Cortez, Colorado Short-Term Rental Market
Cortez, CO STRs averaged $179 per night at 40.9% occupancy in April 2026, serving as the primary lodging hub for Mesa Verde National Park's roughly 480,000 annual visitors.
Quick Answer: Cortez, Colorado is an active short-term rental market. average occupancy is 65%. average monthly revenue is $4,125. average daily rate is $244. the top operator is Evolve with 552 listings. market score is 67/100 (grade C).
Market data reflects the Colorado Area regional market, which includes Cortez. Regulations, taxes, and permit details below are specific to Cortez.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Cortez is the commercial and lodging center of Colorado’s Four Corners region, with a population of approximately 9,059. Its STR market is anchored by proximity to Mesa Verde National Park, which drew 480,065 visitors in 2024, generating an estimated $59.5 million in nearby-community spending. Additional demand sources include Canyons of the Ancients National Monument, Hovenweep National Monument, San Juan National Forest, and the broader Four Corners archaeological circuit. A 2024 Montezuma County study estimated outdoor recreation and heritage tourism produce approximately $78.5 million in annual visitor spending and $100.7 million in total economic output countywide.
The market recorded 40.9% average occupancy and a $179 average daily rate in April 2026, yielding a RevPAR of $73.22. All three year-over-year metrics are positive: occupancy grew 2.5%, ADR rose 2.9%, and revenue increased 2.4%.
The active listing base totals approximately 11,109 units. Entire-place listings account for 10,381 (93% of inventory), with 723 private rooms and 5 shared-room listings. Bedroom distribution is balanced: 1-bedroom leads at 3,557 listings, followed by 3-bedroom (3,021), 2-bedroom (2,842), 4-bedroom (1,119), and 5-bedroom-plus (550). Dual-platform presence is strong: 5,581 listings appear on both Airbnb and VRBO, with 4,614 Airbnb-only and 914 VRBO-only.
Market scores are among the stronger in this batch: total score 66.7, investability 70.7, regulation 70.5, rental demand 73.3, revenue growth 64.4, and seasonality 69.7.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 42% | $189 | $2,293 |
| Feb | 50% | $191 | $2,370 |
| Mar | 54% | $193 | $2,839 |
| Apr | 41% | $155 | $1,933 |
| May | 57% | $175 | $2,319 |
| Jun | 67% | $212 | $3,508 |
| Jul | 72% | $216 | $4,201 |
| Aug | 63% | $203 | $3,570 |
| Sep | 59% | $191 | $3,034 |
| Oct | 51% | $175 | $2,540 |
| Nov | 45% | $167 | $1,986 |
| Dec | 51% | $200 | $2,558 |
Top Short-Term Rental Operators in Cortez
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 552 | 35,001 | ★ 4.77 |
| 2 | Vacasa | 218 | 11,513 | ★ 4.60 |
| 3 | Vacation Rental Collective | 164 | 8,344 | ★ 4.82 |
| 4 | Pinon Vacation | 111 | 8,032 | ★ 4.82 |
| 5 | VIP Vacation Services | 94 | 3,083 | ★ 4.83 |
What Kind of STR Should I Buy in Cortez?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 3,557 |
| 2 bed | 2,842 |
| 3 bed | 3,021 |
| 4 bed | 1,119 |
| 5 bed | 550 |
ADR by Property Tier
| Entire Home | $252 |
| Luxury | $406 |
| Professionally Managed | $302 |
Revenue by Dwelling Type
| Apartment | $3,363 |
| Entire Place | $4,276 |
| House | $4,513 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 41.5% |
| vrbo | 8.2% |
| both | 50.2% |
Investment Analysis
Cortez’s investment profile is shaped by national-park-driven demand, a very low-cost licensing regime, and positive year-over-year growth across all key metrics. The April 2026 ADR of $179 for all listings rises to $185 for entire-home properties, $210 for professionally managed listings, and $327 for the luxury tier. The professionally managed premium is approximately $30 per night above the market average (17%). Luxury-tier properties command an 83% premium over the market average.
