Heber City, Utah Short-Term Rental Market
Heber City UT STRs averaged $210/night at 46.9% occupancy in April 2026, with a $4,198 average revenue peak in July.
Quick Answer: Heber City, Utah is an active short-term rental market. average occupancy is 56%. average monthly revenue is $3,975. average daily rate is $276. the top operator is Evolve with 341 listings. market score is 52/100 (grade D).
Market data reflects the Utah Area regional market, which includes Heber City. Regulations, taxes, and permit details below are specific to Heber City.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Heber City anchors the Heber Valley in Wasatch County, Utah, a growing mountain-recreation area situated between Park City and Provo Canyon. The city’s population is approximately 18,015, and Wasatch County draws roughly 4 million visitors annually. Visitor activities span four seasons: summer brings boating and watersports at Deer Creek and Jordanelle reservoirs, golf, and hiking; winter brings proximity to Park City ski resorts, tubing at Soldier Hollow, and cross-country skiing. The valley also draws visitors to the Heber Valley Railroad (Heber Creeper) and maintains heritage from its role hosting 2002 Winter Olympics Nordic events at Soldier Hollow.
The short-term rental dataset captures approximately 8,001 total tracked listings: 3,002 on Airbnb only, 555 on VRBO only, and 4,444 on both platforms. Entire-place units account for 7,561 listings. Private rooms total 431, with 9 shared rooms. By bedroom count, one-bedrooms lead at 2,443 listings, followed by three-bedrooms at 1,842, two-bedrooms at 1,568, five-plus bedrooms at 1,106, and four-bedrooms at 1,017. The higher share of five-plus-bedroom properties, relative to two- and four-bedrooms, reflects a meaningful inventory of large ski-and-mountain lodges for groups.
The latest data month is April 2026. Average daily rate was $210, occupancy was 46.9%, and RevPAR was $98.26. Year-over-year, occupancy declined 1.1%, ADR rose 5.1%, and revenue fell 4.0%. The overall market score is 52.1, with investability at 70.7 and seasonality at 72.6.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 38% | $266 | $2,983 |
| Feb | 47% | $282 | $3,213 |
| Mar | 50% | $238 | $3,277 |
| Apr | 46% | $186 | $2,465 |
| May | 55% | $189 | $2,669 |
| Jun | 59% | $238 | $3,492 |
| Jul | 60% | $264 | $4,202 |
| Aug | 50% | $240 | $3,330 |
| Sep | 49% | $196 | $2,638 |
| Oct | 49% | $183 | $2,582 |
| Nov | 41% | $178 | $1,944 |
| Dec | 46% | $264 | $2,964 |
Top Short-Term Rental Operators in Heber City
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 341 | 18,745 | ★ 4.75 |
| 2 | Vacasa | 163 | 4,223 | ★ 4.47 |
| 3 | Family Time Vacation Rentals | 124 | 3,957 | ★ 4.47 |
| 4 | Stay Midway | 97 | 845 | ★ 4.17 |
| 5 | Midway Vacation Properties | 87 | 2,019 | ★ 4.53 |
What Kind of STR Should I Buy in Heber City?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 2,443 |
| 2 bed | 1,568 |
| 3 bed | 1,842 |
| 4 bed | 1,017 |
| 5 bed | 1,106 |
ADR by Property Tier
| Entire Home | $284 |
| Luxury | $537 |
| Professionally Managed | $371 |
Revenue by Dwelling Type
| Apartment | $2,563 |
| Entire Place | $4,089 |
| House | $4,760 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 37.5% |
| vrbo | 6.9% |
| both | 55.5% |
Investment Analysis
Heber City’s investment profile combines above-average ADR growth, a year-round demand pattern driven by both summer and winter recreation, and a strict but workable regulatory framework. The risks include declining occupancy trend and a high entry price relative to revenue.
The 2025 full-year monthly average was $3,361 per month across all listing types. Using the typical home value of $809,916, annualized revenue of approximately $40,332 based on 2025 averages implies a gross revenue-to-price ratio of roughly 5.0% before operating costs and management. The median sale price of $764,667 and median list price of $1,007,167 indicate significant spread in the market. Median days to pending was 57 at the April 2026 snapshot, the highest of any area in this batch, indicating sellers are waiting longer for buyers.
