Rhode Island
Short-term rental co-hosting in Newport and the East Bay
Beacon Stays co-hosts short-term rentals on Aquidneck Island and the East Bay from our base in Worcester, Massachusetts; we have no office or active property in Rhode Island, and we say so. Our Remote Performance package runs pricing, listings, guest messaging, the state registration and the tax setup for your home while your own local cleaner and handyman handle the turnovers, and because Newport's zoning decides which homes can be rented short term at all, the Fit Review starts there.
Based in Worcester, Massachusetts, serving property owners across all of New England.
Market notes
What homes in Newport and the East Bay earn today
Average earners set the baseline; the top quartile shows what a well-run home does. The gap between them is the job of a co-host, and the Fit Review sets expectations for your specific home. None of this is a promise.
$65.5k
Average annual revenue, all listing sizes
$65.5k
Median revenue, 3-bedroom homes
$65.8k
Median revenue, 4 or more bedrooms
$129k
Top earners, 4 or more bedrooms (top quartile)
40%
Occupancy
$436
Average nightly rate
2,400
Active listings
46%
Professionally managed share
45
Booking lead time, days
- Seasonality
- A summer-peak island market with an events shoulder: nightly rates are high, occupancy concentrates in summer weekends and festival weeks, and winter is quiet.
Source: BNBCalc market data, October 2026, average earners, data as of 2026-10-06. Figures describe the market area, not any one home, and are refreshed quarterly.
Towns
Towns in Newport and the East Bay
Town pages with local rules follow in the next phase. Every one of these is inside the market area above.
- Newport
- Middletown
- Portsmouth
- Tiverton
- Little Compton
Rules and taxes
Registration, lodging taxes and local rules in Newport and the East Bay
Compliance is part of the service: state registration, lodging and occupancy taxes, town permits and inspections. We confirm the current rules for your town before launch.
We are verifying the current rules for Newport and the East Bay against the state revenue department and the town sites before publishing them here. Ask in the Fit Review and we walk you through what applies to your town, with the sources.
The statewide picture is on the Rhode Island page.
Official sources we work from
- City of Newport, Short-Term Rental Regulations
- City of Newport, Short-Term Rental registration FAQ (fees, ordinance 5.40.020)
- Town of Middletown, Short-Term Rentals
- Rhode Island Department of Business Regulation, Short-Term Rentals
- Rhode Island Division of Taxation, Notice 2025-09, taxation of short-term rentals (October 24, 2025)
This is a practical summary, not legal or tax advice. Requirements change and vary by town.
How it works from Worcester
How we co-host a home in Newport and the East Bay
Remote Performance, from 20 percent of net host revenue, is built for homes beyond our daily reach.
You keep local hands
Your own cleaner and handyman, or a local contact we establish with you during setup, handle turnovers and repairs on the ground.
We run everything else
Pricing repriced daily, the listing, every guest message, reviews, cleaning coordination through Turno, tax setup and the monthly statement.
We say so when a home needs more
If a Newport and the East Bay home needs more on-site presence than this model gives it, the Fit Review says so plainly rather than taking it on.
FAQ
Co-hosting in Newport and the East Bay, answered
Who co-hosts short-term rentals in Newport, and are you local?
Beacon Stays co-hosts short-term rentals in Newport and the East Bay, and we are based in Worcester, Massachusetts, not in Rhode Island. We run your home through our Remote Performance package: pricing, listing, guest messaging, the state registration, the tax setup and monthly reporting are handled from Worcester, while your own local cleaner and handyman do the turnovers and repairs, coordinated and checked through our systems. Because Newport's zoning decides whether a home can be rented short term at all, the Fit Review starts with your address.
What does co-hosting cost in Newport?
Remote Performance starts at 20 percent of net host revenue and Full-Service starts at 25 percent. Net host revenue is what you receive after the platform's host service fee, excluding guest cleaning fees. The 30-minute Property Fit Review is free, and the $350 Property Analysis is credited to your setup fee if you sign within 60 days. The exact percentage for your home is quoted in the Fit Review.
What does a Newport short-term rental earn?
By BNBCalc market data, October 2026, average earners across the Newport market area, which covers Aquidneck Island and the East Bay, took in $65.5k a year at 40% occupancy and a $436 average nightly rate, and the median 3-bedroom earned $65.5k. In BNBCalc's wider Newport and South County grouping, top earners with 4-plus bedrooms, the top quartile of listings, had a median of $129k, with Middletown at $122k and Newport city at $113k. Those are market figures, not a promise for your home, and in Newport the zoning of your address matters more than any average; the Fit Review sets expectations for your specific property.