At $2,184 average monthly revenue in April 2026, an annualized figure based on that month is approximately $26,208. No housing snapshot data is available for Cortez in the current dataset, so entry-cost and gross yield figures cannot be confirmed.
Revenue has grown consistently in recent years: from $3,001 average monthly (annual average) in 2023 to $3,165 in 2024 and $3,240 in 2025. All three YoY metrics in the most recent period are positive, distinguishing Cortez from Denver-metro markets that showed flat or negative trends in the same period. The City of Cortez’s $10 Sales Tax License is one of the lowest-cost STR registration requirements in Colorado, and the absence of owner-occupancy mandates or night caps makes Cortez accessible to non-resident investors who want exposure to Mesa Verde visitation cycles.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Cortez STRs average a 40.1-day booking lead time and a 3.8-night average length of stay as of April 2026. A 40-day advance window is consistent with the trip-planning behavior of national park visitors, who typically book lodging well in advance for summer Mesa Verde visits given limited accommodation options in the region.
The 3.8-night average stay is relatively short compared to other mountain Colorado markets, reflecting the itinerant nature of Four Corners road-trippers who may stop for a night or two in Cortez before continuing to Monument Valley, Moab, or other Southwest destinations. Shorter stays increase turnover and cleaning frequency. Operators can address this by setting two-night minimums during peak summer weekends and pricing cleaning fees appropriately for short-stay guests. Longer-term stays are more common in shoulder months when the archaeology and heritage traveler base spends more time exploring the regional monument circuit.
Short-Term Rental Regulations
Cortez is governed by City of Cortez land use code and local tax ordinances rather than a comprehensive STR licensing scheme. Any STR operating within city limits must obtain a City of Cortez Sales Tax License, which costs $10 and is applied for through MuniRevs at cortez.munirevs.com.
On taxes, stays of 29 nights or fewer are subject to a 2% city Lodger’s (lodging) tax plus a 3.85% city sales tax, in addition to Colorado’s 2.9% state sales tax and applicable Montezuma County sales taxes. Airbnb collects the 3.85% city sales tax and 2% lodging tax on behalf of hosts on that platform.
No city-level owner-occupancy requirement, primary-residence requirement, or annual night cap was identified in the profile data. This is a relatively permissive, tax-focused regulatory environment rather than one with caps or operational restrictions.
The City of Cortez adopted a comprehensively updated Land Use Code on March 11, 2025, effective April 18, 2025. Short-term rentals may not be permitted in every residential zone district under this updated code. Prospective operators should confirm the permitted use for a specific parcel with the Cortez Planning and Zoning Division (970-565-3402) before listing. Enforcement is described as minimal. Colorado also passed HB24-1299, which affects how some STRs are classified for property-tax purposes statewide; operators should verify current classification with the Montezuma County Assessor.
Market Comparison
Cortez’s April 2026 occupancy of 40.9% is below the approximate US STR median of 55%, which is partly attributable to April being the market’s seasonal trough. Peak-month July at 72.4% occupancy is well above that median. The ADR of $179 is below the national median of roughly $220 but above many comparably sized small-city markets, reflecting the premium associated with gateway-to-Mesa-Verde positioning.
The total market score of 66.7 and investability score of 70.7 are above the mid-range for US STR markets. The revenue growth score of 64.4 and positive YoY metrics distinguish Cortez from many suburban Colorado markets showing flat or declining trends in the same data period.
Among professional operators, Evolve leads the Cortez area market with 552 listings and 35,001 reviews at a 4.77 average rating. Vacasa ranks second with 218 listings and 11,513 reviews at 4.60. Vacation Rental Collective holds third with 164 listings and 8,344 reviews at 4.82. Together these three operators account for 934 listings, approximately 8% of the estimated active market. Pinon Vacation (111 listings, 4.82 rating) and VIP Vacation Services (94 listings, 4.83 rating) round out the top five.
Frequently Asked Questions About Cortez, Colorado
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