Concan, Texas Short-Term Rental Market
Concan, TX STRs averaged $203/night at 42.8% occupancy, with 22,000+ active listings along the Frio River.
Quick Answer: Concan, Texas is an active short-term rental market. average occupancy is 53%. average monthly revenue is $3,860. average daily rate is $271. the top operator is Evolve with 774 listings. market score is 63/100 (grade C).
Market data reflects the Texas East Area regional market, which includes Concan. Regulations, taxes, and permit details below are specific to Concan.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Concan, Texas is a tiny unincorporated community in Uvalde County with a year-round population of approximately 275, yet it anchors one of the largest vacation-rental markets in the Texas Hill Country. The market holds approximately 22,225 active listings, driven by Frio River cabin and river-house demand around Garner State Park, the most-visited state park in Texas. The market recorded an average daily rate of $203.35 and 42.8% occupancy in the most recent data period, producing a RevPAR of $86.95. Revenue was essentially flat year-over-year at -0.2%, with occupancy up 1.1% and ADR down 3.4%.
Entire-place listings dominate at 20,944 (94.2% of inventory), with 1,269 private rooms and 12 shared rooms. By bedroom count, one-bedroom units lead at 7,144, followed by three-bedroom units at 5,660 and two-bedroom units at 5,376. Four- and five-bedroom properties account for 3,981 listings combined, consistent with the group-travel and multi-generational tubing-trip demand that characterizes Frio River bookings. Cross-platform distribution is broad: 9,670 listings appear on both Airbnb and VRBO, with 10,311 Airbnb-only and 2,244 VRBO-only. The VRBO presence (2,244 exclusive listings) is notable and reflects the legacy of established cabin-rental operations in the area.
Demand in Concan is sharply seasonal and Frio River-dependent. Garner State Park draws an estimated 350,000 to 500,000 visitors annually. The area swells into the tens of thousands on summer weekends, with visitors coming to tube and float the Frio, swim, camp, hike Old Baldy, and attend the nightly Garner State Park summer dances. River flow conditions directly affect bookings: drought years reduce tubing viability and suppress demand.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 33% | $161 | $1,617 |
| Feb | 41% | $161 | $1,627 |
| Mar | 50% | $211 | $2,695 |
| Apr | 41% | $206 | $2,332 |
| May | 44% | $231 | $2,694 |
| Jun | 53% | $271 | $3,778 |
| Jul | 53% | $275 | $4,009 |
| Aug | 42% | $236 | $2,765 |
| Sep | 39% | $215 | $2,247 |
| Oct | 42% | $205 | $2,398 |
| Nov | 41% | $201 | $2,222 |
| Dec | 37% | $190 | $2,096 |
Top Short-Term Rental Operators in Concan
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 774 | 27,617 | ★ 4.71 |
| 2 | Vacasa | 238 | 8,722 | ★ 4.67 |
| 3 | FCR Partners, LP | 103 | 172 | ★ 4.68 |
| 4 | Neal’s Lodges | 97 | 170 | ★ 4.79 |
| 5 | 979 Vacation Property Services | 96 | 3,231 | ★ 4.62 |
What Kind of STR Should I Buy in Concan?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 7,144 |
| 2 bed | 5,376 |
| 3 bed | 5,660 |
| 4 bed | 2,451 |
| 5 bed | 1,530 |
ADR by Property Tier
| Entire Home | $281 |
| Luxury | $538 |
| Professionally Managed | $442 |
Revenue by Dwelling Type
| Apartment | $2,174 |
| Entire Place | $4,002 |
| House | $4,276 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 46.4% |
| vrbo | 10.1% |
| both | 43.5% |
Investment Analysis
Concan, TX presents a high-revenue, high-seasonality investment thesis with one of the most favorable regulatory environments of any STR market in Texas. With no local permit required, no night caps, and no owner-occupancy restrictions, there are no structural regulatory barriers to operating an STR in Concan. Average monthly revenue of $2,435 and average ADR of $203.35 reflect the broader market level, which is weighed down by a large inventory of smaller and lower-priced units.
No Zillow housing snapshot is available for Concan in the current data set, so a gross yield calculation cannot be stated. The Frio River corridor is characterized by river-access cabin and vacation home inventory; acquisition prices vary widely by river frontage and cabin quality.
