Fairplay, Colorado Short-Term Rental Market
Fairplay, CO STRs averaged $179/night at 40.9% occupancy in April 2026 across 11,086 active listings.
Quick Answer: Fairplay, Colorado is an active short-term rental market. average occupancy is 65%. average monthly revenue is $4,125. average daily rate is $244. the top operator is Evolve with 552 listings. market score is 66/100 (grade C).
Market data reflects the Colorado Area regional market, which includes Fairplay. Regulations, taxes, and permit details below are specific to Fairplay.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Fairplay, Colorado sits at nearly 10,000 feet elevation in Park County, drawing drive-in visitors from the Denver and Colorado Springs corridors roughly 90 minutes away. The short-term rental market here is larger than the town’s population of 738 would suggest, with 11,086 active listings spanning the broader South Park area. In April 2026, the market averaged $179 per night in ADR and 40.9% occupancy, producing a RevPAR of $73. Year-over-year metrics show steady, modest growth: occupancy up 2.5%, ADR up 2.9%, and revenue up 2.3% compared to April 2025.
The listing mix is overwhelmingly entire-place properties: 10,363 entire-place units (93.4% of the market), 718 private rooms, and just 5 shared rooms. By bedroom count, 1-bedroom units lead with 3,546 listings, followed closely by 3-bedroom properties at 3,016, 2-bedrooms at 2,834, 4-bedrooms at 1,120, and 5-bedroom-plus at 549. Distribution across platforms skews toward dual-listed properties: 5,562 listings appear on both Airbnb and VRBO, with 4,608 Airbnb-exclusive and 916 VRBO-exclusive. The market’s composite score of 66.4 out of 100 reflects solid rental demand (73.2) and investability (70.7), with revenue growth scoring a more modest 64.2, consistent with a maturing but stable mountain market.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 42% | $189 | $2,293 |
| Feb | 50% | $191 | $2,370 |
| Mar | 54% | $193 | $2,839 |
| Apr | 41% | $155 | $1,933 |
| May | 57% | $175 | $2,319 |
| Jun | 67% | $212 | $3,508 |
| Jul | 72% | $216 | $4,201 |
| Aug | 63% | $203 | $3,570 |
| Sep | 59% | $191 | $3,034 |
| Oct | 51% | $175 | $2,541 |
| Nov | 45% | $167 | $1,987 |
| Dec | 51% | $200 | $2,559 |
Top Short-Term Rental Operators in Fairplay
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 552 | 34,985 | ★ 4.77 |
| 2 | Vacasa | 205 | 11,102 | ★ 4.60 |
| 3 | Vacation Rental Collective | 163 | 8,326 | ★ 4.83 |
| 4 | Pinon Vacation | 111 | 8,000 | ★ 4.82 |
| 5 | VIP Vacation Services | 94 | 3,082 | ★ 4.83 |
What Kind of STR Should I Buy in Fairplay?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 3,546 |
| 2 bed | 2,834 |
| 3 bed | 3,016 |
| 4 bed | 1,120 |
| 5 bed | 549 |
ADR by Property Tier
| Entire Home | $252 |
| Luxury | $406 |
| Professionally Managed | $302 |
Revenue by Dwelling Type
| Apartment | $3,363 |
| Entire Place | $4,276 |
| House | $4,513 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 41.6% |
| vrbo | 8.3% |
| both | 50.2% |
Investment Analysis
Fairplay’s investment case centers on its role as a gateway to South Park and high-country recreation, which creates year-round demand across distinct seasonal peaks. At a typical home value of $599,757 (April 2026 Zillow estimate) and median list prices running around $707,983, entry costs are substantial for a town of this size. April 2026 revenue averaged $2,184 per listing per month, which annualizes to roughly $26,200 at current run-rate. That implies a gross short-term rental yield of approximately 4.4% on typical home value before expenses, a figure that reflects high acquisition costs relative to revenue.
