Boyne Falls, Michigan Short-Term Rental Market
Boyne Falls area STRs averaged $240/night at 26.6% occupancy in April 2026, with July peak revenue averaging $6,123 per listing.
Quick Answer: Boyne Falls, Michigan is an active short-term rental market. average occupancy is 60%. average monthly revenue is $5,178. average daily rate is $382. the top operator is Northern Michigan Escapes with 198 listings. market score is 70/100 (grade C).
Market data reflects the Michigan North Coastal regional market, which includes Boyne Falls. Regulations, taxes, and permit details below are specific to Boyne Falls.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
The Boyne Falls / Northern Michigan short-term rental market covers the Petoskey, Charlevoix, Harbor Springs, and Boyne Mountain corridor, a four-season resort area on Lake Michigan’s Little Traverse Bay. In April 2026, the market posted an average daily rate of $240 and occupancy of 26.6%, generating average monthly revenue of $1,798 per listing. April is one of the weakest months in this strongly seasonal market. RevPAR was $63.73.
Year-over-year, occupancy declined 11.99% and revenue dipped 1.68%, while ADR rose 5.50%, indicating that fewer bookings at higher rates defined April 2026 versus the prior year. The 2025 annual average occupancy was 44.2% at a $322 ADR, with average annual monthly revenue of $3,792, showing the full-year picture is substantially stronger than the April snapshot.
The listing pool totals approximately 4,252 units. By bedroom count: 3-bedroom leads at 1,160, followed by 2-bedroom (1,103), 1-bedroom (902), 4-bedroom (679), and 5-bedroom (404). Entire-place listings dominate at 4,159 units (98% of inventory), with 93 private-room listings. Channel distribution shows notable VRBO strength: 2,259 listings appear on both Airbnb and VRBO, 1,240 are Airbnb-only, and 753 are VRBO-only. The dual-channel share (53%) is higher than typical urban markets, reflecting the vacation-cabin profile of this area.
The composite market score is 70.0, with investability ranking at 98.1 and revenue growth at 89.6. Rental demand (48.1) and seasonality (44.7) scores are lower, reflecting the highly seasonal nature of demand.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 35% | $321 | $3,133 |
| Feb | 43% | $324 | $3,409 |
| Mar | 25% | $266 | $2,152 |
| Apr | 28% | $212 | $1,595 |
| May | 45% | $253 | $2,031 |
| Jun | 60% | $313 | $3,994 |
| Jul | 75% | $325 | $6,120 |
| Aug | 67% | $319 | $5,559 |
| Sep | 41% | $269 | $3,058 |
| Oct | 39% | $239 | $2,621 |
| Nov | 24% | $214 | $1,680 |
| Dec | 46% | $290 | $2,465 |
Top Short-Term Rental Operators in Boyne Falls
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Northern Michigan Escapes | 198 | 9,939 | ★ 4.69 |
| 2 | Evolve | 138 | 6,120 | ★ 4.71 |
| 3 | Graham Management | 73 | 1,279 | ★ 4.74 |
| 4 | Pure Vacation Management | 61 | 339 | ★ 4.73 |
| 5 | Vacasa | 48 | 925 | ★ 4.27 |
What Kind of STR Should I Buy in Boyne Falls?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 902 |
| 2 bed | 1,103 |
| 3 bed | 1,160 |
| 4 bed | 679 |
| 5 bed | 404 |
ADR by Property Tier
| Entire Home | $385 |
| Luxury | $621 |
| Professionally Managed | $420 |
Revenue by Dwelling Type
| Apartment | $3,971 |
| Entire Place | $5,244 |
| House | $5,835 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 29.2% |
| vrbo | 17.7% |
| both | 53.1% |
Investment Analysis
Boyne Falls / Northern Michigan presents an unusual investment profile: a high-ADR market ($240 market average, $325 July peak ADR) with very high seasonal variance and an investability score of 98.1 out of 100. The strong investability score is driven by the ratio of peak-season revenue to home values, not year-round consistency.
At a typical home value of $373,000 and annual average monthly revenue of $3,792 (based on 2025 full-year data), the implied gross yield before expenses is approximately 12.2% annualized ($45,504 / $372,949). This is exceptional, but operators must account for the fact that revenue is highly concentrated in two peak windows: summer (July-August) and ski season (January-February).
