to understand revenue potential:
01
Revenue Benchmarks
Average annual revenue, occupancy rates, ADR, and RevPAR for comparable properties
02
Comparable Mapping
Identify nearby comps with similar features and analyze their performance
03
Seasonality Patterns
Bedroom-count-specific trends throughout the year
04
Uplift Potential
Gaps between current setup and high-performing comps that represent opportunity
Average RevPAR: Last 12 Months
RevPAR (revenue per available night) helps compare different properties and submarkets on an apples-to-apples basis. Instead of only looking at occupancy or rate, you see how much each available night actually earns over time.
Step Four: Review Existing STR Performance
If the home is already operating as an STR, we conduct a thorough analysis:
Guest Feedback Analysis
  • Review patterns in guest reviews
  • Identify missing amenities
  • Assess photography quality
  • Evaluate staging and décor
Operational Assessment
  • Listing title and description effectiveness
  • Current pricing strategy
  • Booking calendar pacing
  • Opportunities for improvement
Step Five: Analyze Regulatory Feasibility
Oakhurst (Madera County)
Business license + fire inspection. 1–2 week timeline. Low permit cost. No wood-burning fire pits. Propane grills must be 10 ft from home. Electric grills allowed.
Mariposa County
TOT permit required. Inspections by Planning, Building, Fire, Environmental. 1–2 month timeline. $1,200–$1,500 cost. Max 3 bedrooms, 10 guests. Parking, septic, egress, deck, railing requirements.
Fire Safety (Both Counties)
Brush and limb clearing within 100 feet. Fire extinguishers. Smoke and CO detectors (10-year recommended models). Clear address signage.
Step Six: Property Walkthrough
We organize either an in-person showing or a full video walkthrough, focusing on key STR-specific factors:
Condition Assessment
Overall property condition, deferred maintenance, and immediate repair needs
Layout Analysis
Flow for groups, bedroom privacy, bathroom access, and common space functionality
Amenity Placement
Space for hot tub, outdoor seating, fire pit, EV charger, and entertainment areas
Starlink Viability
Tree coverage assessment and optimal dish placement locations
Parking & Access
Compliance with county requirements and guest convenience
Multi-Unit Potential
Possibility of splitting the home or adding additional dwellings
If no floor plan exists, I create a dimensioned floor plan to help visualize the space and plan improvements.
Step Seven: Side-by-Side Comparison
I create a custom spreadsheet summarizing all key factors for easy comparison:
  • AirDNA projections and revenue modeling
  • Layout strengths and weaknesses
  • Lot features and outdoor potential
  • Permit feasibility and timeline
  • Amenity potential and upgrade costs
  • Setup and furnishing cost estimates
  • Seasonal revenue behavior patterns
  • Key strengths and weaknesses summary
Evaluation Summary
By combining your goals, market data, amenity impact, regulatory feasibility, on-site evaluation, comparable analysis, and guest behavior insights, you are positioned to make a confident purchase that performs well today and continues to grow over time.
This comprehensive evaluation framework ensures you understand not just what a property is today, but what it can become with the right strategy and execution.
Amenities & Design
Amenities, Features and Design That Drive Revenue
In the Yosemite area, guests are not just buying a place to sleep—they are buying a short window of time in a beautiful setting, and they want the home to feel like part of that experience.
Well-chosen amenities and thoughtful design can move a property into a higher nightly rate band and create reviews that keep your calendar full.
01
Sleep and Comfort
Quality mattresses, bedding, and real sleep spaces
02
Living and Play Spaces
Adequate seating, flexible layouts, and game areas
03
Kitchen and Daily Basics
Complete kitchen setup and starter supplies
04
Outdoor Living and Views
The biggest revenue driver in this market
05
Technology and Work
Connectivity, work spaces, and smart home features
Sleep and Comfort
Sleep is the foundation of guest satisfaction. If guests sleep well, they forgive a lot. If they sleep badly, even a beautiful view cannot fully fix it.
Key Elements:
  • Mattresses and bedding: Quality hybrid mattresses with supportive comfort layers, plus high-quality sheets, comforters and pillows
  • Bed count and layout: Match bed types to your ideal guest profile—kings for couples, queens and twins for families, bunks where appropriate
  • Real sleep spaces: Core advertised capacity should be based on real bedrooms with doors, closets and adequate privacy
Living and Play Spaces
After long days in the park or at the lake, guests want a comfortable place to gather.
