Yosemite Area STR Investor Guide
Oakhurst • Bass Lake • Mariposa | Real Estate Investing & Short-Term Rentals
Author: Lenny Sharp, Sharp Mountain Homes
A Rare Investment Opportunity
Investing in short-term rentals near Yosemite National Park offers a rare combination of strong nightly rates, year-round tourism demand, and limited lodging supply. When you choose the right property and operate it with a professional hospitality mindset, you can build a high-performing asset that generates strong cash flow and long-term equity growth.
This guide walks you through every major decision point, from picking a market and understanding county rules, to underwriting deals, launching your first STR, and eventually scaling into a portfolio of properties.
4M+
Annual Visitors
Yosemite attracts millions yearly
365
Days of Demand
Year-round tourism potential
About Your Advisor: Lenny Sharp
I am a licensed REALTOR® and short-term rental advisor focused on the Yosemite region, including Oakhurst, Bass Lake, Mariposa, and surrounding communities. My background is in product management and marketing in the tech world, which means I bring a data-driven, systems-oriented approach to real estate investing and hospitality.
I've helped over 40 investors purchase property in our area and launch successful short term rentals including 19 this year so far.
My wife and I have been Airbnb Superhosts for over ten years. We maintain a 5.0 average rating with more than 800 reviews across three properties: two in the Yosemite area and one in San Antonio, Texas.

00:19

Lenny Short Intro

Call or text:
559-580-9315
Email:
lenny.sharpmountainhomes@gmail.com
STR Investors Served:
40+
Total STR Sales
19
2025 STR Sales
10+
Years as Superhost
5.0
Average Rating
800+
Guest Reviews
Why Work With an STR Specialist
The Sierra foothill markets around Yosemite are very different from urban or suburban areas. The counties have detailed rules around septic capacity, parking requirements, bedroom limits, fire safety, and wildlife protection. At the same time, the revenue side is influenced by tourism seasonality, unit size, amenity mix, and booking window behavior.
An STR-focused advisor understands how regulations, operations, and guest expectations all interact. That knowledge helps you avoid expensive mistakes, pick better properties, and configure your home in a way that produces reliable income over time.
Market Fundamentals
Why Yosemite Gateway Communities
Persistent Tourism Demand
Driven by Yosemite National Park, one of the most visited parks in the United States
Limited Hotel Inventory
Relative to visitor volume, creating strong STR opportunities
Strong Nightly Rates
For well-designed, amenity-rich homes
Underserved Niches
High-quality family homes, multi-generational stays, couples retreats
Gateway Communities Overview
Oakhurst & Bass Lake
Southern gateway to Yosemite with strong summer lake demand and solid shoulder-season performance. Convenient access to groceries, dining, and services. The area scores well in STR data tools, with solid occupancy and revenue potential, especially for homes with hot tubs and strong amenity packages.
Mariposa
Charming historic town serving as another major gateway to Yosemite. Fewer STRs relative to demand, allowing well-designed listings to stand out quickly. Performs especially well for couples and smaller groups, but larger homes can also excel when configured thoughtfully within county rules.
The Revenue Power of Hot Tubs
Higher ADR
Significantly increased average daily rates compared to similar homes without hot tubs
15-25% Revenue Uplift
Annual RevPAR increase, with 30-40% uplift in high-demand peak periods
Improved Occupancy
Better shoulder season bookings and stronger listing conversion in search results
Data from AirDNA and real-world experience show that hot tubs are one of the highest-impact amenities you can add. For this reason, hot tubs are often one of the first upgrades I recommend when the property layout and site conditions allow for it.
Annual Revenue Potential
Illustrative Performance by Market
The purpose of this comparison is not to guarantee a specific result but to illustrate the scale of uplift a hot tub can provide. The exact performance of any given property will depend on its layout, design, location, reviews, and operations.
Understanding Seasonality by Unit Size
Larger Homes
  • Very strong peaks in summer and major holidays
  • Deeper troughs in slower months
  • Higher revenue potential during peak periods
  • More volatility in occupancy patterns
Smaller Units & Sub-Units
  • Steadier occupancy throughout the year
  • Driven by couples, solo travelers, remote workers
  • More last-minute bookings
  • Smoother revenue curves
By designing a home that can function both as a whole-house rental and as smaller sub-units, you can blend these demand patterns, achieving excellent income in peak periods while smoothing out the dips in off-peak months.
