Livingston Manor, New York Short-Term Rental Market
Livingston Manor, NY Catskills STRs averaged $263/night and 43.1% occupancy in April 2026 across approximately 13,960 active listings.
Quick Answer: Livingston Manor, New York is an active short-term rental market. average occupancy is 51%. average monthly revenue is $4,487. average daily rate is $335. the top operator is Evolve with 286 listings. market score is 75/100 (grade B).
Market data reflects the Lower Hudson Valley regional market, which includes Livingston Manor. Regulations, taxes, and permit details below are specific to Livingston Manor.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
The Livingston Manor, New York short-term rental market spans approximately 13,960 active listings as of April 2026, concentrated in the Sullivan County Catskills hamlet known as the Gateway to the Catskills. The market is overwhelmingly entire-place focused, with 12,472 entire-place listings (89.3% of tracked listings), 1,451 private rooms, and 37 shared rooms. One-bedroom units lead with 4,464 listings, followed by three-bedroom (3,346), two-bedroom (2,806), four-bedroom (1,923), and five-plus bedroom (1,393) units, reflecting a diverse mix from couples’ retreats to larger group rentals.
Airbnb strongly dominates channel distribution. Among channel-tracked listings, 7,683 are Airbnb-only, 5,615 appear on both platforms, and 662 are VRBO-only. Airbnb reaches approximately 95.3% of the market’s listings; VRBO reaches around 44.9%. The dual-listing rate of 40.2% reflects moderate platform diversification.
In April 2026, occupancy was 43.1% and the average daily rate was $262.53, generating a RevPAR of $113.03. Year-over-year in April, occupancy fell 3.24% while ADR rose 4.80% and revenue grew 2.87%, indicating a rate-led market where pricing is firming despite slight occupancy headwinds. The 2025 full-year average is the more complete baseline: $296 ADR at 47.1% occupancy, producing approximately $3,848 in average monthly revenue per active listing.
Market scores are moderate to strong. The total score is 75.3 out of 100, with investability at 85.9, seasonality at 77.5, revenue growth at 74.0, and regulation at 73.0. Rental demand scores 50.1, consistent with a market where demand is concentrated in specific seasonal windows.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 38% | $267 | $2,974 |
| Feb | 46% | $273 | $3,093 |
| Mar | 39% | $230 | $2,645 |
| Apr | 48% | $227 | $2,735 |
| May | 51% | $251 | $2,928 |
| Jun | 53% | $277 | $3,666 |
| Jul | 60% | $280 | $4,387 |
| Aug | 62% | $288 | $4,693 |
| Sep | 48% | $256 | $3,295 |
| Oct | 52% | $269 | $3,852 |
| Nov | 44% | $256 | $3,152 |
| Dec | 46% | $270 | $3,271 |
Top Short-Term Rental Operators in Livingston Manor
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 286 | 10,579 | ★ 4.65 |
| 2 | Red Cottage | 151 | 3,906 | ★ 4.88 |
| 3 | Home Sweet Hudson | 65 | 3,093 | ★ 4.75 |
| 4 | The Upstate Place Team | 48 | 2,103 | ★ 4.89 |
| 5 | AvantStay | 38 | 903 | ★ 4.57 |
What Kind of STR Should I Buy in Livingston Manor?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 4,464 |
| 2 bed | 2,806 |
| 3 bed | 3,346 |
| 4 bed | 1,923 |
| 5 bed | 1,393 |
ADR by Property Tier
| Entire Home | $363 |
| Luxury | $683 |
| Professionally Managed | $556 |
Revenue by Dwelling Type
| Apartment | $2,995 |
| Entire Place | $4,805 |
| House | $4,938 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 55% |
| vrbo | 4.7% |
| both | 40.2% |
Investment Analysis
Livingston Manor offers a premium-priced Catskills STR market with relatively low supply concentration and moderate investor infrastructure. The 2025 full-year average monthly revenue of $3,848 (annualized to $46,176) is the baseline for a typical listing. Housing snapshot data was not available in this pull, so a gross yield calculation cannot be provided; investors should apply the $46,176 annual figure to current Sullivan County property values.
ADR tiers show a striking divergence in this market. Professionally managed properties averaged $390.17 per night in April 2026, a $106 premium over the entire-home average of $284.73 and a $128 premium over the all-listings average of $262.53. This significant professional management premium suggests that leading operators (Evolve, AvantStay) are selectively managing higher-quality or larger properties that command substantially higher rates. The luxury tier averaged $529.15 per night, double the all-listings average.
