New York, New York Short-Term Rental Market
New York City STRs averaged $169/night at 76.7% occupancy in April 2026 across 23,000+ active listings.
Quick Answer: New York, New York is an active short-term rental market. average occupancy is 77%. average monthly revenue is $3,443. average daily rate is $169. the top operator is Blueground with 1,199 listings. market score is 63/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
New York City is the highest-volume STR market in the United States by sheer listing count and visitor demand. The city welcomed 65 million visitors in 2025, the second-highest total in city history. As of April 2026, the active market recorded an average daily rate of $169 and occupancy of 76.7%, producing average monthly revenue of $3,443 per listing. RevPAR stood at $129.18. The average length of stay is 10.1 nights, which is substantially longer than most STR markets and reflects New York’s post-Local Law 18 regulatory environment.
Year-over-year metrics show occupancy down 4.1% and revenue down 7.3%, while ADR rose 2.1%, suggesting the active listing base shrank while remaining inventory held pricing power.
Active inventory spans approximately 23,394 listings. Entire-place properties account for 14,482, or 61.9% of the market. Private-room listings are notably substantial at 8,692, representing 37.2% of inventory, an unusually high proportion reflecting the city’s legal requirement that hosts be physically present during sub-30-night stays. Shared-room listings add 220 more. On platform distribution, 16,770 listings appear on Airbnb, 1,505 on VRBO, and 5,119 on both simultaneously.
The bedroom mix is heavily skewed toward 1-bedroom units at 16,438 listings, followed by 2-bedroom (4,299), 3-bedroom (1,556), 4-bedroom (622), and 5-bedroom-plus (312), consistent with NYC’s apartment-dominated housing stock. The market’s total score of 62.73 reflects strong seasonality (91.75) and moderate regulation compliance (73.56), offset by low investability (46.30).
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 54% | $129 | $2,117 |
| Feb | 66% | $129 | $2,191 |
| Mar | 70% | $137 | $2,599 |
| Apr | 72% | $142 | $2,736 |
| May | 75% | $145 | $2,852 |
| Jun | 77% | $153 | $3,093 |
| Jul | 74% | $146 | $2,963 |
| Aug | 73% | $147 | $2,857 |
| Sep | 78% | $151 | $3,034 |
| Oct | 77% | $154 | $3,251 |
| Nov | 68% | $149 | $2,828 |
| Dec | 70% | $163 | $3,157 |
Top Short-Term Rental Operators in New York
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Blueground | 1,199 | 533 | ★ 4.29 |
| 2 | Urban Furnished | 326 | 1,045 | ★ 4.35 |
| 3 | Furnished Quarters | 273 | 240 | ★ 4.51 |
| 4 | Property Link Mgmt | 260 | 1,439 | ★ 4.60 |
| 5 | Settle Living | 170 | 47 | ★ 3.89 |
What Kind of STR Should I Buy in New York?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 16,438 |
| 2 bed | 4,299 |
| 3 bed | 1,556 |
| 4 bed | 622 |
| 5 bed | 312 |
ADR by Property Tier
| Entire Home | $219 |
| Luxury | $495 |
| Professionally Managed | $202 |
Revenue by Dwelling Type
| Apartment | $3,603 |
| Entire Place | $4,425 |
| House | $2,710 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 71.7% |
| vrbo | 6.4% |
| both | 21.9% |
Investment Analysis
New York City’s STR investment profile is fundamentally shaped by Local Law 18 (effective September 5, 2023), which effectively prohibits investor-owned short-term rentals in most of the city’s multifamily housing stock. For individual operators who qualify, the market offers high occupancy and steady demand, but the legal restrictions make it unsuitable for typical investment strategies.
The typical home value is $816,078, with a median sale price of $773,000 and a median list price of $858,000. For-sale inventory is substantial at 16,708 units, and median days to pending is 65 days, reflecting the deep but slow-moving NYC real estate market.
At April 2026 average monthly revenue of $3,443, an operator of an eligible property would see annualized gross revenue of approximately $41,321, representing a gross yield of roughly 5.1% before expenses. This yield is below most STR markets nationally and reflects the combination of high acquisition costs and constrained operating rules. Professionally managed listings command an ADR of $202 versus the all-listings average of $169, a 19.5% premium. Luxury-tier listings averaged $495 per night.