Tier differences matter here. Standard entire-home ADR runs $185, while professionally managed properties average $210 per night and the luxury tier commands $327. Investors with professionally managed properties earn about 17% more per night than the market average. The YoY revenue trend has been consistently positive since the 2022 peak correction: 2023 averaged $3,000/month, 2024 climbed to $3,165, and 2025 reached $3,240 on an annual basis. Summer months pull the strongest revenue, with July averaging $4,203. The market’s total score of 66.4 and investability score of 70.7 suggest a viable but specialized market best suited for investors who understand mountain seasonality and can absorb a strict local licensing regime.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
In April 2026, bookings in the Fairplay market were made an average of 40 days in advance, with guests staying an average of 3.8 nights per visit. The 40-day lead time is moderate for a mountain destination, suggesting a mix of planners booking 4-6 weeks out and last-minute decision-makers. For pricing strategy, this lead time supports rate adjustments beginning 5-6 weeks before arrival, with the ability to drop rates for gaps within 2 weeks of check-in without over-discounting the primary booking window.
The 3.8-night average stay is longer than a weekend and shorter than a week, which points to a strong mid-week extension pattern, particularly for summer visitors pursuing multi-day outdoor itineraries including fishing, hiking, and visiting the South Park City Museum. Owners who price Monday-Thursday nights at a slight discount to weekend rates can capitalize on this pattern to improve occupancy without sacrificing peak-night revenue. Minimum stay policies of 3-4 nights during July and August align well with the average stay length and reduce turnover costs during the highest-demand period.
Short-Term Rental Regulations
Short-term rentals inside the Town of Fairplay are permitted but tightly capped under Ordinance No. 4, Series 2022 (adopted March 21, 2022). Operators need both an annual Short-Term Rental License ($250 application fee) and a Town Business License ($100/year). Licenses are non-transferable and issued first-come, first-served.
The most significant constraint is a hard cap: total STR licenses are limited to 6.5% of housing units existing at adoption, approximately 20 licenses town-wide. As of spring 2026, roughly 10 were issued with about 10 remaining, meaning the cap is approximately half-full. Prospective investors should verify current availability directly with the Town of Fairplay before purchasing.
Operational requirements are strict: 24/7 local responsible-agent contact, compliance with health, fire, and building codes (smoke and CO detectors required), a posted parking and trash plan, a property diagram, and guest-facing safety information. Maximum occupancy is fixed at licensing based on the property’s Water and Sewer EQR calculation. Events such as parties, weddings, and concerts are explicitly prohibited. There is no owner-occupancy or primary-residence requirement and no stated annual night cap.
On the tax side, hosts must hold a Colorado sales tax license and file a Fairplay lodging tax return. The lodging occupation tax is a flat per-room charge rather than a percentage rate. Combined sales tax on lodging is approximately 8.9% (state, county, and town components). Properties on well and septic fall outside town jurisdiction and are regulated separately by Park County, which was revising its own STR ordinance through 2025-2026. Enforcement is rated strict.
Market Comparison
Fairplay’s April 2026 ADR of $179 is below the U.S. STR median of approximately $220, reflecting its position as a smaller mountain market rather than a marquee ski destination. Occupancy at 40.9% is below the U.S. STR median of roughly 55%, which is expected in April given the mud-season trough. On an annual basis, 2025 average occupancy was 53.9% and ADR was $217, both much closer to national norms and consistent with a functioning mid-tier mountain market.
The operator landscape is dominated by Evolve, which leads with 552 listings and 34,985 reviews (4.77 average rating), making it the clear market leader by volume. Vacasa holds the second position with 205 listings and 11,102 reviews (4.60 rating). Vacation Rental Collective (163 listings, 4.83 rating) and Pinon Vacation (111 listings, 4.82 rating) round out the top four, with VIP Vacation Services fifth at 94 listings (4.83 rating). The concentration of professionally managed inventory through these five operators represents a meaningful share of total market listings and sets a quality and pricing benchmark that independent operators must account for.
Frequently Asked Questions About Fairplay, Colorado
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