Dundee, New York Short-Term Rental Market
Dundee, NY STRs averaged $242 ADR at 42.7% occupancy in April 2026, serving the Finger Lakes wine-country corridor near Seneca and Keuka Lakes.
Quick Answer: Dundee, New York is an active short-term rental market. average occupancy is 56%. average monthly revenue is $5,155. average daily rate is $357. the top operator is Finger Lakes Premier Properties with 212 listings. market score is 66/100 (grade C).
Market data reflects the Finger Lakes regional market, which includes Dundee. Regulations, taxes, and permit details below are specific to Dundee.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Dundee is a small village of 1,690 residents in Yates County, positioned along New York’s Finger Lakes wine country between Seneca Lake and Keuka Lake. It functions as a gateway to the Seneca Lake Wine Trail, Keuka Lake wineries, and Watkins Glen State Park rather than an urban destination. Leisure travelers, primarily from the New York metro, Rochester, and Syracuse, visit for winery weekends, harvest events, and lake recreation. Peak season runs from late spring through fall, with summer and early fall driving the majority of STR demand.
The STR market encompasses approximately 6,076 active listings in the broader Dundee area, the overwhelming majority of which are entire-place units (5,564). Private rooms add 518 listings. Bedroom mix skews toward smaller properties: 1-bedroom (1,825), 3-bedroom (1,509), 2-bedroom (1,340), 4-bedroom (846), and 5-bedroom (556). The channel split shows Airbnb-only listings leading at 2,976, dual-listed on both platforms at 2,526, and VRBO-only at 581.
In April 2026, Dundee STRs averaged $242 per night at 42.7% occupancy, producing a RevPAR of $103 and average monthly revenue of $2,500. Year-over-year, ADR increased 5.6% while occupancy fell 7.0% and total revenue declined 2.0%, continuing a post-COVID softening trend from the 2021 peak. The overall market score is 66.0 out of 100, but the investability sub-score stands at 95.5, the highest of any sub-category in this market, signaling strong underlying demand fundamentals relative to supply.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 34% | $188 | $1,859 |
| Feb | 44% | $192 | $1,961 |
| Mar | 42% | $187 | $2,027 |
| Apr | 48% | $211 | $2,399 |
| May | 51% | $267 | $2,934 |
| Jun | 57% | $298 | $4,241 |
| Jul | 69% | $292 | $5,227 |
| Aug | 71% | $294 | $5,379 |
| Sep | 52% | $261 | $3,632 |
| Oct | 51% | $249 | $3,510 |
| Nov | 39% | $210 | $2,357 |
| Dec | 37% | $199 | $2,091 |
Top Short-Term Rental Operators in Dundee
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Finger Lakes Premier Properties | 212 | 3,615 | ★ 4.64 |
| 2 | Evolve | 144 | 6,770 | ★ 4.68 |
| 3 | Vibe Short Term Rental Management | 77 | 2,373 | ★ 4.83 |
| 4 | Vacasa | 61 | 2,311 | ★ 4.49 |
| 5 | Between the Lakes Vacation Rentals | 56 | 664 | ★ 4.62 |
What Kind of STR Should I Buy in Dundee?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,825 |
| 2 bed | 1,340 |
| 3 bed | 1,509 |
| 4 bed | 846 |
| 5 bed | 556 |
ADR by Property Tier
| Entire Home | $375 |
| Luxury | $609 |
| Professionally Managed | $564 |
Revenue by Dwelling Type
| Apartment | $3,010 |
| Entire Place | $5,428 |
| House | $5,868 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 48.9% |
| vrbo | 9.6% |
| both | 41.5% |
Investment Analysis
Dundee’s investability score of 95.5 reflects the wine-country destination appeal, strong summer ADR, and a supply base that remains accessible compared to more-developed Finger Lakes submarkets. However, a critical constraint for investors is the village-level STR permit cap: the Village of Dundee limits total STR permits to 15 citywide, awarded by annual lottery. For properties within village limits, a permit is not guaranteed regardless of property quality or application completeness. Investors targeting properties outside village limits but within the broader Dundee market area should confirm which municipality governs their specific parcel before purchasing.
Housing price data is not published for the Dundee area in this dataset, so no gross yield estimate can be provided. Investors should request recent comparable sales from local brokers to build their own return model.
