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Santa Monica Monthly Airbnb Management
Rule-Friendly Hosting on the Ocean’s Edge
Santa Monica is one of the strictest cities in California for rentals. Stays of 30 nights or fewer are banned unless the host lives on site, and most rentals must be unfurnished leases of at least one year. Open Air Homes manages monthly rentals in Santa Monica only where the law allows it, which mainly means homeowners who live here and rent their own home while they are away. The rules are explained below.
Book a 15-minute call or fill out the form below and we will reach out.
Open Air Homes is the only Los Angeles based company in AirDNA’s 2026 ranking of the top 100 property managers in the US, ranked #25 nationally with a 4.91 average guest rating. See how the ranking works.
Santa Monica Rental Law, Explained
One of the Strictest Cities in California, and We Follow It
Before you list a home in Santa Monica, it helps to know the rules. The city has some of the tightest rental laws in the state, and it enforces them. Here is what the law says and how we work within it.
1. Stays of 30 nights or fewer are banned
Santa Monica prohibits renting an entire home for 30 days or less. The only exception is permitted home-sharing, where the host lives on site during the stay (Municipal Code Chapter 6.20).
2. Most rentals must be a one-year, unfurnished lease
Under the city’s Residential Leasing Requirements (Municipal Code Chapter 6.22), in effect since October 2020, a rental in Santa Monica generally must be:
- A written lease with an initial term of at least one year
- Unfurnished. A stove, refrigerator, microwave, dishwasher, and washer and dryer are allowed. Furniture, linens, and housewares are not.
- Rented to a person who will live there as their primary residence, not to a company
These rules apply to rental units across the city, not only rent-controlled buildings.
3. We do not manage rent-controlled units as monthly rentals
If your home is covered by Santa Monica rent control, we will not manage it as a furnished, monthly, or vacation rental. Under city law, the option for these homes is an unfurnished lease of one year or longer. As a licensed California brokerage, we can help you set that up.
4. When a monthly furnished rental is allowed
The main exception is for homeowners renting their own home. If Santa Monica is your primary residence, the city allows you to rent it furnished for more than 30 days and less than a year, as long as:
- You live in the home as your primary residence and plan to return
- It is rented no more than twice a year, for less than six months in total
- No tenant was displaced from the property by an owner move-in or Ellis Act eviction in the past ten years
This is the only type of Santa Monica home we manage as a monthly rental. If your home does not qualify, we will tell you on the first call.
5. The city enforces these rules
Violations of the leasing rules can bring fines of up to $1,000 each, and advertising a lease that does not comply is itself a violation. In January 2026, the city sued a landlord who used rent-controlled apartments for short stays, seeking $2,500 per violation. We would rather turn a home away than put an owner at risk.
This section is general information, not legal advice. Laws change, so confirm your situation with the City of Santa Monica or a local attorney. You can read the full leasing rules in Municipal Code Chapter 6.22.
As of September 2026, Open Air Homes manages 26 homes on the Westside. Santa Monica is a smaller part of that portfolio by design, because of the city’s rules.
By The Numbers: 2025 In Review
How We Stack Up Against the Market
Updated every January. We publish the full prior year for our portfolio against the market, month by month, including the weak months. The 2025 figures below will be replaced with 2026 results in January 2027.
Our Los Angeles portfolio booked 70.1% of available nights in 2025, compared to 44% among similar listings within Airbnb. In the most competitive short-term rental market in California, this performance reflects disciplined pricing, review velocity, and consistent operational execution.
Dynamic pricing, pet-friendly positioning, and a focus on longer stays help us extract more value from each calendar while protecting peak-season rates and guest quality.
Our listings averaged 120% more page views than comparable homes during Jan ’25 → Jan ’26, according to data collected through Airbnb.
High-impact photography, A/B-tested headlines, and dynamic pricing tools keep us locked above the fold, reaching travelers before they even start filtering.
Our listings appeared on page one 56.5% of the time in 2025, compared to 26% for similar listings on Airbnb.
This consistent placement reflects pricing discipline, photography quality, and review velocity across our portfolio.
Our listings converted at 0.30% in 2025, compared to 0.16% for similar listings on Airbnb. That gap represents an 88% conversion advantage, up from 60% in 2024.
Higher conversion means more bookings from the same traffic, translating directly into higher occupancy and net revenue.
Our guests stayed an average of 10.9 days in 2025, compared to 5.5 days for similar listings on Airbnb.
This nearly 2x advantage reflects intentional design, pricing strategy, and a belief that longer stays are the future of short-term rentals.
Why Guests Flock to Santa Monica
Beaches, Bikes & Breezy Living
From sunsets on the Pier to people-watching on Third Street Promenade, Santa Monica offers the postcard version of L.A. life.
Add Muscle Beach, a flat bike path that reaches Venice and Marina del Rey, and quick PCH access to Malibu surf breaks, and month-long guests rarely run out of things to do, or reasons to extend.
Who Books Month-Plus Stays in 90401
Work, Wellness, Waves
- Tech contractors based at nearby Silicon Beach
- Visiting professors and grad students at UCLA & SMC
- Families renovating homes in Brentwood or Pacific Palisades
- Remote workers chasing ocean air and reliable fiber Wi-Fi
They look for a quiet place to live, not a weekend party pad, which keeps wear-and-tear and neighbor complaints to a minimum.
There isn’t a single platform where people book monthly rentals, so we list on Airbnb, VRBO, Zillow, and our own website to ensure broad exposure.
Our Service Approach
Everything Handled, Nothing Over-Promised
- Dynamic 30-day pricing tuned to Pier events, marathon dates, and surf forecasts
- Evening-hour guest support, late messages reach us, not you
- Bi-weekly eco-cleans that use grey-water-safe products
- Local vendors versed in salt-air roof checks and drought-smart gardens
You stay hands-off while the home stays guest-ready.