Sub-Unit Strategy & Lockoff Design
Sub-unit strategy involves configuring a property so that it can be rented as a full home or as separate smaller units, such as a suite or lower-level lockoff. This typically requires a separate entrance, privacy between spaces, and suitable bathroom and sleeping arrangements.
01
Separate Entrance
Using a lower level, ADU, or finished space as a separate rentable unit
02
Access Control
Maintaining separate access codes for each unit
03
Automation
Using tools to coordinate cleaning and messaging for both configurations
04
Compliance
Keeping total guest counts under county limits, especially in Mariposa
Booking Window Optimization
Larger Homes
Book 30-90 days in advance during peak season
Smaller Units
More last-minute bookings within 0-14 days of check-in
Revenue Strategy
Preserve calendar for high-value bookings, then open sub-units to capture last-minute demand
Amenities That Drive Revenue
Hot Tubs
Highest-ROI amenity for the region
Game Rooms
Air hockey tables appeal to all ages
Pet-Friendly
Where allowed by county rules
Premium Bedding
Hybrid mattresses and luxury linens
Starlink Internet
Reliable high-speed connectivity
Outdoor Features
Propane BBQ, fire features, deck seating, views
Fire Safety & Propane Systems
Fire safety is a critical consideration in this region. Open wood-burning firepits are generally discouraged or prohibited, and many insurance carriers place strict limits on open flame.
I recommend propane firepits and fireplaces whenever possible. They are easier for guests to use, safer in fire-prone environments, and easier to control.
In cases where insurance does not allow any open flame, a realistic electric fireplace insert can offer the ambiance of a fire and supplemental heat without the risks of combustion.
Wildlife & Bear-Proof Systems
Black bears are part of life in the Yosemite area. They are highly food-motivated and have an excellent sense of smell. Standard trash cans are not sufficient in this environment; they will be damaged and the trash will be scattered, creating safety issues, angry neighbors, and negative guest experiences.
The Solution
Lease a bear-proof dumpster from Emadco in Oakhurst or Recology in Mariposa. These steel containers are designed to resist bear access.
Service & Maintenance
Sanitation companies will service them on a scheduled or on-demand basis. Your cleaning team can incorporate trash transfer and dumpster checks into their turnover routine.
County Regulations Overview
Different Rules
Short-term rental regulations differ between Madera County (Oakhurst and Bass Lake) and Mariposa County
Essential Understanding
Understanding these rules upfront is essential for smart acquisitions and accurate revenue planning
Confirm Current Policy
Always confirm current policy with the county before committing to a purchase
Madera County Regulations
Oakhurst / Bass Lake
Fast Approval
STR permits can typically be approved within 1-2 weeks
Fire Inspection Required
A fire inspection is required as part of the permitting process
Escrow Application
You may start the STR permit application while the property is in escrow, which shortens the post-closing timeline
Streamlined Process
Zoning and driveway access still matter, but the process is generally more streamlined than in Mariposa
Mariposa County STR Rules
Mariposa County has more detailed and strictly enforced STR regulations. Understanding these rules is critical for successful property acquisition and operation.
Bedroom Limit
Maximum of three permitted bedrooms for STR purposes
Occupancy Cap
Maximum occupancy of ten guests, subject to septic capacity
Parking Requirements
One 10' x 20' off-street parking space required per permitted bedroom; garage spaces may count
Permit Limit
Only two STR permits issued per legal lot, even if multiple dwellings exist
Code Compliance
Full Building Department inspection including rail heights, stair dimensions, bedroom egress, and hearth size
Timeline
Permit process typically takes 1-2 months, involving Planning, Building, Fire, and Environmental Health inspections
Multi-Dwelling Parcels & Alternative Income
Zoning Allowances
On many five-acre parcels in Mariposa County, zoning allows up to two single-family residences, two accessory dwelling units (ADUs), and one junior ADU. In total, this means up to five legal dwellings may exist on a single lot.
