Kingston, New York Short-Term Rental Market
Kingston NY STRs averaged $263/night at 43.1% occupancy in April 2026, with full-permit slots capped and a waitlist active since March 2024.
Quick Answer: Kingston, 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 Kingston. Regulations, taxes, and permit details below are specific to Kingston.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Kingston is the seat of Ulster County in New York’s Mid-Hudson Valley, about 90 minutes to two hours from New York City by car or Amtrak. It draws a steady flow of weekend visitors from the NYC metro and broader Northeast, offering a combination of 17th-century Dutch colonial history in the Stockade district, a waterfront scene along Rondout Creek, arts and creative-economy venues, and proximity to Catskills hiking and outdoor recreation. The wider Hudson Valley recorded approximately $5.0 billion in visitor spending in 2023, with Ulster County reporting year-over-year growth; a Kingston-specific annual visitor count is not published.
As of April 2026, the all-listings average daily rate was $262.53, with occupancy at 43.1% and RevPAR at $113.03. Average monthly revenue per active listing was $3,011. Year-over-year, occupancy declined 3.24% while ADR rose 4.80%, producing net revenue growth of 2.87%, a pattern suggesting pricing power despite some softness in nights booked.
Entire-place listings dominate at 12,472 of approximately 13,960 total listings (about 89%). Private rooms account for 1,451 listings and shared rooms just 37. One-bedroom units are the most common at 4,464 listings, followed by three-bedroom (3,346), two-bedroom (2,806), four-bedroom (1,923), and five-bedroom or larger (1,393). Airbnb carries 7,683 listings exclusively, VRBO 662, and 5,615 appear on both platforms. The overall market score is 75.3, with revenue growth (74.0) and seasonality (77.5) as relative strengths and rental demand (50.1) as the weakest dimension.
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 Kingston
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 Kingston?
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
Kingston’s investability score of 85.9 out of 100 reflects the market’s relatively favorable income-to-cost ratio, though typical home value data is not currently available in the StaySTRA housing snapshot for this market. The median list price for available inventory stands at $437,150, and at a 28-day median time to pending, properties move quickly. At 61 units of for-sale inventory on record, choices are limited.
At April 2026 average monthly revenue of $3,011, the annualized figure reaches approximately $36,132. Investors must weigh this against acquisition cost at the individual property level. The ADR of $262.53 is well above the national median of approximately $220, confirming Kingston’s premium position as a Hudson Valley destination.
Tier comparisons show substantial upside from quality positioning. The all-listings ADR of $262.53 rises to $284.73 for entire-home listings, $390.17 for professionally managed properties, and $529.15 for the luxury tier. The luxury-to-average spread of $266 per night is significant, indicating that high-end properties command rates more than double the market average.
Year-over-year ADR growth of 4.80% against occupancy decline of 3.24% suggests hosts are successfully pushing rates, though at some cost to nights booked. The revenue growth score of 74.0 indicates above-median trajectory. The regulation score of 73.0 reflects the real complexity of Kingston’s permit regime, including a capped full-permit category, which investors must navigate carefully before purchasing.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Kingston guests book an average of 38.2 days in advance, roughly five and a half weeks out. This is somewhat shorter than comparable drive-to destination markets, reflecting the spontaneous weekend-trip nature of NYC-metro travelers. Operators can use this lead time to maintain strong pricing through the first month of a booking window, then apply yield-management adjustments in the final two weeks if inventory remains open.
The average length of stay is 3.62 nights, the shortest among the five markets in this batch. This skews toward Friday-to-Monday weekend trips, consistent with Kingston’s role as a quick NYC getaway. A sub-four-night average means approximately 8 guest turns per month at full occupancy, with corresponding cleaning and linen costs to plan for.
A three-night minimum stay policy aligns well with this demand profile, capturing weekend trips while reducing single-night turnover costs. During peak weeks in July and August, operators who extend the minimum to five or seven nights may find enough demand to justify the constraint.
Short-Term Rental Regulations
Kingston, NY is one of the more tightly regulated STR markets in the Northeast. The City of Kingston operates three permit categories under its Form-Based Code.
The Full permit (STR-F) covers non-owner-occupied whole-unit rentals and is restricted to T4 and T5 zoning transects (the city’s denser and more commercial areas). Full permits are capped citywide at 1% of housing units, approximately 106 permits total. That cap was reached around March 2024, and new full permits are issued only as existing ones become available, through random selection from a waitlist. As of fall 2024, there were 16 applicants competing for 5 open slots. The annual full-permit fee is approximately $650.
The Resident-Occupied permit (STR-RO) applies when the owner rents rooms within their primary residence. The Limited permit (STR-L) covers units rented fewer than 30 days per year. Both STR-RO and STR-L categories are uncapped and carry lower fees of approximately $125 per year.
Owner-occupancy is not required for full permits; out-of-area investors may hold them. However, securing a new full permit requires winning a waitlist drawing.
Separately, Ulster County imposes a 4% occupancy tax on short-term stays under 30 consecutive days, effective February 1, 2024, requiring quarterly registration and remittance with the County Department of Finance. New York State and local sales tax may also apply.
Enforcement is strict. Operating or advertising an unregistered STR carries escalating fines of approximately $1,000 for a first offense, $5,000 for a second, and $7,500 for subsequent violations. The adjacent Town of Kingston is a separate municipality with its own STR regulations under Chapter 314. Investors should confirm which jurisdiction applies to their property.
Market Comparison
Kingston’s $262.53 ADR in April 2026 is the highest among the five markets in this batch and well above the national short-term rental median of approximately $220. This premium reflects strong NYC-metro demand and the Hudson Valley’s established weekend-destination status. However, the 43.1% occupancy rate is below the national median of approximately 55%, reflecting a combination of April seasonality and the city’s regulatory restrictions on full-permit units.
The rental demand score of 50.1 is the weakest dimension in Kingston’s profile, suggesting the market is not deeply saturated with demand relative to its total listing count, and that occupancy rates will be sensitive to supply additions. For the 106 full-permit holders, the limited competition from new permitted entrants provides some protection.
Evolve is the leading operator with 286 listings and 10,579 reviews at a 4.65 average rating. Red Cottage, a regional Hudson Valley specialist, manages 151 listings with a strong 4.88 average rating. Home Sweet Hudson holds 65 listings at 4.75, The Upstate Place Team manages 48 listings at a 4.89 average (the highest in the top five), and AvantStay holds 38 listings at 4.57. The top five operators collectively manage 588 listings against approximately 13,960 in the market.
Frequently Asked Questions About Kingston, New York
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