Carbondale, Colorado Short-Term Rental Market
Carbondale CO STRs averaged $267/night in April 2026 (off-peak mud season), with July peak occupancy historically reaching 75.7% at $276/night.
Quick Answer: Carbondale, Colorado is an active short-term rental market. average occupancy is 36%. average monthly revenue is $2,949. average daily rate is $267. the top operator is KEYLINK with 61 listings. market score is 45/100 (grade D).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Carbondale is a small town of approximately 6,868 residents situated in Colorado’s Roaring Fork Valley, 30 miles from Aspen beneath 12,953-foot Mount Sopris. It serves as a more affordable lodging base for visitors to Aspen and Snowmass and draws outdoor recreation visitors year-round for hiking, mountain biking, fly-fishing across four rivers, and cross-country skiing. The town is also a Certified Colorado Creative District, hosting events such as the Carbondale Mountain Fair in late July.
The short-term rental market totals approximately 1,082 active listings. Entire-place units account for 1,024, private rooms for 58. One-bedroom units lead by listing count at 367, followed by two-bedrooms (253), three-bedrooms (234), four-bedrooms (144), and five-bedrooms (80). The channel split is distinctive: 544 listings are cross-listed on both Airbnb and VRBO (50.3% of market supply), 433 appear on Airbnb only, and 105 on VRBO only.
The April 2026 data (35.7% occupancy, $267.31 ADR, RevPAR $95.28) reflects the spring mud-season trough, which is historically the weakest period in mountain Colorado markets. The 2025 annual average occupancy of 55.4% and ADR of $326 are more representative of full-year performance. Year-over-year through April 2026, occupancy improved 5.3 percentage points and ADR rose 2.5%. The market’s composite score is 45.3 out of 100, driven by a strong rental demand component (80.5) but weighed down by revenue growth (46.2) and a strict regulatory environment (56.9).
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 51% | $280 | $3,882 |
| Feb | 55% | $279 | $3,995 |
| Mar | 57% | $272 | $4,369 |
| Apr | 37% | $222 | $2,546 |
| May | 53% | $231 | $2,838 |
| Jun | 70% | $275 | $4,643 |
| Jul | 76% | $276 | $5,487 |
| Aug | 65% | $270 | $4,754 |
| Sep | 60% | $251 | $3,957 |
| Oct | 50% | $235 | $3,381 |
| Nov | 40% | $220 | $2,370 |
| Dec | 55% | $279 | $3,542 |
Top Short-Term Rental Operators in Carbondale
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | KEYLINK | 61 | 5,755 | ★ 4.76 |
| 2 | Boutique Mountain Homes | 28 | 2,598 | ★ 4.85 |
| 3 | PONDEROSA LODGE | 25 | 5,007 | ★ 4.83 |
| 4 | Evolve | 22 | 1,989 | ★ 4.74 |
| 5 | Vacasa | 17 | 1,071 | ★ 4.62 |
What Kind of STR Should I Buy in Carbondale?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 367 |
| 2 bed | 253 |
| 3 bed | 234 |
| 4 bed | 144 |
| 5 bed | 80 |
ADR by Property Tier
| Entire Home | $275 |
| Luxury | $424 |
| Professionally Managed | $290 |
Revenue by Dwelling Type
| Apartment | $2,263 |
| Entire Place | $3,005 |
| House | $3,180 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 40% |
| vrbo | 9.7% |
| both | 50.3% |
Investment Analysis
Carbondale’s typical home value of $1,443,194 (April 2026 Zillow estimate, median list price $2,141,667) represents a premium mountain Colorado entry cost. April 2026 monthly revenue of $2,949 reflects the off-peak season and understates typical performance. The 2025 annual average monthly revenue of $4,896 is a more appropriate baseline; annualized, that implies approximately $58,752 in gross revenue per year, representing a gross yield near 4.1% on the typical home value before operating costs.
Tier comparisons show modest premium differentiation relative to other markets. Entire-home listings averaged $275.12 per night in April 2026 versus the all-listing ADR of $267.31, a 3% premium. Professionally managed listings averaged $290.04 (8% above market average). The luxury tier averaged $424.27 per night (59% premium). Monthly revenue for house listings averaged $3,180 in April 2026 and entire-place listings averaged $3,005, versus $2,263 for apartment-type listings.
