Great Valley, New York Short-Term Rental Market
Great Valley, NY STRs averaged $161/night at 43.2% occupancy in April 2026 across approximately 9,645 active listings.
Quick Answer: Great Valley, New York is an active short-term rental market. average occupancy is 59%. average monthly revenue is $3,591. average daily rate is $246. the top operator is Evolve with 209 listings. market score is 70/100 (grade C).
Market data reflects the New York State Area regional market, which includes Great Valley. Regulations, taxes, and permit details below are specific to Great Valley.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Great Valley is a small rural town in Cattaraugus County in the Enchanted Mountains region of western New York, situated adjacent to Holiday Valley Resort and near a section of Allegany State Park. The STR market is large relative to the town’s resident population of approximately 1,991, reflecting the area’s role as a lodging hub for regional drive-market visitors from Buffalo, Rochester, and Southern Ontario.
The market held approximately 9,645 active listings as of the latest snapshot, with entire-place units dominating at 8,784, private rooms at 855, and shared rooms at 6. Bedroom distribution skews toward one- and two-bedroom units (3,095 and 2,435 respectively), with 2,327 three-bedroom, 1,034 four-bedroom, and 743 five-plus-bedroom listings. Channels show 5,326 listings exclusively on Airbnb, 748 exclusively on VRBO, and 3,571 cross-listed on both. For April 2026, the ADR was $160.60 and occupancy reached 43.2%, producing a RevPAR of $69.41. Year over year, occupancy declined 3.4 percentage points and average monthly revenue fell 2.9%, while ADR rose 4.3%. The market’s investability score of 93.8 out of 100 is notably high, suggesting strong structural fundamentals despite the recent revenue softness.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 40% | $208 | $2,369 |
| Feb | 48% | $216 | $2,527 |
| Mar | 40% | $171 | $1,960 |
| Apr | 44% | $156 | $1,770 |
| May | 47% | $178 | $1,851 |
| Jun | 56% | $218 | $2,929 |
| Jul | 64% | $226 | $3,778 |
| Aug | 60% | $220 | $3,586 |
| Sep | 44% | $189 | $2,285 |
| Oct | 44% | $186 | $2,276 |
| Nov | 40% | $166 | $1,886 |
| Dec | 43% | $190 | $2,123 |
Top Short-Term Rental Operators in Great Valley
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 209 | 5,947 | ★ 4.68 |
| 2 | Cooperstown Stay | 186 | 2,249 | ★ 4.87 |
| 3 | ERA Team VP Vacation Properties | 40 | 175 | ★ 4.43 |
| 4 | Angel Rock Waterfront Cottages & Vacation Homes | 32 | 386 | ★ 4.77 |
| 5 | Cooperstown Baseball Rentals | 31 | 378 | ★ 4.92 |
What Kind of STR Should I Buy in Great Valley?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 3,095 |
| 2 bed | 2,435 |
| 3 bed | 2,327 |
| 4 bed | 1,034 |
| 5 bed | 743 |
ADR by Property Tier
| Entire Home | $257 |
| Luxury | $427 |
| Professionally Managed | $328 |
Revenue by Dwelling Type
| Apartment | $2,428 |
| Entire Place | $3,771 |
| House | $4,099 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 55.2% |
| vrbo | 7.8% |
| both | 37% |
Investment Analysis
Great Valley’s investability score of 93.8 out of 100 is among the highest in the dataset, reflecting the market’s combination of accessible entry costs and established leisure demand anchored by Holiday Valley Resort. Zillow typical home value data is not published for this area, so a direct gross yield calculation is not available. The for-sale inventory snapshot shows only 9 homes listed, indicating a very thin resale market that can create both scarcity value and liquidity risk.
At the April 2026 market average of $1,771 per month, annualized gross revenue across all listing types would be approximately $21,252 before expenses. House-type properties outperformed at $1,938 per month and entire-place listings at $1,885, versus $1,380 for apartment-style units. Tier comparisons amplify the spread: luxury-tier listings commanded an ADR of $390.45, more than double the all-listing ADR of $160.60, while professionally managed listings averaged $260.30 per night, a premium of $99.70 or 62% over the market average. The revenue growth score of 65.1 and the regulation score of 70.8 support a thesis that operational costs and compliance risk are manageable, particularly given the absence of a town-level STR ordinance.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Great Valley STR guests book an average of 37.3 days in advance, a lead time of approximately five weeks. This shorter planning window is consistent with drive-market leisure travelers from Buffalo and Rochester who do not need to arrange flights, and who often coordinate bookings around specific ski weekends or summer recreation dates without extended planning horizons.
Average length of stay is 4.10 nights, longer than a standard long weekend and consistent with guests using Great Valley as a multi-day base for Holiday Valley or Allegany State Park activities. This stay length means lower per-visit turnover and cleaning costs, which benefits operators in a market where properties often sit on rural parcels with distance between units. Minimum-stay settings of 3 to 4 nights for peak summer weekends and 2 to 3 nights for ski weekends can align with this booking profile.
Short-Term Rental Regulations
Great Valley has no town-specific STR ordinance, permit cap, or owner-occupancy requirement on record. STRs operate under county and state rules rather than local restrictions, making this one of the less regulated markets in upstate New York.
At the county level, Cattaraugus County imposes a 5% hotel and motel occupancy tax on stays of 59 nights or fewer, covering Airbnb, VRBO, cabins, and cottages. Every operator must file a Certificate of Registration with the County Treasurer at least 20 days before commencing business (one registration per property), display the issued Certificate of Authority, and file quarterly returns due March 20, June 20, September 20, and December 20, regardless of occupancy. Airbnb typically collects and remits the 5% tax automatically; VRBO hosts and direct-booking operators generally must remit themselves.
At the state level, New York enacted statewide STR legislation (signed December 2024) creating a Department of State STR registry with biennial renewal, and state sales tax began applying to STR occupancy on March 1, 2025. Platform verification and county registry requirements were phasing in around September 2025. There is no owner-occupancy or primary-residence requirement in Great Valley as of the latest research. Enforcement is minimal at the town level.
Market Comparison
The national STR median occupancy is approximately 55%, placing Great Valley’s April 2026 rate of 43.2% below the national baseline for that month. April is a shoulder-season month in this market; the July peak of 64.4% is close to the national summer norm. The all-listing ADR of $160.60 is below the national median of approximately $220, reflecting rural western New York’s lower price ceiling relative to coastal or major metro markets.
Among local operators, Evolve leads the market with 209 listings and 5,947 reviews at a 4.68 average rating. Cooperstown Stay ranks second with 186 listings and 2,249 reviews at 4.87, while ERA Team VP Vacation Properties holds 40 listings with 175 reviews at 4.43. The top five managers collectively operate 498 listings, approximately 5.2% of the roughly 9,645-listing market. The investability score of 93.8 stands out as a market differentiator, and the regulation score of 70.8 reflects the light-touch local regulatory environment. Revenue growth scored 65.1 out of 100, indicating positive but moderate momentum.
Frequently Asked Questions About Great Valley, New York
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