The ADR spread reveals that professional management adds significant value here. All-listing ADR averaged $242 in April 2026, entire-home listings averaged $258, but professionally managed properties averaged $359, a 48% premium over the all-listing average. The luxury tier reached $436. This is one of the widest professional-management premiums in the dataset, suggesting that quality presentation, pricing strategy, and guest management are strong levers in a market where visitors have high expectations from a wine-country experience.
The multi-year ADR trend supports the market’s pricing potential: $198 in 2017, $252 in 2021, $261 in 2022-2024, and $269 in 2025. ADR has held above $250 for four consecutive years, suggesting a durable shift in guest willingness to pay. Revenue peaked in 2021 at $3,827 annual average and has softened to around $3,400-$3,540 as post-pandemic demand normalized.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Dundee guests book an average of 47 days in advance, which is consistent with a leisure wine-country destination where visitors plan ahead for summer weekends, harvest-season stays, and peak availability. The longer lead time gives operators a meaningful 6-7 week window to optimize pricing before arrival.
Average length of stay is 3.35 nights, reflecting the predominantly long-weekend getaway character of Finger Lakes wine tourism. Visitors drive in from the New York metro, Rochester, or Syracuse for 3-4 day stays centered on winery visits, lake activities, and local events. The sub-4-night average keeps turnover relatively frequent compared to markets with 5-7 night minimums.
Operators should implement a longer minimum stay (3 nights) for peak summer and harvest-season weekends to avoid single-night bookings that leave gaps in the calendar. The 47-day average lead time provides enough runway to close those gaps with dynamic pricing adjustments for high-demand windows.
Short-Term Rental Regulations
Dundee is subject to a layered STR regulatory framework covering both the Village of Dundee and Yates County.
At the village level, short-term rentals (stays under 30 nights) are regulated under Local Law 1 of 2022. Every STR requires a revocable Short-Term Rental Permit issued by the village, renewed annually. The new-application fee is $200 and renewal is $75. Before a permit is approved, the Code Enforcement Officer inspects the property for fire safety (ABC fire extinguishers on each floor, fuel-burning appliance venting), posted evacuation procedures in sleeping rooms, defined maximum occupancy, visible house numbers, a designated local property-manager contact, and off-street parking (waiver available).
The critical constraint: the village caps total STR permits at 15 properties citywide. Permits are awarded by annual lottery. A qualified owner is not guaranteed a permit. Properties with 3 or more units face additional restrictions on rentals under 30 nights unless the owner is present. Owner-occupancy is not required for single-unit STRs.
At the county level, all Yates County STR operators must register with the Department of Finance, obtain a Certificate of Authority, and collect and remit a 4% Yates County occupancy tax. New York State also applies a 4% state sales tax on short-term lodging, plus applicable local sales taxes. Both the county Certificate of Authority and the village STR permit must be posted inside the property. Operators who ran unregistered may owe back taxes, interest, and penalties. Enforcement severity is rated moderate.
For properties outside the village limits but within the broader market area, county regulations apply but village permit caps do not. Investors should confirm the governing municipality for any specific parcel.
Market Comparison
Dundee’s April 2026 ADR of $242 is above the US STR median of approximately $220, reflecting the destination wine-country premium this market commands. Occupancy at 42.7% in April is below the US median of approximately 55%, driven by the spring shoulder period. In peak summer months, Dundee occupancy exceeds 70%, which is competitive with top leisure markets nationally.
The market’s total score of 66.0 is moderate, but the investability score of 95.5 is exceptional, indicating strong long-run demand potential relative to supply. The regulation score (67.8) is above average, with the primary risk being the village-level permit cap rather than blanket prohibitions.
Finger Lakes Premier Properties leads the professional management segment with 212 listings and 3,615 reviews at a 4.64 average rating, making it the dominant local operator. Evolve holds 144 listings with 6,770 reviews at a 4.68 rating, benefiting from its national brand. Vibe Short Term Rental Management operates 77 listings at a strong 4.83 average rating. Vacasa manages 61 properties with 2,311 reviews at a 4.49 rating. Between the Lakes Vacation Rentals rounds out the top five with 56 listings at a 4.62 average rating. The top 5 operators manage approximately 550 listings, roughly 9% of total market inventory, indicating a moderate concentration of professional management relative to the overall market size.
Frequently Asked Questions About Dundee, New York
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