Mc Gaheysville, Virginia Short-Term Rental Market
Mc Gaheysville VA STRs averaged $244/night at 49.5% occupancy in April 2026, anchored by Massanutten Resort.
Quick Answer: Mc Gaheysville, Virginia is an active short-term rental market. average occupancy is 53%. average monthly revenue is $3,923. average daily rate is $262. the top operator is Evolve with 130 listings. market score is 98/100 (grade A).
Market data reflects the Shenandoah Valley regional market, which includes Mc Gaheysville. Regulations, taxes, and permit details below are specific to Mc Gaheysville.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Mc Gaheysville is an unincorporated census-designated place in Rockingham County, Virginia, with a resident population of approximately 1,327. The community sits immediately adjacent to Massanutten Resort, a 6,000-acre four-season mountain resort that is the primary driver of STR demand. The resort’s indoor water park, ski and snow tubing area, two 18-hole golf courses, zip lines, and mountain biking draw visitors from the Washington D.C., Richmond, and broader Mid-Atlantic drive markets year-round.
In April 2026, listings averaged $244/night with occupancy of 49.5%, generating average monthly revenue of $3,353. RevPAR stood at $121. Year-over-year, occupancy declined 3.2 percentage points while ADR grew 3.4% and revenue increased 2.8%, indicating that rate growth more than offset lower occupancy.
The market’s overall score is 97.9 out of 100, with an investability score of 89.8, revenue growth score of 77.4, and rental demand score of 77.2. Entire-place properties account for the large majority of supply. The bedroom distribution spans 1-bedroom through 5-bedroom units, with 1-bedroom (1,204 in the regional dataset) and 3-bedroom (1,123) configurations most common. Airbnb is the dominant channel; VRBO represents a secondary share.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 39% | $215 | $2,496 |
| Feb | 43% | $216 | $2,398 |
| Mar | 45% | $202 | $2,614 |
| Apr | 52% | $209 | $2,926 |
| May | 51% | $225 | $3,065 |
| Jun | 54% | $227 | $3,383 |
| Jul | 60% | $223 | $3,688 |
| Aug | 58% | $220 | $3,593 |
| Sep | 49% | $215 | $2,836 |
| Oct | 57% | $228 | $3,647 |
| Nov | 50% | $223 | $3,105 |
| Dec | 45% | $223 | $2,911 |
Top Short-Term Rental Operators in Mc Gaheysville
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 130 | 8,129 | ★ 4.69 |
| 2 | TripForth | 123 | 3,960 | ★ 4.62 |
| 3 | Bryce Mountain Escapes | 102 | 1,303 | ★ 4.71 |
| 4 | Be Still Getaways | 51 | 4,986 | ★ 4.92 |
| 5 | Vacay Away Vacation Rentals | 40 | 2,965 | ★ 4.53 |
What Kind of STR Should I Buy in Mc Gaheysville?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,204 |
| 2 bed | 1,052 |
| 3 bed | 1,123 |
| 4 bed | 575 |
| 5 bed | 430 |
ADR by Property Tier
| Entire Home | $270 |
| Luxury | $424 |
| Professionally Managed | $289 |
Revenue by Dwelling Type
| Apartment | $2,101 |
| Entire Place | $4,069 |
| House | $4,300 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 43.2% |
| vrbo | 6.3% |
| both | 50.4% |
Investment Analysis
Monthly revenue averaged $3,353 in April 2026. Houses generated $3,707/month, outperforming the market average by about 11%. Entire-place listings averaged $3,476/month. Apartments, where available, averaged $1,774/month.
ADR tiers show a narrow spread: professionally managed listings reached $252/night versus a $244 market average, suggesting that property type, size, and amenity access (slope proximity, POA amenities) drive performance more than management quality alone in this resort-adjacent market. Luxury properties averaged $387/night.
Typical home value in Mc Gaheysville is approximately $428,000 (Zillow, April 2026 snapshot). Median list price was $453,000 with 22 active for-sale listings in the snapshot. At $3,353 average monthly revenue, annualized gross revenue is approximately $40,200, representing a gross yield of roughly 9.4% against the $428,000 typical home value. This is a pre-expense approximation. Management fees, Massanutten Property Owners Association fees (which apply to much of the resort area), the $200 annual county permit, transient occupancy tax, and maintenance will reduce net returns.
The new Rockingham County STR permit adopted December 2025 does not cap rental nights or restrict locations, so the regulatory environment remains favorable for investors.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Average booking lead time is 44 days, meaning most guests commit roughly six weeks before arrival. Average length of stay is 3.2 nights, consistent with the weekend resort stay pattern typical of D.C. and Richmond drive-market guests.
The 44-day lead time gives operators meaningful advance-pricing leverage: rates can hold firm through approximately week six before arrival, then adjust in the final two weeks for remaining inventory. The resort’s event calendar creates identifiable booking clusters where 60-90 day advance demand spikes are common: ski season openings, spring break, summer water park peak, and October fall foliage weekends.
At 3.2 nights average stay, turnover costs and cleaning fees are material. A 2-3 night minimum on peak weekends and during resort events is standard practice in the Massanutten market and protects per-booking revenue while managing logistics in a resort area where cleaning crews may be in high demand.
Short-Term Rental Regulations
Short-term rentals are permitted in Mc Gaheysville under Rockingham County jurisdiction. On December 10, 2025, the County Board of Supervisors adopted an administrative STR permit program. All operators must obtain a permit from the Department of Community Development by December 31, 2026, with annual renewals at $200 per year.
Permit requirements include: working smoke alarms and fire safety documentation, emergency access and evacuation planning, septic verification from the Virginia Department of Health, proof of liability insurance for STR use, and a property management plan covering occupancy limits, parking, fire-safety information, evacuation diagrams, and a responsible local-agent contact.
The ordinance does NOT cap annual rental nights, require owner-occupancy or primary-residence status, or restrict STRs to specific zoning districts. The permit program applies countywide including properties within the Massanutten Property Owners Association. The only excluded STRs are those inside Rockingham County’s seven incorporated towns.
A 5% transient occupancy tax applies to all rentals under 30 consecutive days, remitted quarterly to the Commissioner of the Revenue. Operators within the Massanutten POA should verify any additional POA short-term rental rules separately from the county permit. Enforcement severity is rated moderate.
Market Comparison
The US STR median occupancy is approximately 55% and median ADR approximately $220. Mc Gaheysville’s April 2026 occupancy of 49.5% runs about 5.5 points below the national median, while its ADR of $244 exceeds the national median. The combination produces a RevPAR of $121, above what the national occupancy gap would suggest.
The market’s total score of 97.9 out of 100 is exceptional. Key sub-scores: investability 89.8, revenue growth 77.4, rental demand 77.2, seasonality 93.2, and regulation 75.5. The high seasonality score reflects the resort’s ability to generate demand across all four seasons, not excessive volatility.
Evolve leads by listing count with 130 properties and 8,129 reviews (rating 4.694). TripForth follows with 123 listings and 3,960 reviews (rating 4.624). Bryce Mountain Escapes holds 102 listings and 1,303 reviews (rating 4.708). Be Still Getaways, with 51 listings, earns the highest average rating at 4.919 across 4,986 reviews. Vacay Away Vacation Rentals holds 40 listings (rating 4.529, 2,965 reviews). The presence of multiple regional operators alongside national platforms reflects the depth of the Massanutten vacation rental market.
Frequently Asked Questions About Mc Gaheysville, Virginia
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Do I need a permit to rent short-term in Mc Gaheysville, VA?
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