Greeley, Colorado Short-Term Rental Market
Greeley, CO STRs averaged $158/night at 63.3% occupancy in April 2026 across approximately 1,952 active listings.
Quick Answer: Greeley, Colorado is an active short-term rental market. average occupancy is 71%. average monthly revenue is $4,325. average daily rate is $224. the top operator is Mountain Time Vacation Rentals with 208 listings. market score is 72/100 (grade B).
Market data reflects the Fort Collins regional market, which includes Greeley. Regulations, taxes, and permit details below are specific to Greeley.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Greeley is a Front Range city in Weld County, home to the University of Northern Colorado and the Greeley Stampede, Colorado’s largest Independence Day celebration with approximately 250,000 annual attendees. STR demand is driven by a mix of university-related travel, festival and event tourism, and agricultural and business visitors rather than resort or outdoor-adventure patterns.
The market held approximately 1,952 active listings as of the latest snapshot, with entire-place units at 1,715 and private rooms at 237. Bedroom distribution skews toward smaller units: 673 one-bedroom, 539 two-bedroom, 405 three-bedroom, 207 four-bedroom, and 107 five-plus-bedroom listings. On the channel side, 957 listings appear exclusively on Airbnb, 107 exclusively on VRBO, and 888 are cross-listed on both platforms. For April 2026, the ADR was $158.10 and occupancy reached 63.3%, producing a RevPAR of $100.03. Year over year, occupancy declined 2.9 percentage points and average monthly revenue fell 1.4%, while ADR rose 3.4%. The market’s rental demand score of 97.2 out of 100 is exceptionally high, reflecting consistently strong occupancy across most months of the year.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 49% | $115 | $1,654 |
| Feb | 58% | $118 | $1,738 |
| Mar | 63% | $124 | $2,155 |
| Apr | 62% | $127 | $2,142 |
| May | 66% | $156 | $2,655 |
| Jun | 75% | $171 | $3,350 |
| Jul | 79% | $166 | $3,580 |
| Aug | 73% | $158 | $3,262 |
| Sep | 66% | $150 | $2,741 |
| Oct | 62% | $145 | $2,515 |
| Nov | 54% | $131 | $2,000 |
| Dec | 56% | $134 | $2,062 |
Top Short-Term Rental Operators in Greeley
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Mountain Time Vacation Rentals | 208 | 14,016 | ★ 4.81 |
| 2 | Urbanize | 56 | 4,212 | ★ 4.91 |
| 3 | Rise N Shine Rentals | 50 | 3,207 | ★ 4.90 |
| 4 | Evolve | 44 | 1,838 | ★ 4.78 |
| 5 | Riverside Colorado | 32 | 14 | ★ 4.96 |
What Kind of STR Should I Buy in Greeley?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 673 |
| 2 bed | 539 |
| 3 bed | 405 |
| 4 bed | 207 |
| 5 bed | 107 |
ADR by Property Tier
| Entire Home | $242 |
| Luxury | $364 |
| Professionally Managed | $327 |
Revenue by Dwelling Type
| Apartment | $4,445 |
| Entire Place | $4,642 |
| House | $4,386 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 49% |
| vrbo | 5.5% |
| both | 45.5% |
Investment Analysis
Greeley’s rental demand score of 97.2 out of 100 is the standout metric for investors, indicating near-maximum occupancy pressure relative to the dataset. The April 2026 occupancy of 63.3% is well above the national STR median despite April being a shoulder month in this market. The 2025 full-year average occupancy was 63.5% and average monthly revenue was $3,166, indicating that the April pull is not representative of annual performance.
Zillow typical home value data is not published for this area in the current snapshot, so a gross yield calculation against a local home value is not available. At the 2025 annual average monthly revenue of $3,166, annualized gross revenue would be approximately $37,992. Entire-place listings averaged $2,888 per month in April 2026 and house-type properties averaged $2,807, both above the market average of $2,683. Apartment-style units averaged $2,507. Tier comparisons show additional upside: luxury-tier listings carried an ADR of $251.70, while professionally managed listings averaged $202.15, a premium of $44.05 or 28% over the all-listing average of $158.10. The regulation score of 75.0 reflects a developing regulatory environment that is relatively favorable compared to many Colorado metros, though the framework is in flux and investors should confirm current permit requirements before purchasing.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Greeley STR guests book an average of 37.0 days in advance, a lead time of approximately five weeks. This is consistent with event-driven demand from the Greeley Stampede and University of Northern Colorado calendars, where travelers plan around known dates but do not require extended booking windows. Operators who set dynamic pricing around key event weekends and university move-in or graduation periods can capture premium rates within this five-week window.
Average length of stay is 5.05 nights, the longest of any area in this batch, indicating guests often use Greeley accommodations for multi-day stays rather than single-night or weekend trips. This may reflect the university-affiliated traveler segment, which includes extended visits by prospective students, parents, and faculty. The longer stay length significantly reduces turnover frequency and associated cleaning costs, making per-night operational expenses lower than in high-churn markets.
Short-Term Rental Regulations
Greeley does not yet have a mature, dedicated short-term-rental licensing framework. STRs are permitted but the city historically routes them through a Special Review land-use process. Home-based operations also require a Home Occupation Permit at a cost of $100, renewed every two years through the Planning division.
On taxes, the combined burden for short-term stays of 29 nights or fewer is approximately 10.1%: a 3% city public accommodations (lodging) tax plus combined sales tax of approximately 7.0% (2.90% state plus 4.11% city). Areas in the Evans Fire district may see a slightly different sales tax rate. No explicit owner-occupancy mandate, primary-residence requirement, or annual night cap was found in available sources as of the latest research.
The regulatory picture is evolving. The city adopted a Strategic Housing Plan that created a task force to develop formal STR regulations, and in late 2025 circulated a draft ordinance to allow accessory dwelling units in all residential zones. Colorado voters also approved lodging tax measures in November 2025 that may affect STR operators. Investors should confirm current requirements directly with Greeley Community Development at 970-350-9780 before purchasing. Enforcement severity is rated minimal.
Market Comparison
The national STR median occupancy is approximately 55%. Greeley’s April 2026 rate of 63.3% is well above that national benchmark even for a shoulder month, driven by the unusually high rental demand score of 97.2 out of 100. The all-listing ADR of $158.10 is below the national median of approximately $220, which is typical for a non-resort regional city with a strong utility-driven demand base rather than premium leisure pricing.
Among local operators, Mountain Time Vacation Rentals leads with 208 listings and 14,016 reviews at a 4.81 average rating, controlling approximately 10.7% of the roughly 1,952-listing market. Urbanize ranks second with 56 listings at 4.91, and Rise N Shine Rentals holds 50 listings at 4.90. The top five managers collectively operate 390 listings, or about 20.0% of the market, a notably high concentration. The total market score of 72.1 out of 100 reflects a combination of very strong rental demand (97.2), solid regulation score (75.0), and moderate investability (58.8) and revenue growth (61.2).
Frequently Asked Questions About Greeley, Colorado
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