Show Low, Arizona Short-Term Rental Market
Show Low area STRs averaged $185/night at 32.2% occupancy in April 2026, with a summer peak above 70% as Phoenix-area visitors seek White Mountain elevation.
Quick Answer: Show Low, Arizona is an active short-term rental market. average occupancy is 32%. average monthly revenue is $1,816. average daily rate is $185. the top operator is Evolve with 234 listings. market score is 50/100 (grade D).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Show Low, Arizona serves as the primary gateway to the White Mountains recreational region at 6,400 feet elevation, approximately 175 miles northeast of Phoenix. The market draws Phoenix and Tucson residents escaping summer heat (temperatures run 20-30 degrees cooler), as well as winter sports visitors accessing Sunrise Park Resort, Arizona’s largest ski area. The broader region includes Pinetop-Lakeside, Greer, and access to Apache-Sitgreaves National Forest.
The market has approximately 2,034 tracked listings. In April 2026, the market recorded a 32.2% occupancy rate and a $185.28 average daily rate, producing a RevPAR of $59.63. April is a shoulder month between the winter ski season and the summer heat-escape peak; the 2025 annual average occupancy of 45.5% and ADR of $220 provide a more representative baseline. Year-over-year, April 2026 saw occupancy fall 7.5 percentage points and monthly revenue drop 2.6%, while ADR improved 2.2%.
By listing type, the market is almost entirely entire-place rentals (2,022 units) with just 12 private rooms. By bedroom count, three-bedroom properties lead at 739 units, followed by two-bedroom (572), four-bedroom (254), one-bedroom (320), and five-bedroom-plus (147). Channel distribution shows heavy dual-platform presence: 1,296 listings appear on both Airbnb and VRBO, 505 are Airbnb-only, and 233 are VRBO-only.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 34% | $218 | $2,200 |
| Feb | 37% | $207 | $2,021 |
| Mar | 39% | $190 | $2,137 |
| Apr | 33% | $177 | $1,711 |
| May | 46% | $198 | $2,025 |
| Jun | 64% | $220 | $3,553 |
| Jul | 70% | $222 | $4,161 |
| Aug | 59% | $200 | $3,226 |
| Sep | 45% | $202 | $2,492 |
| Oct | 44% | $199 | $2,516 |
| Nov | 37% | $206 | $1,976 |
| Dec | 48% | $228 | $2,762 |
Top Short-Term Rental Operators in Show Low
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 234 | 11,536 | ★ 4.81 |
| 2 | Vacasa | 80 | 927 | ★ 4.78 |
| 3 | CoolVacay | 47 | 48 | ★ 4.65 |
| 4 | Greer Cabin Keepers | 44 | 327 | ★ 4.59 |
| 5 | Rim Lakes Vacation Rentals | 31 | 1,343 | ★ 4.79 |
What Kind of STR Should I Buy in Show Low?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 320 |
| 2 bed | 572 |
| 3 bed | 739 |
| 4 bed | 254 |
| 5 bed | 147 |
ADR by Property Tier
| Entire Home | $185 |
| Luxury | $345 |
| Professionally Managed | $181 |
Revenue by Dwelling Type
| Apartment | $1,422 |
| Entire Place | $1,822 |
| House | $1,897 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 24.8% |
| vrbo | 11.5% |
| both | 63.7% |
Investment Analysis
At a $436,578 typical home value and $1,816 average monthly revenue (April 2026), the annualized gross yield based on the April snapshot is approximately 5.0% before fees, taxes, and operating costs (($1,816 x 12) / $436,578). The 2025 annual average of $2,778 per month provides a more representative baseline, implying a gross yield of approximately 7.6% annualized.
The median sale price of $403,333 is below the typical home value, and the median list price of $562,500 reflects premium inventory currently on market. The sale-to-list ratio of 0.717 and 53-day median to pending indicate a buyer-favorable market where negotiation room exists. With for-sale inventory of 235 properties, there is reasonable selection for buyers.
Tier data shows an interesting pattern in Show Low: the professionally managed tier averaged $181.45, which is $3.83 below the all-listings market average of $185.28, suggesting that the professionally managed segment here skews toward smaller or more standardized units rather than premium properties. Luxury-tier listings averaged $344.83, an 86% premium over the market average. By property type, houses generate $1,897 per month versus $1,822 for entire-place listings broadly and $1,422 for apartments. The absence of an owner-occupancy or primary-residence requirement and Arizona’s statewide STR preemption law make this a structurally accessible market for non-resident investors.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Guests booking Show Low properties plan an average of 33.0 days ahead, the shortest lead time in this batch. This reflects the drive-market nature of the visitor base: Phoenix and Tucson residents who decide to escape the heat often plan 2-4 weeks in advance rather than months out. The short booking window creates both opportunity and challenge for operators. Dynamic pricing that tightens rates as summer weekends approach can capture late-decision premium bookings.
The average length of stay is 3.48 nights, consistent with long-weekend mountain escape patterns. A 3-night minimum during peak summer weekends captures the dominant booking profile. During slower shoulder months, 2-night minimums or even single-night availability on mid-week gaps can improve overall occupancy without sacrificing revenue-per-booking, given the relatively modest ADR in this market.
Short-Term Rental Regulations
Show Low operates under Arizona’s statewide STR preemption framework (SB 1350 in 2016, SB 1168 in 2022), which prohibits cities from banning short-term rentals in areas where long-term rentals are allowed. STRs are permitted anywhere in Show Low that long-term rentals are permitted.
Operators need three things to operate legally: (1) an Arizona Transaction Privilege Tax (TPT) license from the Arizona Department of Revenue; (2) a City of Show Low short-term rental permit under Chapter 16.55, costing $150 per year with annual renewal; and (3) an emergency point of contact available 24 hours with name and phone number on file with the city and posted at the property. The current ordinance framework was adopted via Ordinance 2024-02 in March 2024, with further amendments considered under Ordinance 2025-04.
On taxes: the city collects a 3% hotel/motel transient lodging tax (effective July 1, 2023) on top of the state TPT lodging rate of 5.5% and any county portion, bringing the all-in tax on each booking into the high single digits. There is no cap on rental nights per year, no owner-occupancy requirement, and no primary-residence requirement. Enforcement is complaint-driven with fines up to $3,500 for serious or repeat nuisance violations and possible permit revocation. Operators should verify HOA and CC&R restrictions on a per-property basis, particularly around Show Low Lake and lakeside subdivisions where private covenants may restrict rentals beyond city requirements.
Market Comparison
Show Low’s April 2026 occupancy of 32.2% is below the U.S. STR median of approximately 55%, though April is a soft shoulder month. The 2025 annual average of 45.5% is also below the national median, consistent with a regional drive-market mountain destination rather than a nationally recognized resort. The $185.28 ADR is below the national median of approximately $220, reflecting the market’s positioning as an affordable mountain escape for the Southwest drive market rather than a premium destination.
The professional management layer is led by Evolve with 234 listings and 11,536 reviews at a 4.813 rating, a notably high review count that signals strong booking volume through the platform. Vacasa (80 listings, 4.778 rating) provides a second national operator presence. CoolVacay (47 listings, 4.646 rating), Greer Cabin Keepers (44 listings, 4.589 rating), and Rim Lakes Vacation Rentals (31 listings, 4.794 rating) are regional specialists serving specific sub-areas of the White Mountains. The top five operators together manage roughly 436 of approximately 2,034 total market listings, or about 21% of supply, a higher managed penetration than most comparable small-market mountain destinations.
Frequently Asked Questions About Show Low, Arizona
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