By listing type, houses average $2,608 per month and entire-place listings average $2,513. Professionally managed properties command a notably higher ADR of $314.67 versus the market-wide $203.35, a 55% premium that suggests significant quality stratification across the inventory. Luxury-tier properties average $442.86 ADR, more than double the market average. Apartment-style units average $1,679 per month.
Year-over-year revenue was effectively flat at -0.2%, a stabilization after three consecutive years of post-pandemic decline from the 2021 peak annual average of $3,006. The 2025 annual average of $2,652 represents a return to near-2024 levels ($2,613) and 26% growth over 2019 ($2,094). The revenue growth score of 60.7 out of 100 and investability score of 89.0 reflect a market with strong structural demand anchors and favorable regulations, offset by the natural risk of weather and river-flow volatility.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Concan STR guests book an average of 38.7 days in advance, a moderate lead time consistent with planned summer group trips to Garner State Park and the Frio River. Summer peak weekends, particularly July 4th and Memorial Day, often book out months in advance; operators holding premium river-access properties can command full-ask pricing well before those dates.
Average length of stay is 3.8 nights, slightly longer than typical for a weekend-recreation market and consistent with multi-day tubing and camping visits. At 3.8 nights per booking and 42.8% occupancy, a property averages roughly 3-4 bookings per month across the full year, but that average masks the summer concentration, where occupancy at 52-53% and shorter turnarounds means more frequent bookings in peak months. Operators should build their pricing calendar around the summer window and set minimum-stay requirements (typically 2-3 nights minimum for summer weekends) to reduce turnover overhead while maximizing peak-week revenue.
Short-Term Rental Regulations
Concan is an unincorporated community in Uvalde County with no city government and no municipal STR ordinance. Texas does not issue a statewide STR permit, and in practice an STR operator in Concan does not need a city or county operating permit. Enforcement is minimal and tax-focused rather than permit-driven.
The primary compliance obligation is tax. Operators must collect and remit the 6% Texas state hotel occupancy tax and a 4% Uvalde County hotel occupancy tax, for a combined total of approximately 10%, and register with the Uvalde County Tax Assessor-Collector. The county HOT is authorized under Tax Code Chapter 352 and revenue is administered for tourism via the Texas Hill Country River Region. Importantly, marketplace platforms such as Airbnb generally collect and remit the state 6% automatically, but operators are responsible for the 4% county portion, which must be remitted directly. In June 2025, Uvalde County commissioners declined a request from local lodging owners to suspend the 4% county HOT during a drought period; the county HOT was projected to generate approximately $658,000 per year.
There are no owner-occupancy, primary-residence, or annual night-cap requirements. Frio River frontage carries floodplain and environmental considerations that are parcel-specific. Investors should review any deed restrictions or floodplain designations on individual properties. Standard health and safety requirements apply, including working smoke and carbon monoxide detectors.
Market Comparison
Concan, TX’s 42.8% average occupancy is below the US STR median of approximately 55%, but as with Comfort, the full revenue picture is more favorable than occupancy alone suggests. The RevPAR of $86.95 is solid for a market with an all-in ADR of $203.35, and the summer revenue peaks of $4,009 (July) and $3,768 (June) are competitive with much larger Texas metros.
Evolve is the dominant operator in Concan with 774 listings and 27,617 reviews at a 4.71 average rating, representing approximately 3.5% of total market inventory. Evolve’s concentration here is among its larger single-market footprints in Texas. Vacasa ranks second with 238 listings and 8,722 reviews at 4.67 stars. FCR Partners LP manages 103 listings, Neal’s Lodges holds 97 listings at 4.79 stars (a deep-local brand in the Frio River area), and 979 Vacation Property Services rounds out the top five with 96 listings at 4.62 stars. The top five collectively manage 1,308 listings, approximately 5.9% of market inventory, indicating a market that is less professionally managed on a share basis than Comfort but where the large inventory base supports significant operator revenue in absolute terms. The investability score of 89.0 out of 100 is strong, reflecting the permit-free environment and sustained demand from one of Texas’s most popular outdoor recreation destinations.
Frequently Asked Questions About Concan, Texas
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