Corrales, New Mexico Short-Term Rental Market
Corrales, NM STRs averaged $141/night at 65.6% occupancy in April 2026, with one of the most consistent year-round demand profiles in the dataset.
Quick Answer: Corrales, New Mexico is an active short-term rental market. average occupancy is 70%. average monthly revenue is $2,776. average daily rate is $144. the top operator is Evolve with 77 listings. market score is 86/100 (grade A).
Market data reflects the Albuquerque regional market, which includes Corrales. Regulations, taxes, and permit details below are specific to Corrales.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Corrales is a small rural village on the Rio Grande between Albuquerque and Rio Rancho, with a permanent population of 8,489. It functions as an artist, agricultural, and equestrian community that draws primarily regional visitors from the greater Albuquerque metro. The STR inventory stands at approximately 3,753 active listings across a market notable for its year-round consistency rather than seasonal peaks.
As of April 2026, the market posted an average daily rate of $141 and an occupancy rate of 65.6%, producing a RevPAR of $92. Year-over-year, occupancy declined 4.0% and revenue declined 1.5%, while ADR was nearly flat at +0.9%. These are modest movements in a market that has remained stable: the 2024 and 2025 annual average revenues were $2,509 and $2,522 per month, respectively.
The market’s seasonality score of 94.2 out of 100 is the defining characteristic. This score indicates extremely low seasonality, meaning demand stays consistent throughout the year. Occupancy ranged from a low of 55.6% in January to a high of 73.0% in June across the historical average, a narrow 17-point swing compared to most STR markets.
The listing mix includes entire-place accommodations (3,277 listings, 87% of inventory), private rooms (473 listings), and 3 shared rooms. By bedroom count, 1BR units lead at 1,499, followed by 3BR (979), 2BR (799), 4BR (368), and 5BR (102). Channel distribution shows 2,335 listings on Airbnb only, 1,280 on both Airbnb and VRBO, and 138 on VRBO only, indicating a heavily Airbnb-concentrated market.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 56% | $102 | $1,715 |
| Feb | 66% | $102 | $1,751 |
| Mar | 72% | $113 | $2,237 |
| Apr | 67% | $114 | $2,055 |
| May | 69% | $119 | $2,285 |
| Jun | 73% | $120 | $2,284 |
| Jul | 72% | $116 | $2,302 |
| Aug | 68% | $112 | $2,149 |
| Sep | 67% | $116 | $2,016 |
| Oct | 63% | $150 | $2,516 |
| Nov | 59% | $117 | $1,957 |
| Dec | 62% | $121 | $2,091 |
Top Short-Term Rental Operators in Corrales
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 77 | 1,797 | ★ 4.49 |
| 2 | 505RivRents | 50 | 9,940 | ★ 4.85 |
| 3 | PiruManors | 35 | 1,237 | ★ 4.41 |
| 4 | The Dunn Dwellings | 34 | 900 | ★ 4.89 |
| 5 | Irvie Homes Vacation Rentals | 33 | 1,768 | ★ 4.80 |
What Kind of STR Should I Buy in Corrales?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,499 |
| 2 bed | 799 |
| 3 bed | 979 |
| 4 bed | 368 |
| 5 bed | 102 |
ADR by Property Tier
| Entire Home | $154 |
| Luxury | $248 |
| Professionally Managed | $176 |
Revenue by Dwelling Type
| Apartment | $2,007 |
| Entire Place | $2,956 |
| House | $3,003 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 62.2% |
| vrbo | 3.7% |
| both | 34.1% |
Investment Analysis
Corrales offers a combination of metrics that is rare among STR markets: above-average occupancy (65.6% in April, a typically soft month for most markets), a typical home value of approximately $703,000, and very consistent year-round demand.
At April 2026 average monthly revenue of $2,409, the annualized projection is approximately $28,907. Based on a typical home value of $703,312, the implied gross yield from STR income is approximately 4.1%. This yield reflects the premium real estate market: Corrales median list prices reached approximately $874,000 as of April 2026, so investors should underwrite at current market values when modeling returns.
