Berkeley Springs, West Virginia Short-Term Rental Market
Berkeley Springs STRs averaged $173/night at 46.5% occupancy in April 2026, with a market investability score of 99.8 out of 100.
Quick Answer: Berkeley Springs, West Virginia is an active short-term rental market. average occupancy is 46%. average monthly revenue is $2,286. average daily rate is $173. the top operator is Evolve with 178 listings. market score is 92/100 (grade A).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Berkeley Springs, West Virginia is a compact spa and outdoor recreation destination anchored by Berkeley Springs State Park (America’s first spa) and Cacapon Resort State Park. The short-term rental market here draws primarily weekend visitors from the Washington DC, Baltimore, and Pittsburgh corridors, roughly two hours away.
In April 2026, the market posted an average daily rate of $173 and occupancy of 46.5%, producing an average monthly revenue of $2,286 per active listing. RevPAR for the month was $80. Year-over-year as of April 2026, occupancy edged up 0.4 percentage points, ADR rose 1.6%, and revenue grew 2.2% compared to the same month in 2025.
Entire-place rentals dominate the listing mix at approximately 94% of all listings, with private rooms accounting for around 6% and shared rooms negligible. On the bedroom side, 1-bedroom properties make up roughly 33% of historical listings, 2-bedroom 28%, 3-bedroom 23%, 4-bedroom 10%, and 5-bedroom-plus 6%.
The market’s composite investability score is 99.8 out of 100, and its total market score of 91.9 reflects strong demand fundamentals offset by a more moderate revenue growth score of 57.7. Seasonality is rated 85.0, indicating meaningful but manageable swings across the calendar year. Rental demand scores 74.2 and the regulatory environment scores 73.1, reflecting a lightly-enforced but formalized permit requirement within town limits.
The Morgan County area hosts approximately 198,000 overnight visitors annually. Despite a town population of only 753, the visitor draw from major mid-Atlantic metros sustains a robust STR supply throughout the year, with the spa culture, outdoor recreation, and recurring festivals generating consistent booking demand across multiple guest segments.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 46% | $251 | $3,370 |
| Feb | 50% | $254 | $3,286 |
| Mar | 41% | $179 | $2,112 |
| Apr | 45% | $158 | $2,012 |
| May | 50% | $166 | $2,069 |
| Jun | 54% | $183 | $2,543 |
| Jul | 57% | $185 | $2,951 |
| Aug | 52% | $182 | $2,733 |
| Sep | 46% | $176 | $2,223 |
| Oct | 51% | $178 | $2,594 |
| Nov | 45% | $172 | $2,137 |
| Dec | 47% | $217 | $2,723 |
Top Short-Term Rental Operators in Berkeley Springs
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 178 | 7,849 | ★ 4.69 |
| 2 | Snowshoe Brigham Collection | 173 | 26 | ★ 4.54 |
| 3 | Casago | 152 | 3,773 | ★ 4.65 |
| 4 | Blue Maple | 131 | 12,710 | ★ 4.71 |
| 5 | Mountaintop Condos | 111 | 6,158 | ★ 4.71 |
What Kind of STR Should I Buy in Berkeley Springs?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 2,769 |
| 2 bed | 2,354 |
| 3 bed | 1,912 |
| 4 bed | 834 |
| 5 bed | 472 |
ADR by Property Tier
| Entire Home | $178 |
| Luxury | $337 |
| Professionally Managed | $212 |
Revenue by Dwelling Type
| Apartment | $1,526 |
| Entire Place | $2,365 |
| House | $2,547 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 45.9% |
| vrbo | 7.5% |
| both | 46.6% |
Investment Analysis
The investability score of 99.8 out of 100 signals that Berkeley Springs consistently ranks near the top of data-tracked markets on fundamental STR economics relative to home prices.
As of April 2026, average monthly STR revenue was $2,286. Annualized, that projects to approximately $27,426. Against a typical home value of $316,185, that implies a gross STR yield of approximately 8.7% before expenses, assuming the property operates year-round at the April 2026 monthly average. Investors should note that January and July historically produce the highest revenue months ($3,370 and $2,951 respectively), which would lift annualized returns if those months consistently outperform.
ADR varies meaningfully by property tier. Standard listings averaged $173 in April 2026. Entire-home listings averaged $178. Professionally managed listings averaged $212, a 22% premium over the all-listing average, suggesting management quality and presentation have a measurable rate impact. Luxury-tier listings averaged $337, roughly double the market average, pointing to a thin but high-performing top segment.
