Margaretville, New York Short-Term Rental Market
Margaretville, NY STRs averaged $263/night at 43.0% occupancy in April 2026, with peak-summer rates reaching $288/night.
Quick Answer: Margaretville, 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
Margaretville is a small western Catskills village in Delaware County, New York, with a year-round population of 514. The short-term rental market here draws primarily from the New York City metro area, roughly 140 miles and under three hours by car from Manhattan, making it a weekend and ski-season destination anchored by Belleayre Mountain and Catskill Park outdoor recreation.
In April 2026, the most recent month with complete data, the market posted an average daily rate of $263 and an occupancy rate of 43.0%, producing a RevPAR of $113. Average monthly revenue per active listing reached $3,012. Year over year, ADR rose 4.8% and revenue grew 2.9%, while occupancy dipped 3.3 percentage points, suggesting rate-driven performance rather than demand expansion.
The listing mix is heavily skewed toward entire-place accommodations, which account for roughly 89% of all listing-month observations in the dataset (12,455 out of 13,944 total). Private rooms represent approximately 10% of listings, and shared rooms make up under 1%. On channels, Airbnb dominates with 7,684 listing-month observations versus VRBO’s 655, though a substantial portion (5,605) appear on both platforms simultaneously, indicating that dual-listing is common practice among operators here.
By bedroom count, 1-bedroom units are the most frequently observed (4,458 listing-months), followed by 3-bedroom (3,345), 2-bedroom (2,805), 4-bedroom (1,921), and 5-bedroom (1,388). This spread across multiple bedroom sizes reflects the mountain-cabin character of the inventory, where larger properties targeting groups are a meaningful share of the market.
The market’s composite score is 75.5 out of 100, with investability scoring notably higher at 85.8, driven by relatively accessible entry prices compared to ADR.
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 Margaretville
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 Margaretville?
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
At a Zillow typical home value of $325,435 for the Margaretville area (as of April 2026), entry costs are modest by Catskills standards. Using April 2026 average monthly revenue of $3,012 as a baseline, a fully occupied year would produce approximately $36,147 in gross annual revenue. That implies a gross revenue yield of approximately 11.1% on the typical home value before operating costs, financing, and taxes. Investors should treat this as a ceiling, not a net return.
Rate tiering shows meaningful upside for operators who optimize or use professional management. The all-listings ADR in April 2026 was $263. Properties in the tier_entire_home segment averaged $285/night, while professionally managed listings averaged $397/night and the luxury tier reached $529/night. The $134 gap between the overall average and professionally managed ADR suggests that management quality, pricing discipline, and listing presentation are significant performance drivers in this market.
Year-over-year trends show improving revenue despite softening occupancy. ADR rose 4.8% from April 2025 to April 2026, and revenue per listing grew 2.9% over the same period. Looking at annual averages across the full dataset, 2021 was the pandemic-peak year at $281 ADR and $4,267 average monthly revenue. Since then, revenue has stabilized in the $3,578 to $3,848 range (2023-2025 annual averages), with 2025 posting $3,848, which was the highest post-2021 annual average in the dataset.
A professionally managed property at $397 ADR at comparable occupancy would generate approximately $5,100 per month before platform fees, indicating that the management and pricing gap between tiers is not trivial.
The investability score of 85.8 out of 100 is the market’s strongest dimension, reflecting the combination of accessible home values and demonstrated revenue. Rental demand scores lower at 50.1, consistent with the seasonal and weekend-heavy nature of this market.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
In April 2026, guests booked Margaretville STRs an average of 38.2 days in advance. That lead time gives operators a roughly five-week window from booking to arrival, which is meaningful for dynamic pricing. Properties that hold rates through the 30-to-45-day window before arrival can often capture demand from NYC-metro travelers finalizing weekend plans, while still leaving room for last-minute discounting if needed in the final week.
Average length of stay in April 2026 was 3.62 nights. For a property averaging 3.6-night stays at 43% occupancy, that implies roughly 3 to 4 separate bookings per month. At that turnover frequency, cleaning costs and changeover logistics become a material operating expense. Operators pricing at the lower end of the market should model cleaning fees as a percentage of total revenue rather than a flat rate to maintain margin.
The combination of 38-day lead time and 3.6-night average stay also suggests that minimum-stay policies of 2 to 3 nights are likely standard practice, consistent with a weekend destination market.
Short-Term Rental Regulations
Short-term rentals are permitted in Margaretville. Within the Village of Margaretville, operators must comply with Local Law No. 1, enacted in October 2019. The law requires a Transient Rental Regulation permit. The primary enforcement mechanism is a parking requirement: operators must provide one off-street parking space per bedroom plus one additional space. Given the compact layout of the village, many properties cannot meet this requirement without a zoning variance, which effectively limits the number of compliant STR units.
The law was enacted in response to complaints about noise, overcrowding, and parking congestion. Enforcement is rated moderate in the area profile. Vehicles may not be parked on lawns under the ordinance.
The Town of Middletown, which encompasses the village and surrounding rural areas, has no confirmed separate STR permit requirement based on publicly available information as of May 2026. Investors looking at properties outside the village limits face a different regulatory environment.
Tax obligations are documented in the area profile. New York State sales tax of 4% applies to all short-term rental stays. Delaware County imposes a 2% Hotel Occupancy Tax on reservations of 31 nights or fewer, for a combined minimum tax burden of approximately 6%. Additional local sales tax may also apply.
Permit cost is not published in the area profile data and is not cited here. Owner-occupancy and primary residence requirements are also not confirmed in the source data.
At the state level, New York enacted a statewide STR registry framework effective April 21, 2025. Delaware County has not confirmed opt-in status as of this writing. If it opts in, operators must register and platforms must verify registration before listing.
Market Comparison
The US STR market broadly averages approximately 55% occupancy and $220 ADR. Margaretville’s April 2026 occupancy of 43.0% is below the national median, reflecting its concentrated seasonal demand rather than year-round traffic. Its ADR of $263 is above the national average, consistent with the premium that Catskills proximity to NYC commands.
RevPAR of $113 in April 2026 is the more informative comparison point. April is a shoulder month; the market’s historical average August RevPAR would be substantially higher given 61.7% occupancy at $288 ADR (implied RevPAR of approximately $178 in peak summer).
Among professional operators, Evolve leads the market with 284 listings and 10,524 reviews at a 4.64 average rating. Red Cottage holds the second position with 151 listings and 3,895 reviews at a notably higher 4.88 average rating. Home Sweet Hudson manages 65 listings with 3,085 reviews at 4.74, followed by The Upstate Place Team (47 listings, 4.89 rating) and AvantStay (38 listings, 4.57 rating).
The concentration of professionally managed inventory is notable. The top two operators alone account for 435 listings, which represents a material share of a market where the total active listing count for any given month is in the hundreds rather than thousands. Operators entering this market should expect to compete against well-reviewed professional management companies, particularly in the entire-place segment where they are most active.
Frequently Asked Questions About Margaretville, New York
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