Boulder, Colorado Short-Term Rental Market
Boulder STRs averaged $194/night at 64.5% occupancy in April 2026, in a primary-residence-only market closed to remote investors.
Quick Answer: Boulder, Colorado is an active short-term rental market. average occupancy is 78%. average monthly revenue is $4,986. average daily rate is $250. the top operator is Fox Property Management with 68 listings. market score is 50/100 (grade D).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Boulder, Colorado operates one of the strictest STR regulatory frameworks in the Mountain West. The city requires all STR operators to hold a primary residence license, effectively prohibiting investor-owned and non-resident-managed properties. Despite this constraint, the market maintains strong occupancy: as of April 2026, average daily rate is $194, occupancy is 64.5%, and RevPAR is $125. Year-over-year, occupancy rose 5.4 percentage points while ADR edged down 0.2%, producing a revenue decline of 5.4% versus April 2025 — unusual since higher occupancy typically drives revenue up, suggesting possible mix shifts or data timing effects.
Boulder’s population of approximately 106,802 and CU Boulder enrollment support a year-round demand base from academic visitors, conference attendees, and outdoor recreation tourists. The market is characterized by higher-occupancy, lower-ADR listings compared to resort markets, reflecting the urban university-town demand profile.
Listing supply is constrained by the primary-residence requirement: only natural persons (not LLCs or corporations) may hold licenses, and only one license per person is permitted.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 53% | $149 | $2,183 |
| Feb | 61% | $152 | $2,236 |
| Mar | 65% | $157 | $2,648 |
| Apr | 64% | $164 | $2,734 |
| May | 69% | $206 | $3,567 |
| Jun | 78% | $211 | $4,153 |
| Jul | 78% | $203 | $4,178 |
| Aug | 78% | $203 | $4,194 |
| Sep | 72% | $193 | $3,633 |
| Oct | 67% | $191 | $3,428 |
| Nov | 55% | $165 | $2,472 |
| Dec | 56% | $165 | $2,412 |
Top Short-Term Rental Operators in Boulder
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Fox Property Management | 68 | 562 | ★ 4.85 |
| 2 | Evolve | 33 | 1,105 | ★ 4.74 |
| 3 | Home Host Concierge | 28 | 443 | ★ 4.94 |
| 4 | Landing | 26 | 0 | ★ 2.50 |
| 5 | Housing Helpers | 17 | 9 | ★ 4.83 |
What Kind of STR Should I Buy in Boulder?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,023 |
| 2 bed | 616 |
| 3 bed | 505 |
| 4 bed | 267 |
| 5 bed | 155 |
ADR by Property Tier
| Entire Home | $280 |
| Luxury | $549 |
| Professionally Managed | $339 |
Revenue by Dwelling Type
| Apartment | $3,478 |
| Entire Place | $5,542 |
| House | $5,622 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 58.1% |
| vrbo | 6.9% |
| both | 35% |
Investment Analysis
Boulder’s STR market is legally closed to non-owner-occupied investment. The city explicitly prohibits investor-owned and non-primary-residence rentals, requires proof of primary residency via Colorado state ID with the property address, and bans LLCs and corporations from holding STR licenses. ADUs built on or after February 1, 2019 cannot obtain STR licenses.
For qualifying primary residents, the financial profile is moderate. At a typical home value of $970,905 and April 2026 average monthly revenue of $2,905, annualized gross revenue is approximately $34,857, implying a gross revenue yield of roughly 3.6% — low relative to the acquisition cost, reflecting Boulder’s premium real estate pricing.
For comparison, entire-home listings average $216 per night versus $194 overall, professionally managed properties average $257 (a 32% premium), and luxury-tier listings reach $489. The 32% professionally managed premium is notable given the primary-residence-only market — it reflects the advantage of high-quality listing presentation and dynamic pricing even within the constrained market structure.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Boulder bookings average a 64-day lead time, roughly nine weeks in advance. This reflects the deliberate planning of academic visitors, conference attendees, and mountain tourism guests who book Boulder stays well in advance.
Average length of stay is 5.9 nights, the longest in the Colorado markets in this batch, reflecting the extended nature of family visits for university events, week-long conferences, and outdoor recreation trips to Rocky Mountain National Park and the Flatirons. The long average stay combined with constrained supply (primary-residence-only market) creates favorable conditions for operators: demand is consistent and guests plan far enough in advance that last-minute discounting is rarely necessary.
Short-Term Rental Regulations
Boulder requires a Short-Term Rental License for any rental of 29 days or fewer. The license is a 4-year term. Initial application costs $190 for the rental license plus $25 for a business license ($215 total). An annual affidavit confirming continued primary residency must be filed each year with a $20 fee, or the license is revoked.
The primary residence requirement is absolute: applicants must live at the property for more than half the year, proved by a Colorado state-issued driver’s license or ID showing the property address. No LLC, corporation, or limited partnership may hold a license; only natural persons, trusts, or nonprofits qualify. Only one STR license is issued per person. ADUs built on or after February 1, 2019 are ineligible.
Investor-owned, non-primary-residence rentals are explicitly prohibited. The occupancy tax is 7.5%. Enforcement is rated strict.
Market Comparison
Boulder’s April 2026 ADR of $194 is below the US STR median of approximately $220, while occupancy at 64.5% is approximately 10 percentage points above the national median. The high occupancy reflects the constrained supply from the primary-residence requirement combined with strong university-driven demand.
Fox Property Management leads the market with 68 listings and 562 reviews (4.85 average rating). Evolve follows with 33 listings and 1,105 reviews (4.74 rating). Home Host Concierge holds 28 listings with a 4.94 rating. Landing manages 26 listings. Housing Helpers rounds out the top five with 17 listings (4.83 rating).
The small listing counts among top operators reflect the primary-residence constraint. No national chain dominates: the market is served by local and regional specialists who understand the licensing requirements and primary-residence verification process.
Frequently Asked Questions About Boulder, Colorado
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