Revenue by property type in April 2026: house listings averaged $3,260 per month, entire-place listings averaged $3,222, and apartment listings averaged $2,267. The house and entire-place categories are nearly equivalent at $38 apart; apartments trail by approximately $993.
Revenue growth has been substantial over the full data series, rising from $2,456 per month in 2017 to $3,848 in 2025, a 57% increase. The 2020-2021 pandemic-era surge drove occupancy above 59-62% and revenue above $4,200, a level not yet recaptured. The 2025 full-year ADR of $296 represents a new high point in the data series, indicating sustained rate appreciation even as occupancy normalizes from pandemic peaks. The investability score of 85.9 reflects this combination of strong rate growth and accessible entry pricing relative to Catskills peers.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Livingston Manor, NY guests book an average of 38.2 days in advance, with stays averaging 3.6 nights. The 38-day lead window is shorter than the U.S. vacation-destination average, suggesting that many guests plan Catskills trips four to six weeks out, consistent with the spontaneous weekend-getaway character of the NYC metro day-trip market.
For operators, a 38-day booking window means pricing decisions made 40 to 50 days before arrival capture most demand. Summer peak bookings for July and August tend to flow in during May and June, so rate setting in late April and May is critical for peak-revenue months. Fall foliage bookings (October) similarly fill in August and September.
The 3.6-night average stay is consistent with extended weekend travel. NYC-market visitors typically book Friday through Monday or Thursday through Sunday. Operators can align minimum-stay requirements with this pattern: 3-night minimums for most dates, with 4- to 5-night minimums around major holiday weekends (Labor Day, Columbus Day/Indigenous Peoples Day, July 4th) to maximize revenue in high-demand windows without leaving gap nights between bookings.
Short-Term Rental Regulations
Short-term rentals are permitted in Livingston Manor (an unincorporated hamlet in the Town of Rockland, Sullivan County, New York). The Town of Rockland adopted its first Short-Term Rental Local Law on July 6, 2023, requiring operators to obtain a town STR permit through the Code Enforcement Office and to meet safety and building-code requirements.
STRs are allowed in all zoning districts where residential dwellings are permitted and are allowed as-of-right in commercial zones. There is no owner-occupancy or primary-residence requirement, and no cap on rental duration or frequency is documented. Occupancy is limited to two guests per bedroom. The exact permit fee and renewal cadence were not confirmed from primary sources; operators should contact the Town of Rockland Code Enforcement Office directly.
On taxes, Sullivan County levies a 5% room and occupancy tax on rentals of 89 nights or fewer. Operators must register with the Sullivan County Treasurer for a Certificate of Authority and file quarterly returns even when no tax is due. Major platforms such as Airbnb and VRBO collect and remit this county tax automatically on the host’s behalf.
As of March 1, 2025, New York State began applying state and local sales tax (approximately 8% combined) to short-term rental occupancy statewide. Total combined tax on STR stays in this area is approximately 13%. Additionally, in April 2025, New York enacted an optional statewide STR registry framework.
Enforcement is handled by the town Code Enforcement Officer and is generally described as education- and compliance-focused. Overall enforcement is assessed as moderate.
Market Comparison
Livingston Manor’s 47.1% annual average occupancy (2025) is below the U.S. STR median of approximately 55%, reflecting the seasonal concentration of demand in this Catskills market. However, its 2025 annual ADR of $296 significantly exceeds the approximate U.S. median of $220, consistent with the premium pricing that Sullivan County Catskills properties command from New York City metro visitors.
The market’s total score of 75.3 and investability score of 85.9 position it as a premium, investor-accessible market. Sullivan County tourism spending reached a record approximately $969 million in 2023, underscoring the regional tourism economy’s depth.
The operator landscape in Livingston Manor is unusually fragmented. The top five property managers collectively hold just 588 listings, representing approximately 4.2% of the 13,960 total active listings. This is among the lowest top-five concentration rates in the data set, indicating a highly atomized market dominated by independent and self-managed operators. Evolve leads with 286 listings and a 4.65 rating across 10,579 reviews. Red Cottage follows with 151 listings and an exceptional 4.88 rating across 3,906 reviews. The Upstate Place Team holds 48 listings at a 4.89 rating, the highest in the top five.
The dominance of regionally specialized boutique operators (Red Cottage, Home Sweet Hudson, The Upstate Place Team) over national platforms in the top-five rankings reflects a market where local curation and guest experience are highly valued. Independent operators with strong review profiles can compete effectively without scale.
Frequently Asked Questions About Livingston Manor, New York
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