The regulatory environment is the critical constraint for investor-owned properties in Carbondale. Non-owner-occupied STR licenses outside the Historic Commercial Core (HCC) are capped at 50 citywide, with additional applicants placed on a waitlist. The primary-residence requirement for most license categories effectively limits the investor-owned STR model in this market. Properties within the HCC zone district and owner-occupied primary residences can obtain licenses without the cap constraint. Investors who do not plan to reside at the property should confirm HCC zone status or waitlist position before purchasing.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Carbondale STR bookings arrive with an average lead time of 39.0 days, meaning the typical guest books roughly five to six weeks before arrival. This is shorter than the Aspen market proper but reflects a mix of planners booking winter ski trips slightly further in advance and spontaneous summer visitors who decide on shorter timelines. Operators should set pricing for ski season (particularly January through March) as early as September and October to capture committed ski trip planners.
Average length of stay is 3.20 nights, shorter than comparable mountain resort markets. This likely reflects a significant share of long-weekend bookings from Denver and Front Range visitors who drive up for 3-day mountain getaways rather than full weeks. At just over three nights per turn, cleaning cost management is more critical than in markets with longer average stays. A minimum of 2 to 3 nights would align with market norms and reduce single-night inefficiencies. Operators who can attract week-long summer bookings from destination travelers may be able to improve average stay length and reduce per-turn costs.
Short-Term Rental Regulations
Carbondale requires a Short Term Rental License for any rental of a whole property or portion for periods under 30 consecutive days. The licensing program is among the more restrictive in Colorado.
Eligibility is limited to two categories: (1) an owner’s primary residence, where the owner resides at the property at least 183 days per year, or (2) properties located in the Historic Commercial Core (HCC) zone district. Non-owner-occupied rentals outside the HCC are capped at 50 licenses total, with additional applicants placed on a waitlist. No further non-owner-occupied licenses outside the HCC are issued once the cap is reached. Primary residence is required for most license holders. Community Housing Program units are ineligible. HOA or private covenants may impose further restrictions regardless of a town license.
License fees are structured per bedroom: $100 per bedroom (maximum $400) for owner-occupied properties and $175 per bedroom (maximum $875) for non-owner-occupied properties. Licenses expire one year after issuance and require renewal with documentation and a Building Department inspection. Operators must maintain a 24/7 local contact who responds within 60 minutes and must display the license number in all advertisements. Occupancy is capped at two persons per room plus two additional per property.
On the tax side, STR operators owe a 6% short-term rental tax (effective January 1, 2023, with revenue earmarked for affordable housing) plus a 2% lodging tax and 3.5% lodging sales tax, totaling approximately 11.5% in combined tax obligations. Enforcement is rated strict, with $25 non-filer charges, $10 late fees, a 10% delinquency penalty, and 1.5% monthly interest on unpaid amounts.
Market Comparison
Carbondale’s April 2026 occupancy of 35.7% reflects a calendar trough rather than sustained market weakness. The 2025 annual average of 55.4% is near the US STR median occupancy of approximately 55%, indicating the market performs at national norms on a full-year basis. The April 2026 ADR of $267.31 is approximately 22% above the US median ADR of around $220, reflecting the Colorado mountain premium even in the off-season.
The market’s composite score of 45.3 is below the national midpoint, with the low total score driven by below-average revenue growth (46.2) and regulatory restrictiveness (56.9). Rental demand at 80.5 is strong, indicating real visitor interest in the area. Investability at 60.1 is moderate but the high home value ($1.4M typical) and regulatory constraints on non-owner-occupied properties limit the accessible investor base.
Among property managers, KEYLINK leads with 61 listings, the highest review volume among local operators at 5,755 reviews, and a 4.76 average rating. Boutique Mountain Homes holds 28 listings with a 4.85 rating across 2,598 reviews. PONDEROSA LODGE manages 25 listings with 5,007 reviews and a 4.83 rating. Evolve, the national platform manager, operates 22 listings at 4.74, and Vacasa holds 17 listings at a 4.62 average rating. The top five operators collectively manage 153 listings, representing approximately 14.1% of the 1,082-listing market, a higher concentration than the California markets in this dataset.
Frequently Asked Questions About Carbondale, Colorado
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