The average LOS of 10.1 nights and the market’s YoY revenue decline of 7.3% reflect ongoing structural adjustment following the 2023 enforcement of Local Law 18. The investability score of 46.30 is the lowest among metrics for this market, confirming that NYC is not a conventional STR investment destination for most buyers.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
New York City’s average booking lead time of 46.9 days reflects a mix of short-term leisure stays and longer-term furnished rentals booked well in advance. The average length of stay is 10.1 nights, far above the typical 3-5 night average in most STR markets, confirming that the market is heavily weighted toward medium-term furnished rentals of 7 to 30 nights rather than traditional weekend getaways.
This extended LOS has significant operational implications. Turnovers occur roughly three times per month rather than the seven to ten typical of vacation rental markets, reducing cleaning and maintenance burden. It also means that pricing strategy focuses on weekly and monthly rate negotiation rather than nightly yield management. The 46.9-day lead time suggests corporate and relocation renters plan well in advance, making last-minute pricing adjustments less critical than in leisure markets. Operators running legally compliant hosted rentals should focus on attracting business travelers, visiting medical professionals, and extended-stay leisure visitors who are comfortable with the host-present requirement.
Short-Term Rental Regulations
New York City operates under Local Law 18 of 2022 (effective September 5, 2023), the strictest short-term rental law in the United States. It functions as a near-total ban on investor-owned STRs in most of the city’s housing stock.
To legally offer a sub-30-night rental, operators must register with the Mayor’s Office of Special Enforcement (OSE) at a non-refundable fee of $145, renewed annually. Qualification requirements are strict: the unit must be the host’s primary residence (defined as 183 or more days per year), the host must be physically present throughout every guest stay, a maximum of two paying guests is allowed at any time, and interior doors cannot be locked to deny guests access to shared areas.
Entire-unit rentals of under 30 days are effectively prohibited in Class A multiple dwellings, which covers the majority of NYC apartment buildings. The OSE Prohibited Buildings List covers 21,000-plus properties including all NYCHA public housing, rent-regulated buildings, and any building whose lease prohibits STRs.
Booking platforms must verify active OSE registration via API before processing any sub-30-night reservation. Platforms face civil penalties up to $1,500 per violation for processing unregistered bookings. Hosts and property owners face fines up to $5,000 per violation, potential registration revocation, and treble damages. Following enforcement, active NYC Airbnb listings fell by over 90% from pre-law levels.
Stays of 30 or more consecutive days are unrestricted under Local Law 18 and represent the dominant operating model for most NYC landlords. Combined taxes on qualifying short-term stays run approximately 14.75%. Recent changes: New York State enacted a statewide STR registry law effective April 21, 2025, requiring platforms to collect and remit a 4% state sales tax on all STRs statewide. A proposed NYC Council amendment that would ease some Local Law 18 restrictions for 1- and 2-family homes was under committee review as of May 2026.
Market Comparison
New York City’s April 2026 occupancy of 76.7% is well above the U.S. STR median of approximately 55%, reflecting the city’s year-round demand base and 65 million annual visitors. ADR of $169 is below the national STR median of approximately $220, which is counterintuitive for NYC but reflects the dominance of smaller studio and 1-bedroom listings at lower nightly rates, and the 10.1-night average stay pulling down per-night prices relative to short-stay markets.
The seasonality score of 91.75 ranks among the highest possible, confirming that NYC is one of the most seasonally stable STR markets in the country. Revenue growth score of 71.12 reflects positive long-term trajectory despite the post-Local Law 18 disruption.
The operator landscape in NYC is dominated by furnished corporate rental managers rather than traditional vacation rental companies. Blueground leads with 1,199 listings and 533 reviews at a 4.29 average rating. Urban Furnished operates 326 listings with 1,045 reviews at a 4.35 rating. Furnished Quarters manages 273 listings with 240 reviews at a 4.51 rating. These three operators together account for 1,798 listings, or approximately 7.7% of total active inventory, and their focus on furnished corporate and medium-term rentals reflects the dominant use case in the post-Local Law 18 NYC market.
Frequently Asked Questions About New York, New York
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