Fort Garland, Colorado Short-Term Rental Market
Fort Garland, CO STRs averaged $179/night at 40.9% occupancy in April 2026 across a market scoring 66/100 overall.
Quick Answer: Fort Garland, 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 Fort Garland. Regulations, taxes, and permit details below are specific to Fort Garland.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Fort Garland is a small unincorporated community in Costilla County, Colorado, sitting at roughly 7,900 feet in the San Luis Valley. Its short-term rental market is sizable relative to its resident population of 424, driven by visitors accessing Great Sand Dunes National Park, fourteeners, and regional outdoor recreation rather than the community itself.
In April 2026, the market posted an average daily rate of $179 and occupancy of 40.9%, generating RevPAR of $73. Year-over-year, occupancy rose 2.5%, ADR gained 2.9%, and revenue grew 2.3%, indicating modest but consistent positive momentum.
The listing mix skews heavily toward entire-place rentals: 10,363 out of roughly 11,086 active listings are entire-place units, with 718 private-room options and only 5 shared-room listings. By bedroom count, 1-bedroom units lead at 3,546, followed by 3-bedroom (3,016) and 2-bedroom (2,834) properties, with 4- and 5-bedroom homes making up a smaller share (1,120 and 549, respectively). Channel distribution shows 5,562 listings appear on both Airbnb and VRBO, 4,608 on Airbnb only, and 916 on VRBO only. The market’s overall score of 66 out of 100 reflects solid rental demand (73) and investability (71) but moderate revenue growth potential (64).
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 Fort Garland
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 Fort Garland?
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
Fort Garland’s investment case rests on low entry costs relative to revenue. The Zillow typical home value is approximately $228,000, well below Colorado mountain market medians. Median list price sits at $343,287, and active for-sale inventory is thin at 19 listings, suggesting limited competition for buyers.
At $2,184 average monthly revenue, the annualized gross is approximately $26,200, implying a gross yield of about 11.5% against the typical home value of $228,000. That figure compares favorably to most Colorado mountain markets with higher entry prices.
For context on the rate spectrum: all-listings ADR averages $179, while entire-home ADR is $185 and professionally managed listings average $210. Luxury-tier properties average $327/night, nearly double the market average, pointing to upside for well-appointed properties. The 2025 annual average revenue of $3,240 suggests April’s $2,184 figure reflects seasonal softness rather than the market’s full-year capacity. Investors should weight summer months (June through September) heavily when modeling annual returns.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Fort Garland guests book an average of 40 days in advance. That lead time is moderate for a rural outdoor recreation market, suggesting most bookings come from travelers planning regional trips rather than last-minute weekend decisions. It gives operators a reasonable pricing window to adjust rates as availability fills.
Average length of stay is 3.8 nights. That falls between a typical weekend (2 nights) and a full week, indicating a mix of long-weekend getaways and mid-week outdoor recreation itineraries. At 3.8 nights per booking, a property achieving 40.9% occupancy would need roughly 3 to 4 bookings per month during typical periods to fill its available nights. Minimum-stay policies of 2 to 3 nights will reduce turnover costs without materially hurting occupancy at this average stay length.
Short-Term Rental Regulations
Fort Garland is unincorporated, so short-term rental rules come from Costilla County rather than any town government. Costilla County has no short-term-rental-specific ordinance, registration program, or permit requirement. The 2013 Land Use Code governs zoning (primarily Agricultural and Estate Residential districts) but does not define or restrict vacation rentals as a distinct use category.
At the state level, Colorado classifies stays under 30 days as taxable lodging. Operators must obtain a Colorado Department of Revenue sales tax license and remit the combined state (2.9%) plus Costilla County (2.0%) sales tax, totaling 4.9%. No separate local lodging or marketing-district tax applies. There is no owner-occupancy requirement, no primary-residence mandate, and no annual night cap.
Enforcement is minimal given the county’s rural character and small population. Colorado HB23-1287 (2023) expanded county authority to regulate STRs, so Costilla County could adopt rules in the future. Investors should verify current requirements directly with Costilla County Planning and Zoning (719-937-7668) before purchasing.
Market Comparison
Fort Garland’s 40.9% occupancy in April 2026 sits below the U.S. STR median of approximately 55%, reflecting the seasonal trough month; the market’s summer peak of 72.4% (July) is well above that national benchmark. The April ADR of $179 is below the national median of approximately $220 but reasonable for a rural Colorado market with typical home values near $228,000.
The operator landscape is led by Evolve with 552 listings and 34,985 reviews at a 4.77 average rating, making it the dominant professionally managed presence in the area. Vacasa holds 205 listings with 11,102 reviews (4.60 rating). Vacation Rental Collective follows with 163 listings (4.83 rating), and Pinon Vacation rounds out the top tier with 111 listings. Together, the top four operators account for over 1,031 listings, representing a meaningful share of the estimated active supply. The high concentration of professionally managed inventory suggests operators who invest in quality and guest experience will compete in a relatively sophisticated market despite the rural location.
Frequently Asked Questions About Fort Garland, Colorado
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