Arkville, New York Short-Term Rental Market
Arkville, NY STRs averaged $263/night at 43.0% occupancy in April 2026, with a market investability score of 85.8 out of 100.
Quick Answer: Arkville, New York is an active short-term rental market. average occupancy is 43%. average monthly revenue is $3,012. average daily rate is $263. the top operator is Evolve with 284 listings. market score is 75/100 (grade B).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Arkville is a hamlet in the Town of Middletown, Delaware County, in the western Catskill Mountains. The short-term rental market here serves a concentrated niche of weekend and seasonal visitors from the New York metropolitan area seeking outdoor recreation and rural character, with a local population of 3,336.
In April 2026, the most recent data month, Arkville STRs posted an average daily rate of $263 and an occupancy rate of 43.0%, producing RevPAR of $113. Average monthly revenue across all listing types came in at $3,012.
Year-over-year from April 2025 to April 2026, occupancy declined 3.3 percentage points while ADR rose 4.8%, resulting in a modest 2.9% revenue gain. That divergence suggests rate strength is partially offsetting softer demand in the spring shoulder period.
The listing mix skews overwhelmingly toward entire-place rentals, which account for 12,455 of the 13,944 total listing-periods tracked, with 1,452 private rooms and just 37 shared rooms. By bedroom count, one-bedroom units lead with 4,458 listing-records, followed by three-bedrooms (3,345), two-bedrooms (2,805), four-bedrooms (1,921), and five-bedrooms (1,388). Channel distribution shows Airbnb at 7,684 listing-records versus VRBO at 655, with 5,605 listings appearing on both platforms.
The market composite score is 75.5 out of 100, with investability the standout at 85.8, revenue growth at 74.2, and regulation at 73.2.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 38% | $267 | $2,975 |
| Feb | 46% | $273 | $3,092 |
| Mar | 39% | $230 | $2,645 |
| Apr | 48% | $226 | $2,733 |
| May | 51% | $245 | $2,854 |
| Jun | 53% | $269 | $3,564 |
| Jul | 60% | $280 | $4,387 |
| Aug | 62% | $288 | $4,694 |
| Sep | 48% | $256 | $3,295 |
| Oct | 52% | $269 | $3,851 |
| Nov | 44% | $256 | $3,151 |
| Dec | 46% | $270 | $3,271 |
Top Short-Term Rental Operators in Arkville
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 284 | 10,524 | ★ 4.64 |
| 2 | Red Cottage | 151 | 3,895 | ★ 4.88 |
| 3 | Home Sweet Hudson | 65 | 3,085 | ★ 4.74 |
| 4 | The Upstate Place Team | 47 | 2,096 | ★ 4.89 |
| 5 | AvantStay | 38 | 901 | ★ 4.57 |
What Kind of STR Should I Buy in Arkville?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 4,458 |
| 2 bed | 2,805 |
| 3 bed | 3,345 |
| 4 bed | 1,921 |
| 5 bed | 1,388 |
ADR by Property Tier
| Entire Home | $285 |
| Luxury | $529 |
| Professionally Managed | $397 |
Revenue by Dwelling Type
| Apartment | $2,270 |
| Entire Place | $3,223 |
| House | $3,260 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 55.1% |
| vrbo | 4.7% |
| both | 40.2% |
Investment Analysis
Arkville’s investability score of 85.8 out of 100 reflects favorable regulation conditions and improving rate trends, making it one of the stronger-scoring markets in the western Catskills for STR positioning.
The April 2026 ADR of $263 across all listings widens considerably by segment. Entire-home listings averaged $285/night, while professionally managed properties reached $397/night and the luxury tier averaged $529/night. That $266 spread between the all-listings average and the luxury tier signals meaningful upside for investors who acquire higher-end properties and manage them actively.
Monthly revenue in April 2026 was $3,012 on average across all listing types, annualizing to approximately $36,146. House-type listings averaged $3,260/month versus $3,223 for entire-place units and $2,270 for apartments. The professional management premium is material: properties managed by top operators generated ADR of $397/night versus the $263 market average, a $134/night gap.
Revenue has trended upward from 2017 annual averages of $2,456 to 2025 annual averages of $3,848, a gain of roughly 57% over eight years. The post-pandemic high of $4,267 (2021 annual average) has not been recaptured, with 2022 through 2025 settling into a $3,578 to $3,848 range.
Housing price data for Arkville was not published in the current data snapshot, so a gross yield calculation cannot be provided at this time.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Arkville guests book an average of 38 days in advance as of April 2026. That lead time is consistent with weekend getaway behavior from the New York metropolitan area, where travelers planning a seasonal Catskills trip typically lock in accommodations four to six weeks out.
Average length of stay is 3.6 nights, slightly longer than a standard two-night weekend trip. The 3.6-night average suggests a mix of long-weekend stays and mid-week bookings, likely from remote workers and guests combining recreation with downtime.
For operators, a 38-day booking window provides a manageable pricing horizon. Rate adjustments made five to six weeks before arrival date can still reach the primary booking demand without relying heavily on last-minute discounting. The 3.6-night average also reduces per-booking turnover costs relative to a pure two-night market.
Short-Term Rental Regulations
Arkville STR operators face a three-layer regulatory framework as of May 2026, with no additional local ordinance from the Town of Middletown.
New York State enacted an STR registry law signed December 23, 2024, effective April 21, 2025. Hosts must register with the county on a biennial basis. Counties may opt out by passing local law; no Delaware County opt-out has been identified as adopted.
Delaware County levies a 2% hotel occupancy tax on stays of 31 nights or fewer, calculated on the listing price including cleaning fees. Airbnb collects and remits this tax automatically for listings on its platform.
New York State sales tax on STR stays took effect March 1, 2025, with booking platforms required to collect and remit on behalf of hosts.
There is no owner-occupancy or primary-residence requirement at the state or county level, and no cap on annual rental nights has been identified. Permit registration cost data was not available in the current profile.
Delaware County held a public hearing on February 26, 2025 regarding Local Law Intro. No. 1 of 2025, which proposed updates to the county occupancy tax framework for lodging and STRs. Final adoption status was not confirmed as of May 2026. Enforcement severity is rated minimal. Investors should monitor Delaware County Board of Supervisors actions and any future Town of Middletown zoning developments.
Market Comparison
Arkville’s April 2026 ADR of $263 sits above the U.S. STR median of approximately $220, reflecting the premium the Catskills rural market commands over typical markets nationally. Occupancy at 43.0% trails the U.S. STR median of approximately 55%, which is consistent with the market’s pronounced seasonality and smaller overall demand base.
The composite market score of 75.5 out of 100 is led by investability at 85.8, the highest individual dimension score. Rental demand is the weakest dimension at 50.1, in line with the occupancy gap versus national medians.
Five operators account for a meaningful share of professionally managed inventory. Evolve leads with 284 listings and 10,524 reviews at an average rating of 4.6. Red Cottage follows with 151 listings and 3,895 reviews at 4.9. Home Sweet Hudson holds 65 listings with 3,085 reviews at 4.7. The Upstate Place Team manages 47 listings at a 4.9 average rating. AvantStay rounds out the top five with 38 listings and 901 reviews at 4.6. Combined, these five operators account for 585 listings in the tracked dataset.
Frequently Asked Questions About Arkville, New York
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