Breckenridge, Colorado Short-Term Rental Market
Breckenridge STRs averaged $486/night at 20.6% occupancy in April 2026, with 2025 annual revenue averaging $7,289/month per listing.
Quick Answer: Breckenridge, Colorado is an active short-term rental market. average occupancy is 21%. average monthly revenue is $3,520. average daily rate is $486. the top operator is Vacasa with 305 listings. market score is 47/100 (grade D).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Breckenridge, Colorado is one of the premier ski-resort STR markets in the United States, anchored by Breckenridge Ski Resort’s 2,908 acres across five peaks with 187 trails and 34 lifts. The market’s STR performance is highly seasonal: April 2026 recorded an average daily rate of $486 and occupancy of 20.6%, producing average monthly revenue of $3,520. This represents the post-ski-season shoulder period. The 2025 full-year average was significantly stronger: 53.5% occupancy at $495 ADR and $7,289/month revenue.
April 2026 occupancy was down 32.98% year-over-year against April 2025, while ADR rose 13.4% and revenue fell 12.79%. These swings reflect the compressed booking pattern of a ski market where peak months (January-March, December) can exceed 60-70% occupancy and $500+ ADR, while off-peak spring months drop to the low 20s.
The listing pool comprises approximately 4,765 units by bedroom count: 2-bedroom leads at 1,439, followed by 1-bedroom (1,187), 3-bedroom (1,061), 4-bedroom (655), and 5-bedroom (423). Entire-place listings account for 4,725 units (99% of inventory), with 50 private-room and 6 shared-room listings. Channel distribution is strongly dual-platform: 3,461 listings appear on both Airbnb and VRBO, 760 on Airbnb only, and 560 on VRBO only. Multi-channel penetration of 73% is among the highest of any market in this dataset, consistent with high-value vacation destinations where maximizing visibility drives more bookings.
The composite market score is 46.5 out of 100. Revenue growth scores 76.6 and regulation 65.4. Investability (59.5) and rental demand (65.3) reflect the high acquisition costs of this market. Seasonality at 45.3 correctly captures the extreme month-to-month swings.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 60% | $507 | $8,057 |
| Feb | 70% | $535 | $9,082 |
| Mar | 69% | $528 | $9,837 |
| Apr | 31% | $354 | $3,210 |
| May | 35% | $325 | $2,894 |
| Jun | 56% | $356 | $4,096 |
| Jul | 64% | $341 | $5,256 |
| Aug | 51% | $329 | $4,587 |
| Sep | 42% | $313 | $3,496 |
| Oct | 32% | $299 | $2,869 |
| Nov | 41% | $364 | $3,201 |
| Dec | 63% | $572 | $8,328 |
Top Short-Term Rental Operators in Breckenridge
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Vacasa | 305 | 19,069 | ★ 4.58 |
| 2 | Summit Mountain Rentals | 273 | 17,950 | ★ 4.74 |
| 3 | Visit Breck | 185 | 9,346 | ★ 4.82 |
| 4 | Great Western Lodging | 181 | 8,766 | ★ 4.59 |
| 5 | LocalVR | 167 | 15,638 | ★ 4.75 |
What Kind of STR Should I Buy in Breckenridge?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,187 |
| 2 bed | 1,439 |
| 3 bed | 1,061 |
| 4 bed | 655 |
| 5 bed | 423 |
ADR by Property Tier
| Entire Home | $489 |
| Luxury | $1,196 |
| Professionally Managed | $513 |
Revenue by Dwelling Type
| Apartment | $2,546 |
| Entire Place | $3,535 |
| House | $5,582 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 15.9% |
| vrbo | 11.7% |
| both | 72.4% |
Investment Analysis
Breckenridge is a high-entry-cost, high-revenue market where investment returns depend almost entirely on peak-season performance. The typical home value is $1,194,000, and the median sale price is $1,404,000 (above the typical value, reflecting active buyer competition). Sale-to-list ratio is 1.067, meaning properties routinely sell above asking price. Median days-to-pending is 48.
Using the 2025 full-year average revenue of $7,289/month, the annualized gross revenue is approximately $87,468. At a typical home value of $1,194,000, this implies a gross yield of approximately 7.3% before expenses. This is a meaningful yield for a market at this price point, but the calculation depends on sustaining 2025-level performance, which was a strong year (ADR up from $421 in 2024 to $495 in 2025, a 17.6% increase).
Property type creates significant revenue differentiation. House listings averaged $5,582/month in April (weak shoulder month). Entire-place listings averaged $3,535. Apartments averaged $2,546. The house-versus-apartment spread is $3,036/month, or 119% more for houses, reflecting the premium placed on larger, private, ski-in/ski-out or slope-adjacent properties in this market.