Adequate Seating
Main living area should have seats for at least as many people as you permit to stay—ideally more
Flexible Layouts
Open living and dining spaces that allow people to spread out, work on puzzles, or play games
Game and Activity Zones
Air hockey, foosball, card tables, board games—one or two well-chosen options can set your listing apart
Kitchen and Daily Basics
Many guests choose a vacation rental over a hotel because they want to cook and eat together. Your kitchen does not have to be fancy—but it should feel complete.
Essentials:
  • Dishes, glasses and silverware for your maximum guest count plus a buffer
  • Basic cookware, bakeware and utensils
  • Coffee and tea setup with clear instructions
  • Starter supplies: paper towels, trash bags, dish soap and dishwasher pods
  • Simple food storage containers or foil and wrap
Small touches like sharp knives, usable cutting boards and kid-friendly cups can make a noticeable difference in reviews.
Outdoor Living and Views
Outdoor space is one of the biggest revenue drivers in the Yosemite foothills. Guests want to step outside and feel like they are truly in the mountains.
High-Impact Outdoor Features
Views
Strong views are one of the most important amenities—better views mean better photos and higher perceived value
Seating and Dining
Comfortable chairs, loungers and a dining table sized for your guest count
Fire Features
Propane firepits or fireplaces photograph well and are easy for guests to use safely
The Hot Tub Revenue Impact
Hot tubs in Oakhurst and Mariposa can significantly increase annual revenue—mainly by raising ADR rather than occupancy.
This chart compares estimated annual revenue for three-bedroom properties in Mariposa and Oakhurst, with and without hot tubs. In both markets, homes with hot tubs show materially higher annual revenue than similar homes without.
Technology, Work and Connectivity
While guests come to Yosemite to unplug, most still need a reliable connection for maps, messages and occasional remote work.
Internet
Starlink is often the preferred choice for bandwidth and stability in rural areas. We evaluate your specific address and set realistic expectations.
Work-Friendly Spaces
A simple desk or table with a comfortable chair and outlet access makes your property attractive to remote workers and longer stays.
TV and Streaming
Smart TVs with easy access to major streaming apps work better than complex cable packages. The goal is simplicity.
Access and Security
Smart locks with unique codes per guest, and exterior cameras focused on entry and parking areas.
Experiential Touches and Theming
There is a strong trend in the Yosemite area toward experiential stays. Guests are not just comparing beds and baths—they are comparing stories and feelings.
You do not need to turn your home into a theme park. You do want to be intentional about the experience you are promising.
A cohesive interior style that fits the setting—modern mountain, cabin cozy, or clean and simple
Local art, maps and books that highlight Yosemite, Bass Lake and Mariposa
Thoughtful welcome touches—a short handwritten note, a small local treat, or a simple "how to have a great first day" guide
Clear, attractive binders or digital guides that make guests feel oriented rather than overwhelmed
Prioritizing Upgrades and Spending
Most properties do not start out with every item on this list—and most investors are working within a budget. When we look at a potential STR together, we think in terms of phases:
Phase One: Launch Essentials
Safety, sleep, basic kitchen, outdoor seating and enough design consistency for good photos
Phase Two: Revenue Boosters
Hot tubs where appropriate, improved outdoor spaces, better game or media areas, upgraded bedding and linens
Phase Three: Differentiation
Unique experiences and design elements that move your property into its own lane for your target guest
By working through amenities and design step by step, you can steadily improve your property's performance without getting stuck in an endless renovation or overspending up front.
The Buying Process
The Buying Process for STR Investors
Buying a short-term rental property in the Yosemite region is more data-driven, compliance-focused, and revenue-oriented than a traditional home purchase. This section walks you through each step from preparation to closing.
STR acquisitions require:
  • Revenue modeling and AirDNA analysis
  • Permit feasibility review
  • Amenity and infrastructure evaluation
  • Seasonality forecasting
  • Review of existing STR performance (when applicable)
  • Regulatory compliance verification
  • Multi-unit potential assessment
  • Long-term value analysis
Lending and Pre-Approval
Before touring properties or writing offers, you complete pre-approval with an STR-knowledgeable lender.
Why Pre-Approval Matters
  • Required before submitting offers
  • Strengthens your negotiating position
  • Ensures correct price targeting
  • Allows immediate appraisal scheduling
Documents Required
  • Two years of tax returns
  • Pay stubs or income documentation
  • Bank statements and reserves
  • ID and credit check
Creative Financing Options
  • Subto (Subject-To Existing Financing)
  • Seller Financing
  • Hybrid Structures (wrap loans, partial carries)
Step One: Strategy Session & Buyer Broker Agreement
The NAR-required Buyer Broker Agreement must be signed before showings. We clarify your investment parameters and goals.
