Buying a place at the coast is exciting, especially when you can enjoy it and rent it when you are away. If Rockaway Beach is on your radar, you are not alone. The town’s wide shoreline, easy beach access, and small‑town feel make it a favorite for weekenders and summer trips. In this guide, you will learn how vacation homes here perform, what short‑term rental rules you must follow, and the practical steps to evaluate rental potential with confidence. Let’s dive in.
Why Rockaway Beach appeals
Rockaway Beach offers classic Oregon Coast scenery, long beaches, and a laid‑back pace that draws families and friend groups. You will find oceanfront homes, walk‑to‑beach cottages, and condos, along with older cottages and manufactured homes in the mix. Price levels tend to be lower than in high‑end resort towns, but values change a lot block by block and with ocean proximity. That gives you options across budgets if you are clear on location tradeoffs and condition.
Tourism on the Tillamook Coast is steady and supported by local destination marketing. Summer is the prime season, with July and August often seeing the strongest demand. Event weekends and coastal festivals can boost bookings as well, and local media track many of these happenings on an ongoing basis.
STR rules in Rockaway Beach
Short‑term rentals in Rockaway Beach are regulated and licensed by the city. If you plan to rent for fewer than 30 nights at a time, you will need a city STR license. The city also uses a license cap and manages a public waiting list. Before you buy, confirm whether a property’s existing license can transfer or whether you would need to join the waitlist.
Key operating requirements
City rules require a 24/7 local representative who can reach the property within 30 minutes. You must post an on‑site sign with contact details and license number, maintain a parking plan with the required off‑street spaces, carry liability insurance, and follow safety, trash, and nuisance standards. The city maintains a 24/7 complaint hotline and an online form, so responsiveness and good guest communication matter for smooth operations.
Fees and renewals
The city lists application and renewal fees and outlines how to file taxes on schedule. Published examples include a $500 new license fee and $500 renewal fee. Always check the city site for the most current fee amounts and deadlines.
County rules and inspections
Dual jurisdiction basics
Tillamook County also regulates short‑term rentals. If your property is inside Rockaway Beach city limits, the city program is primary, but county rules can still apply in some contexts. County materials outline operator licensing, occupancy and parking limits, and enforcement.
Safety and verification
The county program uses fire and life‑safety checklists, verifies parking, and performs inspections. If your home relies on an on‑site wastewater system, you should confirm septic capacity, permitting history, and any needed upgrades with the County before closing. Building your file early with inspections and records will help you get licensed faster and avoid surprises.
Taxes to budget for
State lodging tax
Oregon’s state transient lodging tax is 1.5% of the rental charge. Owners or intermediaries collect and remit it, typically filing quarterly through the Department of Revenue.
County and city lodging taxes
Tillamook County administers a transient lodging tax, with 10% for unincorporated properties and 1% for incorporated properties. Cities often have their own local lodging tax and reporting processes. Rockaway Beach publishes local transient room tax information and uses a state filing portal when an administration agreement is in place. Because city and county splits can be confusing, always verify the exact combined rate for your property address and confirm who receives each return.
Rates can change
Lodging tax rates can shift based on local policy and voter measures. In May 2025, the County placed a measure on the ballot to adjust the county tax. The certified results were very close, a reminder that you should confirm the latest rate and rules before you model cash flow.
Seasonality and pricing strategy
Peak demand typically runs from late spring through Labor Day, with holiday weekends and mid‑summer weeks driving higher occupancy and stronger rates. Spring and early fall can deliver solid weekend demand in the shoulder seasons. Winter is usually slower, though some guests come for storm watching or fishing weekends.
Build your pricing plan around these patterns. Many owners raise nightly rates and set stricter minimum stays during peak weeks, then relax minimums and offer value pricing in the shoulder and off‑season to keep calendars moving. Event calendars are useful for setting stay rules and pricing strategies around high‑demand dates.
Property types and location tradeoffs
Oceanfront, near‑beach, and inland
• Oceanfront gives the strongest view appeal and can command premium rates, though purchase price and insurance costs are often higher.
• Near‑beach or walkable homes can deliver an excellent guest experience at a lower buy‑in than direct oceanfront. Value depends on true walking time, beach access points, and parking.
• Inland options can offer better value on price per square foot. They may need stronger amenities, clear parking instructions, or a competitive nightly rate to drive bookings.
Hazards, access, and infrastructure
Rockaway Beach sits within mapped tsunami and coastal flood risk areas. Review DOGAMI tsunami inundation maps for any property you are considering and check FEMA flood maps to understand insurance requirements and building standards. Confirm evacuation routes and discuss insurance with a knowledgeable carrier. If a home uses a septic system, verify capacity and compliance with County records. Also confirm that off‑street parking meets city STR requirements, since narrow coastal streets and busy summer weekends can stress on‑street spots.
Manage it yourself or hire help
Self‑managing
Self‑managing gives you more control over guest experience and can reduce ongoing fees. In Rockaway Beach, you must have a 24/7 local contact who can reach the property within 30 minutes, which can be tough if you live out of the area. You will also coordinate cleanings, maintenance, guest messaging, tax filings, and compliance.