Revenue by property type shows entire-place listings averaging $2,574 per month and house listings averaging $2,568, both above the market-wide $2,409. Apartment-style units averaged $1,892, approximately 21% below the market average. The ADR gap between tiers is informative: professionally managed listings averaged $162 per night (a 15% premium over the $141 market average), and luxury-tier listings averaged $233 per night, a 65% premium.
The total market score of 86.1 out of 100 and rental demand score of 82.3 both indicate a well-established market. The 2025 full-year annual average revenue of $2,522 per month represents a stable baseline, and the consistent occupancy history from 2020 onward (ranging from 65% to 76% annually) reduces income variability risk relative to seasonal markets.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
As of April 2026, Corrales guests booked an average of 38 days in advance and stayed an average of 4.65 nights per booking. The 38-day lead time is shorter than destination or national-park-adjacent markets, consistent with the regional drive-market nature of Corrales. Most guests are regional visitors from the Albuquerque metro area who can plan trips with less advance notice.
The 4.65-night average stay is notably longer than many comparable markets and suggests guests are booking multi-night retreats rather than single-night or two-night getaways. This reduces turnover frequency and associated cleaning costs while also signaling that guests see value in staying longer. For operators, setting minimum stays of 3 to 4 nights aligns well with the market’s natural booking behavior and reduces the revenue drag of single-night gaps. The consistent year-round demand also means that revenue optimization can focus on rate rather than urgently filling gaps during a short peak window.
Short-Term Rental Regulations
Corrales regulates short-term rentals under Ordinance 19-006, adopted December 10, 2019, and amended in 2020 (Ordinance 20-005). Operating an STR in the A-1, A-2, or Historic residential zones requires a Short-Term Residential Permit issued by the Village Planning and Zoning Department.
Each application must go before the Planning and Zoning Commission (meets the third Wednesday of each month) at a noticed public hearing, scheduled within 60 days of a complete application. Required submittals include the application and fee, an aerial map, floor plan, a valid septic permit, owner contact information, and a New Mexico CRS (gross receipts) tax ID. The exact permit fee and renewal cadence are not published in the available code.
Permits are issued to the property owner and are non-assignable. An operator who is not the owner must have written owner permission. Operational limits include: no more than six guest rooms, no more than two occupants per bedroom (children 12 and under are not counted), and at least one off-street parking space per bedroom. There is no owner-occupancy or primary-residence requirement, and no annual night cap.
Lodging is subject to the Village lodgers’ (occupancy) tax at 5%, reported monthly to the Village Clerk by the 25th, plus New Mexico Gross Receipts Tax. Violations carry fines of approximately $250 to $500 per day, with each day a separate offense. Permits may be revoked for violations. Enforcement severity is rated moderate.
Market Comparison
The U.S. STR market broadly averages around 55% occupancy and roughly $220 in ADR. Corrales’s April 2026 occupancy of 65.6% runs notably above the national median, and this is in a spring month that is average-to-soft for this market. The $141 ADR is below the U.S. median, reflecting the lower price point of the Albuquerque-area market relative to coastal or mountain destination markets.
The total market score of 86.1 out of 100 is high, driven primarily by the seasonality score of 94.2 (near-maximum consistency), a rental demand score of 82.3, and investability of 73.9. These scores collectively describe a market where demand is reliable, entry-level ADR is modest, and occupancy offsets the rate differential.
Within the local operator landscape, Evolve leads with 77 listings. 505RivRents (50 listings, 9,940 reviews, 4.85 rating) stands out for its review volume, indicating a high-turnover operation with deep market experience. The Dunn Dwellings (34 listings, 4.89 rating) and Irvie Homes (33 listings, 4.80 rating) are top-rated local specialists. PiruManors (35 listings) rounds out the top five. The top 5 operators collectively manage 229 listings, approximately 6.1% of total inventory.
Frequently Asked Questions About Corrales, New Mexico
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