Budget and Goals
Purchase price range, down payment, and investment objectives
Preferred Areas
Oakhurst, Mariposa, Bass Lake, or other Yosemite gateway communities
Financing Plan
Traditional mortgage, creative financing, or cash purchase
Management Approach
Self-management vs professional management (typically 20% fee, often offset by 10% revenue lift)
Step Two: Property Identification & Analysis
You receive comprehensive analysis for each potential property:
01
AirDNA Analysis
Revenue projections, occupancy patterns, and ADR benchmarks
02
Comparable STR Mapping
Identify similar properties and analyze their performance
03
Seasonality Insights
Month-by-month revenue behavior and booking patterns
04
Infrastructure Assessment
Internet feasibility (Starlink recommended), parking, septic, and amenity zones
Existing STR vs Non-STR Analysis
Existing STR Properties
We analyze:
  • Guest reviews and feedback patterns
  • Performance gaps and opportunities
  • Furnishings and décor quality
  • Current pricing strategy
  • Listing optimization potential
Non-STR Properties
We evaluate:
  • Amenity placement potential
  • Multi-unit development opportunities
  • STR design strategy
  • Permit timeline and feasibility
  • Setup and furnishing requirements
Step Three: Property Showings
We conduct thorough property evaluations, either in-person or virtually:
Parking & Access
County compliance and guest convenience assessment
Fire Safety
Clearance requirements and defensible space evaluation
Layout Analysis
Bedroom egress, flow for groups, and privacy considerations
Starlink Viability
Tree cover assessment and optimal placement
Amenity Zones
Space for hot tub, fire pit, outdoor dining, and entertainment
Septic Indicators
Capacity assessment for STR use
Virtual buyers receive full video tours with detailed commentary on all STR-relevant features.
Step Four: Offer Strategy & Negotiation
We develop a comprehensive offer strategy based on market data and property potential:
STR Revenue Comps
Market-based valuation
Revenue Uplift
Improvement potential
Furnishings
Negotiating inclusions
Timing Strategy
Appraisal and permits
Creative financing options (Subto, seller financing, hybrid structures) are evaluated when beneficial to improve investment performance.
Step Five: After Offer Acceptance
1
Day 0: Offer Accepted
Proof of funds for down payment sent with offer
2
Day 3: Earnest Money
EMD due to escrow
3
Days 1-7: Appraisal
Ordered immediately, typically 7–14 days to complete
4
Days 1-17: Inspections
Home, pest, septic, well inspections during 17-day contingency period
5
Days 1-17: Due Diligence
Property investigation, loan underwriting, and negotiation of any issues
Step Six: Escrow, Insurance, Permits & Final Prep
Insurance
Handled early to avoid delays. Fireplace rules and hot tub coverage addressed upfront.
Permits
Both counties allow you to begin the permit process while the property is in escrow:
  • Mariposa: TOT Permit, $1,200–$1,500, 1–2 months
  • Oakhurst: Business license + fire inspection, under $100, 1–2 weeks
Fire Safety (Both Counties)
  • 100 ft defensible space
  • Tree trimming requirements
  • Weedeating 1–2 times per year
  • Smoke and CO detectors
  • Fire extinguishers
Permit documents can be prepared during escrow so filing occurs immediately after closing.
Step Seven: Closing & Post-Closing Support
At closing and beyond, I provide comprehensive support to ensure a smooth transition:
Final Walkthrough
Confirm property condition and address any last-minute items
Utilities Transfer
Coordinate transfer of all utilities and services
Remote Client Support
Lockbox placement and property access coordination
Vendor Introductions
Vetted local cleaners, tree service, Starlink installers, septic, electricians, STR managers
Ongoing Support
Consultation during setup, permitting, and listing preparation
My support continues beyond closing. I am committed to being a long-term resource as you launch and grow your Yosemite STR investment.
Ready to take the next step? Contact me to book your Yosemite STR Strategy Call.
Lenny Sharp – Real Estate Advisor
Sharp Mountain Homes Team – eXp Realty
CA DRE 02142596
📞 559-580-9315
✉️ lenny.sharpmountainhomes@gmail.com
🌐 www.sharpmountainhomes.com