Hosting during Falmouth Road Race week puts your short‑term rental in front of one of Cape Cod’s most concentrated bursts of demand. Pricing it right can add hundreds to your nightly take, yet it is easy to overshoot and sit vacant or underprice and leave money on the table. This guide shows you how to set smart race‑week rates, minimum stays, fees, and operations for West Yarmouth and Falmouth, plus the tax and registration rules that affect your net. Let’s dive in.
Why race week boosts demand
The ASICS Falmouth Road Race is a 7‑mile event on the third Sunday in August with roughly 11,400 runners and an estimated 75,000 spectators in a typical year. That many visitors create real lodging compression in Falmouth and nearby towns like West Yarmouth. See the official details in the Falmouth Road Race fact sheet.
Race weekend is more than Sunday morning. The Health & Fitness Expo and family events draw visitors Thursday through Saturday, and many extend stays into the following week. Expect the strongest demand from runners, charity teams, families and vendors who value proximity to the course, reliable parking, and easy access to the finish.
Set a pricing plan for your STR
Start with local comps
Pull live comps for the exact window, property type, and location. Focus on your bedroom count, distance to the finish or beach, parking, and outdoor space. Compare your target week to the surrounding August weeks to gauge uplift.
Build tiered nightly rates
- Thursday and Friday: price above your normal August level. Many guests arrive by Friday.
- Saturday night: this is the peak night. Set your highest rate for the night before the race.
- Sunday night: decide if you will accept post‑race recovery stays and price accordingly.
Choose a firm minimum stay
Race week supports 3 to 6 night minimums for most homes. Many Cape listings run weekly stays in late summer, but you can capture race demand with a long weekend minimum if that suits your calendar. In the Town of Yarmouth, the Yarmouth short‑term rental bylaw prohibits renting for less than two consecutive nights, so do not offer single‑night stays.
Factor taxes into your net
Massachusetts charges a 5.7 percent room occupancy excise and many Cape towns add local excises plus a 2.75 percent water protection fund. On Cape Cod, the combined total is commonly around 14.45 percent. Review the Massachusetts Room Occupancy Excise and the Barnstable County short‑term rental tax breakdown to understand what applies to you.
- Example: a $400 posted nightly rate leads to roughly $58 in taxes at a 14.45 percent combined rate if taxes are added at checkout. Decide whether to advertise taxes included or shown at checkout and model your net accordingly.
Set cleaning and fee strategy
Guests compare total price. Keep cleaning fees reasonable for weekend bookings or spread cleaning costs into nightly rates to reduce sticker shock. Be transparent about all fees in your description.
Benchmarks and example math
Falmouth ADR context
Summer is peak season and Falmouth listings often sit in the mid‑hundreds per night, with many comparable homes ranging roughly from $300 to $500 or higher depending on class and location. Check AirDNA’s Falmouth market overview for current ADR and occupancy snapshots, then verify with live comps.
West Yarmouth ADR context
Yarmouth is a strong August market that typically prices a bit lower than premium Falmouth waterfront. Market snapshots often show ADRs around $250 to $350 for many 2 to 3 bedroom homes. See the Airbtics snapshot for Yarmouth and cross‑check with active listings near you.
Expected race‑week uplift
- Near‑course or premium listings: often 20 to 100 percent above average August rates.
- Mid‑range listings: often 10 to 40 percent above August norms.
- Farther from the course or with limited parking: smaller uplift and more price sensitivity.
Actual uplift varies with supply that year, so monitor comps weekly.
Example A: Falmouth 3‑bed waterfront
- Baseline August ADR: about $450.
- Race‑week uplift: +30 to +60 percent, or $585 to $720 per night.
- Taxes at 14.45 percent: add about $85 to $104 per night if shown separately.
- Net depends on your platform and cleaning fees. Decide whether to present an all‑in price.
Example B: West Yarmouth 2‑bed house
- Baseline August ADR: about $275.
- Race‑week uplift: +15 to +35 percent, or $316 to $371 per night.
- Minimum stay: 3 to 4 nights recommended. Yarmouth still requires at least 2 nights.
Operations that protect your reviews
Parking and road closures
Race morning includes road closures and concentrated traffic near the start and finish. Share links to official race day guidance in your arrival instructions. Clearly state how many vehicles you can accommodate and where to park.
Clear check‑in and a 24‑hour contact
Provide precise entry instructions and a reliable 24‑hour local contact. Many Cape towns require an emergency contact and enforce quiet hours and trash rules.
Turnover planning
If you allow Saturday or Sunday turnovers, build extra time for housekeeping. Price short gaps higher or require longer minimums if cleaning capacity is tight.
Guest communication essentials
- Race schedule highlights and expo hours.
- Road closure notes and best arrival windows.
- House rules that reflect local ordinances on parking and quiet hours.
- Checkout timing that respects your cleaner’s schedule.
Calendar and channel tactics
When to set prices
Set your initial race‑week pricing 90 to 180 days out, then review weekly as August approaches. Raise rates as your remaining availability shrinks and competitor calendars fill.
Use dynamic pricing
Enable a dynamic pricing tool or update manually. Price Saturday highest, with strong rates for Thursday and Friday. Reassess Sunday based on demand for post‑race stays.
Control turnover with minimums
If you prefer fewer cleans, require 3 to 6 night minimums that cover Friday to Sunday. Consider a weekly stay if that is your standard summer rhythm.
Compliance checklist for West Yarmouth and Falmouth
- Register and collect tax: follow the Massachusetts Room Occupancy Excise. The tax applies to rent and most fees included in the booking.
- Include local excises: the Cape Cod and Islands Water Protection Fund is 2.75 percent, and many towns add local options. See the Barnstable County short‑term rental tax breakdown.
- Yarmouth registration and rules: annual registration, inspections, display of certificate, and a 24‑hour contact are required. Minimum stays under two nights are not allowed. Start at the Yarmouth Rental Housing Program and confirm the bylaw text in the Yarmouth short‑term rental bylaw.
- Falmouth status: the town is actively reviewing STR policy. Check the Falmouth Short‑Term Rentals Review for the latest on registration and enforcement.
Ready to price race week with confidence or explore buying or selling a Cape Cod vacation home? Reach out to the team at Anne Kennedy Homes for data‑driven guidance tailored to West Yarmouth and Falmouth.
FAQs
How should I price my STR for Falmouth Road Race week?
- Start with your August baseline, then apply an uplift based on comps and location. Premium listings near the course often command 20 to 100 percent more, while mid‑range homes typically see 10 to 40 percent.
What minimum stay works best for race week?
- Many hosts require 3 to 6 nights that cover Friday to Sunday. In Yarmouth, you cannot rent for fewer than two consecutive nights.
Do I need to collect Massachusetts and local STR taxes?
- Yes. Register as an operator and collect the state excise of 5.7 percent plus applicable local and water fund excises, which commonly total about 14.45 percent on Cape Cod.
Should I include taxes in my advertised nightly rate?
- Either approach can work. If your market filters by total price, showing an all‑in rate may improve conversion. If you add tax at checkout, show a clear estimate so guests are not surprised.
What operational details matter most on race weekend?
- Clear parking instructions, check‑in details, a 24‑hour contact, and links to official race day closures help guests arrive smoothly and protect your reviews.