At the April 2026 data point, houses averaged $3,285 per month, the highest house revenue among areas in this batch. Entire-place units averaged $2,847. Professionally managed listings averaged $277 per night, a 32% premium above the $210 market-wide ADR. Luxury-tier listings reached $422 per night, double the market average. ADR growth of 5.1% year-over-year is positive, though occupancy softened 1.1%. Investors targeting professionally managed or luxury-positioned properties can capture premiums significantly above the market average.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
Run a Free Address Analysis
Skip the market averages. Get revenue projections, comp analysis, and ROI for your specific property address. Free, instant, no signup required.
Analyze My Property →Home Value Trends (Heber City)
Booking Insights
The average booking lead time in April 2026 was 51.0 days, roughly seven weeks before arrival. This is among the longer planning horizons in this batch and reflects Heber City’s dual-season appeal: both ski-season bookings in winter and summer lake-recreation stays typically involve advance planning. Operators should ensure pricing and availability are set at least 60 days ahead to capture this demand.
Average length of stay was 3.14 days, just over three nights. This is the shortest average stay among the five markets in this batch, suggesting that weekend-trip demand is dominant even in a ski-and-mountain destination where longer stays might be expected. Three-night minimums align well with the actual booking pattern. At $210 ADR with a 3.1-night average stay, a typical booking generates approximately $659 in gross revenue. Summer and ski-peak bookings at higher ADR ($263 in July, $281 in February) per the historical data produce substantially higher per-booking revenue.
Short-Term Rental Regulations
Heber City permits short-term rentals under Municipal Code Chapter 5.26 but enforces a detailed set of operating rules. A city business license is required to operate legally, and operating without one is declared a public nuisance. STRs are allowed only in detached single-family dwellings in approved zoning districts, plus properties in resort or mixed-use development agreements approved by the City Council.
Key operating rules updated in June 2025: maximum occupancy is the lesser of 16 lodgers or one person per 200 square feet of livable area, raised from a prior cap of 12. Only one reservation is permitted at a time per property. Quiet hours are 10 p.m. to 7 a.m. No street parking and no outdoor gatherings after 10 p.m. House rules must be posted at the entrance. A designated owner or rental manager must live within 10 miles of the property and be reachable by the city and police at all times. Properties must pass county health and fire inspections. Owner occupancy is required only when renting individual rooms within the home; whole-home rentals do not require the owner to live on-site, and no primary-residence mandate applies.
The transient room tax rate is 4.5% at the Wasatch County level (effective October 1, 2025, raised from 4.25%), layered with a 0.32% state transient room tax and up to 1% municipal TRT, on top of standard Utah sales tax. Total effective lodging tax materially exceeds 4.5%. Enforcement is strict: civil penalties of up to $200 per day until violations are abated, and criminal penalties of up to $750 and 90 days in jail (Class C misdemeanor).
Market Comparison
Heber City’s April 2026 ADR of $210 is near the US STR median of approximately $220, and occupancy of 46.9% is below the national median of about 55%. Both figures reflect a shoulder month. The July peak occupancy of 59.5% is more representative of the market’s competitive position in high season. The market’s strength is ADR, which runs 5.1% higher year-over-year, not occupancy.
The top operator by listing count is Evolve with 341 listings, 18,745 reviews, and a 4.75 average rating. Vacasa holds second with 163 listings and a 4.47 rating across 4,223 reviews. Family Time Vacation Rentals manages 124 listings with a 4.47 rating and 3,957 reviews. Stay Midway operates 97 listings with a 4.17 rating. Midway Vacation Properties rounds out the top five with 87 listings and a 4.53 rating. The top five operators account for 812 listings out of roughly 8,001 total, or about 10.1% of tracked inventory. The presence of locally branded operators focused on the Midway and Heber Valley area reflects the established vacation-rental ecosystem in this market. The Park City ski-market comparison is relevant: Heber City offers lower entry costs and less regulatory pressure than Park City itself while remaining within 30 minutes of the ski resorts.
Frequently Asked Questions About Heber City, Utah
Are short-term rentals legal in Heber City, UT?
What is the transient room tax rate in Heber City, UT?
What is the peak season for Heber City STR rentals?
What is the average daily rate for Heber City STR listings?
What is the typical home value in Heber City, UT?
What monthly revenue do Heber City STR listings average?
Who manages the most STR listings in Heber City?
Analyze Heber City Rentals
Use our free calculator to estimate Airbnb revenue for any property in Heber City.
Free Heber City STR Calculator →