Revenue by property type in April 2026 ran $2,365 for entire-place listings and $2,547 for houses, an 8% premium over the entire-place average for that month. Apartments averaged $1,526, roughly 33% below the market average, reflecting their smaller size and likely in-town locations.
On the entry cost side, the median list price was $335,083 and typical home values sit at $316,185 (Zillow estimate, April 2026 snapshot). With 58 homes listed for sale at that snapshot, inventory is limited, which tends to maintain price floors. The combination of below-$320K typical entry prices and sub-$340K list prices positions Berkeley Springs as an accessible entry point compared to most coastal or mountain resort markets.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
In April 2026, the average booking lead time for Berkeley Springs STRs was 40 days, meaning guests typically book about six weeks ahead. The average length of stay was 3.7 nights.
A 40-day lead time gives operators a meaningful pricing window. Listings that use dynamic pricing tools can adjust rates in the 30 to 60-day booking window based on remaining availability, capturing late demand at a premium or filling gaps with moderate discounts. For peak periods like the Apple Butter Festival (early October) and the winter spa season (January and February, historically the highest-ADR months at $251 and $254 respectively), extending minimum-stay requirements and locking in rates earlier in the booking window can protect revenue.
The 3.7-night average stay is above the national STR median of roughly 3.0 nights, suggesting guests treat Berkeley Springs as a destination rather than a one-night stop. This is consistent with the spa-retreat and outdoor-recreation visitor profile. Longer stays reduce turnover costs and housekeeping frequency, which improves net operating margins relative to markets with shorter average stays.
Short-Term Rental Regulations
Berkeley Springs STRs operate under a layered but lightly enforced regulatory framework as of the profile update date of May 24, 2026.
Within the Town of Bath (the incorporated Berkeley Springs municipality), Ordinance 2024-03-08, effective March 2024, requires all STR operators to obtain an annual Town of Bath Business License. This applies to any rental under 30 consecutive days, including Airbnb and VRBO listings. Applications are submitted to the Town of Bath Police Department at 271 Wilkes Street. The specific license fee is not publicly listed and must be confirmed with the town directly. Before March 2024, no local STR-specific rules existed in the municipality.
Outside town limits in Morgan County, no dedicated STR permit is required. County-level operators must register with West Virginia for state tax purposes only.
Tax obligations represent the heaviest compliance burden. West Virginia imposes a 6% state sales tax on all lodging rentals under 30 days. Morgan County levies a hotel occupancy tax at 6% (confirmed via FY2023 tax receipts). The Town of Bath may collect an additional municipal sales tax of up to 1%. Operators within town limits should expect a combined tax burden of approximately 12 to 13% of gross rental receipts. Airbnb collects and remits the West Virginia state sales tax on behalf of hosts in participating jurisdictions and may handle some local taxes as well.
There is no owner-occupancy requirement, no primary-residence requirement, and no cap on maximum nights per year. Enforcement is described as minimal and complaint-driven with an educational focus. HOA communities may impose private restrictions. Rural properties on well and septic systems must demonstrate adequate system capacity.
Market Comparison
The US STR market posted median occupancy of approximately 55% and a median ADR near $220 in recent months. Berkeley Springs at 46.5% occupancy and $173 ADR in April 2026 sits below both benchmarks on rate and occupancy. However, April is historically the market’s weakest month. The 2025 annual average shows occupancy of 48.7% and ADR of $210, which closes the gap considerably on rate. The market’s investability score of 99.8 out of 100 signals that despite average occupancy running below national medians, the relationship between home prices and STR revenue is favorable relative to most tracked markets.
On the operator side, the market is moderately consolidated. Evolve leads with 178 listings and 7,849 reviews at an average rating of 4.69. Casago operates 152 listings with 3,773 reviews at 4.65. Blue Maple holds 131 listings with 12,710 reviews at 4.71, the highest review volume among the top operators. Mountaintop Condos manages 111 listings at 4.71. Snowshoe Brigham Collection operates 173 listings but with only 26 reviews, suggesting a newer or recently rebranded operation. Together, these five operators account for approximately 745 listings in the tracking dataset.
The West Virginia eastern panhandle is not a national STR hotspot, which keeps home acquisition costs below comparable mountain resort markets in Colorado or Tennessee. That cost differential is what drives the high investability score despite below-average occupancy metrics.
Frequently Asked Questions About Berkeley Springs, West Virginia
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