Kitsilano Property Management: Real 2026 STR & Rental Numbers
Across the 6 Kitsilano properties we manage, the median pulls $2,067 a month gross. That is not a Zillow guess or an industry average. It is real money off real owner statements this year, before our fee and platform costs, pulled straight from the numbers. Here is what the Kits data actually says, why most owners here are running the wrong strategy, and what your specific unit could realistically earn if it were run the way the top of our portfolio is run today.
How much do Kitsilano properties earn per month?
Across the 6 Kitsilano properties we manage, median gross income is $2,067 per month, with the middle of the pack landing between $1,744 and $3,061. That spread is wide for a reason. A 1-bedroom three blocks off the beach earns nothing like a 2-bedroom with a water peek and a real kitchen. Layout, light, and how hard the listing is worked decide where you land in that range. These are gross numbers, before our fee and platform costs, pulled straight from this year's statements, not a forecast and not a comp scraped off a national average that ignores Vancouver's bylaw reality. The honest read: a Kits unit is a low-six-figure annual asset only when it is run as mid-term, priced right, and kept full between contracts.
Here is the income picture across the portfolio:
| Metric | Value |
|---|---|
| Properties managed | 6 |
| Median gross / month | $2,067 |
| Middle-of-range low | $1,744 |
| Middle-of-range high | $3,061 |
| Management fee | Flat 15% |
What is occupancy like in Kitsilano?
Median occupancy across our Kits doors runs effectively full, but read that honestly, because five of our six Kits units are mid-term rentals on 28-night-plus stays. "100% occupied" here means one tenant holding the unit for the full month, not a nightly listing turning over constantly, and that distinction is the whole point. In Kitsilano, the steadier money is in mid-term, not nightly churn. A nightly listing in Kits fights the city's strict short-term rental bylaw, the strata's own rental rules, and the cost of cleaning a unit twenty times a month. A mid-term tenant sidesteps all of it. You sign one furnished agreement, the rent clears on the first, and the unit stops being a weekend job. That is why our occupancy number looks unreal until you understand exactly what is filling the calendar.
STR, MTR, or LTR in Kitsilano?
The Kits mix we manage is 5 mid-term, 1 short-term, and 0 long-term, and that mix is not an accident. Mid-term sidesteps the STR licensing fight entirely while still beating a standard annual lease on monthly rate, which is why it dominates the portfolio. Vancouver's short-term rental bylaw is strict, and Kitsilano's building stock leans toward stratas with their own rental rules stacked on top, so a nightly listing is the hardest path to run cleanly here. The single short-term unit we run only works because it clears the principal-residence bar. Here is why the mix lands where it does:
- Mid-term (5 units): sidesteps the STR licensing fight while beating a standard annual lease on monthly rate.
- Short-term (1 unit): only works where it is a principal residence or a specific bylaw exemption applies.
- Long-term (0 units): lowest monthly rate, so owners who can run mid-term rarely choose it.
If you are weighing the options, read Short-Term vs Mid-Term Rental in Vancouver and the 2026 Vancouver STR bylaw guide before you list anything. Picking the wrong strategy in Kits costs more than picking the wrong cleaner.
What kind of units perform best in Kitsilano?
Our Kits portfolio splits evenly into 3 one-bedrooms and 3 two-bedrooms, and the 2-bedrooms carry the top of the range. Mid-term demand in Kits skews toward relocating professionals, medical staff on contract, and people between homes who want a furnished place near the beach and West 4th without signing a year. A 2-bedroom gives them a guest room or an office, and they pay a clear premium for it. The 1-bedrooms still perform, but they compete on price and turnover speed, which is exactly the kind of optimization that quietly eats an owner's weekends. If you own a 2-bedroom in Kits and you are renting it unfurnished on a standard lease, you are almost certainly leaving the easiest money in the portfolio on the table, because the furnished mid-term tenant is the one who turns a $1,744 unit into a $3,061 one.
Why do owners hand Kitsilano units to a manager?
Owners hand Kits units to a manager because the math here is not about cramming in more nights, it is about pricing the mid-term stay right, screening the tenant, and not losing a month to vacancy between contracts. That is the work, and it is also the work most owners underestimate until they have chased a furnished-rental lead for three weeks and watched the unit sit empty while the mortgage clears anyway. One vacant month on a $2,067 unit is a full month of gross gone, and it does not come back later. A manager who keeps the calendar tight earns the flat 15% fee on avoided vacancy alone, before you count the pricing and screening. We run 6 doors in Kitsilano on a flat 15% management fee, with no setup games and no markup on cleaning. If you want to know what your Kits unit could actually pull...