Every guest request, maintenance issue, and homeowner question is tracked in our operations hub with an owner, a status, and a deadline. Our team uses AI, including Anthropic’s Claude, to draft and organize. A person on our team reviews and sends every message, 24 hours a day, 365 days a year.
Design & Sustainability
Light, Local, Low-Impact Luxury
We stage each space with sun-bleached woods, recycled-cotton throws, blackout curtains for jet-lag recovery, and a starter pack of reusable market totes.
Strong Wi-Fi networks, smart TVs, and a Nespresso machine round out the comfort list, amenities that translate into consistent reviews.
Brokerage Oversight
Licensed, Insured, Audit-Ready
Operating under California brokerage license DRE #02164159, we hold security deposits in escrow, store lease files for the city’s required term, and follow Santa Monica Municipal Code Chapters 6.20 and 6.22 in every agreement.
We watch for changes from the city and the California Coastal Commission, and we update owners when the rules change.
Pricing, and Why Monthly Is Not Discounted
A Flat 20% Commission, and 15% on Stays of Three Months or Longer
Every home we manage pays a flat 20% commission on the accommodation fare, plus a $125 monthly platform fee. The same number applies whether the booking is nightly or monthly. See our full pricing breakdown.
When a monthly booking runs three months or longer, the commission on that booking drops to 15% automatically. Nothing to ask for and nothing to renegotiate.
Monthly rentals are not cheaper to manage. Open Air Homes employs a broker of record, so your monthly agreement sits under a licensed California brokerage on CAR forms. Most property managers cannot say that.
Monthly guests are treated exactly like our short-term guests. Same 24/7/365 reservations support, same response times, and the same maintenance team on call for the length of the stay.
Ready to Explore Your Options?
Reach Out To Our Team
Send in the short form below. We’ll schedule a quick call to discuss income goals, zoning questions, and a realistic launch timeline.
If the fit feels right, we’ll move on to photos, listing copy, and your first compliant, month-long booking, so you can enjoy Pier concerts and boardwalk rides while your home earns quietly and legally.
List Your Home with Luxury Rental Experts
Effortless, High-Value Property Management
List Your Santa Monica Home: FAQ
1 - Can I legally do short-term rentals in Santa Monica?
No. Santa Monica bans renting an entire home for 30 days or less unless the host lives on site during the stay. Most other rentals must be unfurnished leases of at least one year. We manage furnished monthly rentals only for homeowners renting their own primary residence under the city’s owner-occupied exception, and we use CAR lease forms for every stay.
2 - What is monthly rental management in Santa Monica, and how does it work?
We offer furnished monthly rental management for Santa Monica homeowners who live in their home and rent it while they are away. The city allows this up to twice a year, for less than six months in total. Our licensed brokerage drafts the leases, screens guests, and coordinates cleaning, maintenance, and move-ins. For homes that do not qualify, including rent-controlled units, we offer one-year unfurnished leasing instead.
3 - Do you offer long-term leasing as well?
Yes. Open Air Homes is a licensed California brokerage (DRE #02164159) offering both monthly rental management and full-service long-term leasing. For homeowners who prefer 12-month leases, our dedicated leasing division can legally list on the MLS, screen tenants, and draft binding leases using California Association of Realtors (CAR) forms.
4 - What makes Santa Monica ideal for monthly luxury vacation rentals?
Santa Monica draws monthly guests who want walkable beachside living with access to tech hubs, world-class dining, and wellness. Homes with outdoor areas, updated kitchens, and fast WiFi perform especially well. Monthly stays offer the feel of a luxury vacation rental, with the legal structure of a traditional lease.
We build your listing, handle dynamic pricing, vet each guest, answer messages around the clock, schedule cleanings, restock amenities, and coordinate maintenance, while keeping you compliant with local STR rules.
You receive transparent owner statements and can block personal dates anytime. Think of it as hotel-grade service for your home without the DIY stress or learning curve.
5 - How much can I earn with monthly rental management in Santa Monica?
Most furnished homes earn 20 to 30% more than unfurnished annual leases, depending on size, amenities, and location. We use dynamic pricing and professional photography to attract the right guests and ensure consistent monthly income. Our model is especially ideal for homeowners who want to live in their home part of the year and rent it out when not in residence, offering flexibility, compliance, and profitability.
6 - How do you screen monthly guests?
We list your home on platforms like Airbnb (30+), Zillow, Furnished Finder, and our direct site, and conduct background checks, ID verification, and travel insurance for every renter. Our guests are thoroughly vetted and often include executives, creatives, and families seeking a high-end furnished stay.
7 - What services are included in your vacation rental management model?
Our monthly vacation rental management includes listing setup, dynamic pricing, screening, legal leasing, cleanings, repairs, and ongoing guest support. We manage your property with the same hospitality and precision as a hotel, while you stay hands-off and fully informed.
8 - How is pricing determined for 30+ day rentals in Santa Monica?
We combine PriceLabs dynamic pricing with local data from Zillow, Airbnb, and our internal booking trends. Rates are adjusted for seasonality (e.g. summer relocations, school schedules) and home features like number of bedrooms, proximity to the beach, and amenities like parking or views.
9 - Why do Santa Monica homeowners trust Open Air Homes?
Managing homes since 2012 in Santa Monica, we understand the market, the regulations, and the luxury guest experience. We are a licensed brokerage, offer both monthly and long-term solutions, and deliver legal, high-performance property management tailored for part-time or full-time homeowners. In 2026, AirDNA ranked Open Air Homes #25 among US property managers, the only Los Angeles based company in its national top 100.