Tier data underscores this dynamic. Luxury-tier listings averaged $1,196/night versus $486 for all listings, a 146% ADR premium. Professionally managed listings averaged $513/night, a 6% premium over the market average. The luxury-to-all spread here is the largest in the dataset, indicating that Breckenridge’s top properties operate in a fundamentally different pricing tier.
Fee context: in addition to the $250 annual license, Breckenridge operators pay a $756/bedroom annual regulatory fee and a $75-$175 Business and Occupational License Tax. These add-ons reduce net returns meaningfully for multi-bedroom properties.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Breckenridge guests book an average of 59.4 days in advance, the longest lead time of any market in this batch, and the average length of stay is 4.1 nights. The 60-day lead time reflects the competitive booking dynamic for a high-demand ski and summer resort destination where preferred dates, particularly peak ski weeks and July holiday weeks, fill months in advance.
With a 59-day average booking window, operators must have peak-season pricing established no later than 75-90 days before targeted dates to capture the highest-intent early bookers. Presidents’ Day weekend and spring break weeks (late February through mid-March) should be priced at maximum rates well in advance, as these are the highest-revenue days of the year given the ski season premium.
The 4.1-night average stay is consistent with destination vacation patterns: guests typically book weekend-plus stays (Friday through Tuesday) or full-week ski trips. For operators managing minimum-stay policies, setting 3-night minimums during peak ski weeks is standard practice in this market, while 2-night minimums may be appropriate for summer shoulder periods to fill gaps. At $486 average ADR, even a single unbooked night represents significant revenue loss.
Short-Term Rental Regulations
Breckenridge operates one of the most complex STR regulatory frameworks in the United States. All rentals of fewer than 30 consecutive days require an Accommodation Unit License. The annual base fee is $250 (due June 1, license expires May 31). Additionally, operators pay a $756 per-bedroom or per-studio annual regulatory fee and a Business and Occupational License Tax (BOLT) of $75 to $175. Primary residents renting 21 or fewer days per year are exempt from the per-bedroom regulatory fee.
The town divides all properties into four STR zones, each with different caps and waitlist status as of December 2025:
Resort Zone: No license cap. Approximately 1,816 licenses were issued as of December 2025.
Tourism Zone (Zone 1): 92% cap, up to 1,680 licenses allowed. No waitlist as of late 2025, with approximately 455 licenses available. 1,225 licenses active.
Downtown Core (Zone 2): 51% cap, up to 130 licenses allowed. A waitlist of 20 applicants exists as of January 2026. 130 licenses active.
Residential Area (Zone 3): 10% cap, up to 390 licenses allowed, with a waitlist of 205 applicants as of January 2026. Currently over the cap at approximately 1,058 active licenses due to grandfathering. New licenses will not be issued until attrition reduces active counts below 390. Multi-year wait times are expected.
Licenses are non-transferable. When a property sells, the license is voided and the new owner must apply under current zone conditions. A 24/7 local responsible agent who can respond on-site within 60 minutes is required.
In March 2026, the Colorado Court of Appeals upheld the $756/bedroom regulatory fee as a valid regulatory charge rather than a tax requiring voter approval under TABOR. A further appeal to the Colorado Supreme Court is pending. Enforcement severity is rated strict.
Market Comparison
Breckenridge’s April 2026 occupancy of 20.6% is well below the U.S. STR median of approximately 55%, but this reflects a single shoulder month in a ski market. The 2025 full-year average of 53.5% is near the national median. Breckenridge’s $486 April ADR is more than double the U.S. STR median ADR of roughly $220, placing it among the highest-ADR non-resort markets in the country.
Revenue growth scores 76.6 out of 100, reflecting consistent upward momentum: 2024 annual average was $6,187/month versus $7,289 in 2025, an 18% increase in a single year driven by ADR growth from $421 to $495.
Property management in Breckenridge is significantly more consolidated than typical markets. The top five managers collectively hold approximately 1,111 listings, or about 23% of total market inventory. Vacasa leads with 305 listings and 19,069 reviews (4.58 average rating). Summit Mountain Rentals follows with 273 listings and 17,950 reviews (4.74 rating). Visit Breck manages 185 listings (9,346 reviews, 4.82 rating), Great Western Lodging 181 listings (8,766 reviews, 4.59 rating), and LocalVR 167 listings (15,638 reviews, 4.75 rating). The high management concentration reflects the professionalization typical of high-value resort destinations where property management companies handle the complexity of year-round operations, licensing compliance, and 60-minute response requirements.
Frequently Asked Questions About Breckenridge, Colorado
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