However, the county will only issue two STR permits per lot. Any additional dwellings must be owner-occupied, used as long-term rentals, or operated under a different model.
Padsplit Alternative
Padsplit is a furnished room-rental platform that focuses on workforce and affordable housing. It does not require an STR permit, and it can generate consistent monthly income without nightly turnover.
In a multi-dwelling scenario, it can make sense to operate some units as STRs and others as Padsplit or long-term rentals to diversify income.
The 10-Step Buyer Journey
Pre-Approval
Connect with preferred lender Mike Ruh for STR-specific financing
Buyer Agreement
Formalize working relationship and clarify goals
Property Tours
Evaluate layout, amenity potential, and permitting feasibility
Offer Strategy
Write competitive offer reflecting market conditions
Creative Financing
Explore subject-to or seller contributions when appropriate
Earnest Money
EMD typically due on Day 3 after acceptance
Inspections
Conduct thorough inspections and negotiate repairs
Appraisal
Order early due to rural market scheduling challenges
Contingency Removal
Remove all contingencies within seventeen days
Closing
Transition immediately into STR setup
STR Permitting & Timelines
1
During Escrow
Both Madera and Mariposa counties allow STR applications to begin during escrow
2
Madera County
Common to achieve full approval shortly after closing
3
Mariposa County
Starting in escrow helps you enter inspection queue earlier and identify compliance issues before finalizing improvement plan
STR Setup Checklist
A professional-level STR setup goes far beyond simply putting furniture in a home. Below is a condensed version of the setup checklist I use with clients:
Safety & Access
Smart lock, backup lockbox, fire extinguishers, smoke/CO detectors, first aid kit, emergency lighting
Internet & Tech
Starlink internet, router placement, smart TV setup, device charging stations
Bedrooms
Hybrid mattresses, hotel-grade linens, extra blankets, quality pillows, blackout curtains, nightstands with chargers
Kitchen
Full cookware, sharp knives, coffee setup, appliances, dishware, pantry basics, cleaning supplies
Bathrooms
Towel sets, toiletries, hair dryer, plunger and toilet brush, storage for guest items
Outdoor
Propane BBQ, firepit, outdoor seating, deck lighting, hot tub if installed
Automation & Management Tools
Hospitable
I recommend Hospitable for guest messaging, cleaner notifications, and multi-platform calendar management. Hospitable can also power a direct booking website, allowing you to build repeat guest relationships and reduce platform fees over time.
PriceLabs
For pricing, I recommend PriceLabs. It incorporates data from both STR listings and hotels to forecast demand, identify compression periods, and adjust rates dynamically. Especially powerful in the Yosemite region.
Cleaning, Maintenance & Propane
Your cleaning team is a critical part of your operations. They do more than clean; they also help monitor the property.
Hotel-Level Standards
Clean to professional hospitality standards
Property Monitoring
Report damage or maintenance issues immediately
Propane Management
Check propane levels for grills and firepits; keep at least two portable tanks on site
Hot Tub Care
Verify covers are secured and maintain according to service plan
Trash Security
Confirm trash is properly secured in bear-proof dumpsters
Supply Restocking
Restock basic supplies for incoming guests
Self-Management vs. Professional Management
Professional Management
Full-service managers typically charge around 20% of gross bookings. However, experienced managers often increase revenue by approximately 10% through better pricing, calendar optimization, sub-unit utilization, and operational consistency. Their fee is partly offset by improved performance.
Self-Management
Can work very well for owners willing to engage with automation tools, build a reliable vendor team, and respond promptly to guests. I help clients choose the model that best fits their goals, risk tolerance, and available time.
Scaling to a Portfolio
Once your first STR is stabilized, you can use its performance and equity to scale.
1
HELOC Strategy
Using a home equity line of credit based on increased equity
2
Cash-Out Refinance
Once the property has a track record of performance
3
DSCR Loans
Leveraging debt service coverage ratio loans that underwrite based on STR income
4
1031 Exchanges
Moving from lower-performing assets into STRs or mixed portfolios
5
ADU Development
Adding ADUs and JADUs within a single parcel, creating mixed-income strategy with STRs, long-term rentals, and Padsplit properties