Professional management
A professional manager can handle compliance, local response, guest messaging, cleaning, and maintenance coordination. Typical full‑service fees in many coastal markets range from the high teens to the low 30s as a percent of gross rent, with lighter‑touch services priced lower. When interviewing managers, ask for references, a clear list of inclusions, sample pricing by season, and reporting cadence. The right partner can help you meet Rockaway’s local‑agent and rapid response standards without adding stress.
Due‑diligence checklist for buyers
Use this fact‑based checklist to confirm details before you write an offer:
- Licensing and caps
• Verify whether an STR license is available for the address, whether the city’s license cap is reached, and if an existing license transfers with sale. Confirm where you would fall on any waitlist.
- Local and county compliance
• Review city operating requirements, including the 24/7 local representative, on‑site signage, parking plan, insurance documentation, and response standards.
• Check County operator rules, inspection requirements, and parking verification. Ask for recent fire and life‑safety records.
- Taxes and registrations
• Confirm the exact combined lodging tax rate for the specific address. Identify which returns are filed with the Oregon Department of Revenue and which are remitted to local government.
• Set up a calendar for quarterly filings so you do not miss deadlines.
- Property condition and infrastructure
• Confirm septic system capacity and permitting where applicable. Request inspection history and any upgrade requirements.
• Check FEMA flood maps and DOGAMI tsunami inundation maps. Discuss evacuation zones, insurance cost, and lender requirements with your agent and insurer.
- Parking, access, and neighborhood fit
• Verify that the property can meet off‑street parking requirements and has safe access for guests. Ask the city if there is any documented complaint history tied to the address.
- Revenue planning
• Obtain quotes from 2 to 3 local property managers. Request a proposed nightly pricing calendar, occupancy assumptions by season, a sample P&L, and a clear breakdown of fees and inclusions.
• Use conservative assumptions for peak, shoulder, and off‑season demand. Model post‑tax cash flow and reserves for maintenance and capital items.
Example setup timeline
Here is a simple path many buyers follow after closing:
• Weeks 1–2: Confirm STR license transfer or position on the waitlist. Engage a local representative or management company. Order safety and systems inspections if needed.
• Weeks 2–4: Create or update the parking plan and guest info book. Install required on‑site signage. Set up state and local lodging tax accounts and filing reminders.
• Weeks 3–6: Stage and photograph the home. Build listing content and distribution, then open calendars with seasonal pricing and clear house rules. Establish a cleaning schedule and maintenance contacts.
• Ongoing: Monitor guest feedback, adjust pricing for events and shoulder seasons, and keep permits, tax filings, and inspections current.
Local knowledge that saves time
Small details make a big difference on the Oregon Coast. Clear directions to beach access points, simple parking diagrams, and storm‑season checklists all reduce calls and keep reviews strong. Thoughtful amenities like gear hooks by the entry, outdoor rinse stations, and labeled thermostats help guests feel at home and protect your systems. Building a reliable bench of cleaners, handypeople, and HVAC or appliance techs will minimize downtime during peak season.
Important disclaimer and resources
Consult a qualified tax, legal and property‑management professional for specific advice. Local rules, taxes, and license availability change. Verify current rules with Rockaway Beach City Hall, Tillamook County Community Development, and the Oregon Department of Revenue. For official information, start with the city’s Short‑Term Rentals page, Tillamook County’s Transient Lodging Tax page, and the Oregon Department of Revenue’s lodging tax guidance.
Ready to explore options or want help evaluating a specific property? Reach out to schedule a free, local conversation about Rockaway Beach vacation homes and rental potential. You can start with a no‑pressure consult and a few handpicked listings based on your goals. Connect with Dylan Landolt to get started.
FAQs
How do Rockaway Beach STR licenses work?
- The city requires a license for rentals under 30 nights, uses a license cap with a public waiting list, and sets operating rules that you must meet to stay compliant.
What lodging taxes apply to a Rockaway Beach STR?
- You should budget for Oregon’s 1.5% state lodging tax plus local taxes; Tillamook County sets a rate and Rockaway Beach may collect a city tax, so confirm the combined rate for your address.
When is peak season for Rockaway Beach rentals?
- Late spring through summer is typically strongest, with holiday weekends and mid‑summer weeks seeing higher occupancy, while shoulder seasons and winter are usually lighter.
Do I need a local contact if I self‑manage?
- Yes. City rules require a 24/7 local representative who can reach the property within 30 minutes, which many out‑of‑area owners meet by hiring a local manager.
What inspections does Tillamook County require for STRs?
- The County program uses fire and life‑safety checklists, parking verification, and inspections tied to its STR operator rules; confirm current requirements before listing.
How do tsunami and flood maps affect my purchase?
- Maps help you understand evacuation zones, building standards, and insurance needs; review DOGAMI tsunami inundation maps and FEMA flood maps for any address you consider.