Property type significantly differentiates revenue: house listings averaged $2,104/month in April, entire-place listings averaged $1,820, and apartments averaged $1,251. Luxury-tier listings averaged $371/night versus $240 for all listings, a 55% ADR premium. Professionally managed listings averaged $271/night, a 13% premium over the market average.
Housing market data is limited for this area: median list price is $575,000, inventory is only 23 active listings, and median sale price is not published in the current snapshot. The extremely low inventory (23 homes) signals a supply-constrained market where acquisition opportunities are rare and competition among buyers is high. The gap between the Zillow typical value ($373,000) and median list price ($575,000) reflects a bifurcated market where waterfront and ski-access properties list well above the overall median.
Revenue has grown consistently: 2023 annual average was $3,483/month, 2024 was $3,586, and 2025 reached $3,792, a 8.8% increase over two years.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Boyne Falls area guests book an average of 45.2 days in advance, and the average length of stay is 3.1 nights. The 45-day lead time is consistent with destination vacation planning, particularly for ski weekends and summer cabin bookings where desired weeks fill quickly.
With a 45-day booking window, operators should have peak-season pricing set no later than 60 days before the target date, particularly for July 4th, Labor Day weekend, and Presidents’ Day weekend (peak ski traffic). Summer Saturdays in July and August should be priced at a significant premium relative to surrounding nights given the 75.2% July occupancy rate.
The 3.1-night average stay is shorter than the 4.9-night Boise market, likely reflecting the mix of weekend ski trips (2-night stays) and longer summer cabin stays (4-7 nights). Operators offering both weekend minimums and 7-night minimums in peak summer weeks may optimize revenue across different demand segments. Cleaning costs per booking are higher in a short-stay market, so minimum-stay policies should account for cleaning fees in rate calculations.
Short-Term Rental Regulations
The Boyne Falls / Northern Michigan market spans multiple jurisdictions with significantly different STR rules. Operators must identify the specific city, township, or county where their property sits and verify local requirements.
City of Petoskey: STRs are effectively restricted to commercial and business districts for new licenses. A 2014 ordinance confined new licenses to non-residential zones, and a July 2023 moratorium was lifted in January 2024 with a hard citywide cap of 40 total licenses (approximately 33 grandfathered, 7 new slots). Annual license fee is $350, with a $50/year waitlist deposit. Licenses expire March 31 annually. A 24/7 local agent is required with a 60-minute response requirement.
City of Charlevoix: STRs are permitted in residential and commercial zones. Annual registration is $300 (with inspection) or $150 (without). Business rentals (over 28 days/year) face an 80-unit residential cap. Charlevoix Ordinance No. 860 (August 2025) updated waitlist procedures. A local contact person with a one-hour response time is required.
City of Harbor Springs: STRs permitted under Ordinance No. 439 (May 2024) with a citywide cap of 63 licenses. A separate license per unit is required, along with a general business license and safety inspection.
Charlevoix Township: Annual STR license required at $150 per bedroom. Unincorporated townships in Emmet County each administer their own zoning; rules vary significantly by township.
State tax: Michigan levies a 6% use tax on STR stays. Local municipalities may apply additional accommodations taxes. The combined occupancy tax rate referenced in the area profile is 6%. Enforcement severity is rated moderate across the multi-jurisdictional area.
Market Comparison
Boyne Falls’ 26.6% April occupancy is below the U.S. STR median of approximately 55%, but April is one of the three weakest months in this market. The 2025 full-year average occupancy of 44.2% is closer to but still below the national median, reflecting this market’s pronounced seasonal concentration. However, the $240 ADR is above the U.S. median of roughly $220, and July ADR of $325 makes summer peak rates among the highest in the Midwest.
The revenue growth score of 89.6 out of 100 stands out as a strong signal, indicating consistent upward revenue momentum. Annual average revenue has grown from $3,483 in 2023 to $3,792 in 2025.
The top five property managers by listing count are: Northern Michigan Escapes (198 listings, 9,939 reviews, 4.69 average rating), Evolve (138 listings, 6,120 reviews, 4.71 rating), Graham Management (73 listings, 1,279 reviews, 4.74 rating), Pure Vacation Management (61 listings, 339 reviews, 4.73 rating), and Vacasa (48 listings, 925 reviews, 4.27 rating). These five collectively manage 518 listings, approximately 12% of the market. Northern Michigan Escapes is the dominant local operator, with 198 listings and nearly 10,000 reviews, suggesting deep regional expertise and repeat-guest relationships.
Frequently Asked Questions About Boyne Falls, Michigan
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