Donnelly, Idaho Short-Term Rental Market
Donnelly, ID short-term rentals averaged $167/night at 40.2% occupancy in April 2026, with year-over-year occupancy growth of 9.5% and revenue up 7.7%.
Quick Answer: Donnelly, Idaho is an active short-term rental market. average occupancy is 40%. average monthly revenue is $1,907. average daily rate is $167. the top operator is Vacasa with 240 listings. market score is 50/100 (grade D).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Donnelly is a small town on Lake Cascade in Valley County, Idaho, with a resident population of 267, located 89 miles north of Boise. Its STR market is driven by Tamarack Resort (8 miles west), Lake Cascade State Park, and the Payette River Scenic Byway corridor connecting it to McCall (13 miles north) and Cascade (16 miles south). Visitor traffic of approximately 300,000 per year supports a year-round but seasonally uneven rental demand.
April 2026 data shows an average daily rate of $167 and occupancy of 40.2%, producing a RevPAR of $67. Year-over-year improvements are notable: occupancy gained 9.5%, ADR rose 5.4%, and revenue grew 7.7%, the strongest growth metrics in this seven-area batch.
The listing mix is almost entirely entire-place rentals (6,529 observations), with private rooms (317) representing a small share and shared rooms negligible. By bedroom count, 1-bedroom units lead at 2,071 historical observations, followed by 3-bedroom (1,760), 2-bedroom (1,568), 4-bedroom (846), and 5-bedroom (591). The overall market score of 49.9 reflects a moderate market held back by high seasonality variation (57.1 score) and lower investability (68.5) relative to top-performing markets.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 41% | $211 | $2,383 |
| Feb | 48% | $218 | $2,603 |
| Mar | 41% | $179 | $2,143 |
| Apr | 39% | $151 | $1,655 |
| May | 48% | $162 | $1,815 |
| Jun | 61% | $220 | $3,181 |
| Jul | 68% | $251 | $4,441 |
| Aug | 60% | $239 | $3,897 |
| Sep | 46% | $190 | $2,375 |
| Oct | 42% | $161 | $1,921 |
| Nov | 41% | $161 | $1,706 |
| Dec | 46% | $208 | $2,295 |
Top Short-Term Rental Operators in Donnelly
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Vacasa | 240 | 14,816 | ★ 4.59 |
| 2 | Evolve | 199 | 8,726 | ★ 4.76 |
| 3 | Tamarack Resort | 153 | 120 | ★ 4.63 |
| 4 | Done Right Management | 149 | 3,553 | ★ 4.82 |
| 5 | FrostCabins | 117 | 7,347 | ★ 4.78 |
What Kind of STR Should I Buy in Donnelly?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 2,071 |
| 2 bed | 1,568 |
| 3 bed | 1,760 |
| 4 bed | 846 |
| 5 bed | 591 |
ADR by Property Tier
| Entire Home | $171 |
| Luxury | $369 |
| Professionally Managed | $240 |
Revenue by Dwelling Type
| Apartment | $1,533 |
| Entire Place | $1,949 |
| House | $2,087 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 43.1% |
| vrbo | 6.6% |
| both | 50.4% |
Investment Analysis
Donnelly’s STR market presents a low-revenue, high-asset-value profile. At April 2026 average monthly revenue of $1,907, annualized gross revenue runs approximately $22,879. With a typical home value of $695,000, that implies a gross yield of approximately 3.3% before expenses — low by STR standards, reflecting the significant premium on lake-and-ski-adjacent real estate relative to current income.
For investors focused on long-term appreciation of mountain and waterfront assets near an expanding resort, the income component may be secondary. The median list price of $967,000 signals that the upper end of the Donnelly market is priced at levels where yield compression is extreme. However, tier data shows meaningful upside from professional management: all-listings ADR is $167, entire-home tier ADR is $171, professionally managed listings average $240/night, a 43% premium. Luxury-tier listings reach $369/night, more than double the base.
Year-over-year growth trends are positive: occupancy +9.5%, revenue +7.7% in April 2026. Annual average revenue grew from $1,923 (2017) to $2,908 (2025), a 51% increase over eight years. The market dipped post-pandemic peak (2021: $3,016) and has been recovering since 2023. An important regulatory development: Idaho HB 583, signed March 16, 2026 and effective July 1, 2026, will preempt local STR permit requirements, which reduces compliance complexity and may support inventory growth.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
April 2026 data shows an average booking lead time of 36 days, the shortest in this seven-area batch. Guests book approximately five weeks in advance, which is relatively short for a mountain resort market. This may reflect a mix of planned ski-season bookings (booked further out) blended with more spontaneous summer lake visits.
Average length of stay is 3.5 nights, consistent with a long-weekend mountain getaway market. The combination of a short lead time and moderate stay length suggests calendar management is critical: owners benefit from flexible pricing in the 30-45 day booking window, with strategic last-minute discounts to fill gaps during the extended shoulder periods (October, November, March, April). At 3.5 nights per stay, turnover averages roughly 8-9 cycles per month, making operational efficiency important.
Short-Term Rental Regulations
Short-term rentals are permitted in both the City of Donnelly and unincorporated Valley County. Idaho state law (Section 67-6539) classifies STRs as residential land use, so they must be allowed wherever residential uses are permitted. The City of Donnelly has no city-specific STR ordinance in its published code.
For unincorporated Valley County properties, the existing framework (code section 9-4-10) requires an administrative permit and sets occupancy limits at 4 persons per bedroom up to 12 total without a conditional use permit, smoke and carbon monoxide detectors, and proof of Idaho sales tax remittance.
IMPORTANT UPDATE: Idaho HB 583 was signed by Governor Brad Little on March 16, 2026 and takes effect July 1, 2026. This law preempts most of Valley County’s STR permit requirements. After July 1, 2026, local governments may not require a license, fee, permit, certification, or registration to operate an STR, and may not impose owner-occupancy requirements, density caps, night limits, or parking mandates. Localities retain authority to require smoke alarms, CO detectors, fire extinguishers, and occupancy limits tied to building code standards. Operators must still collect the 8% Idaho lodging tax. Valley County must revise or repeal code section 9-4-10 by July 1, 2026.
Market Comparison
Donnelly’s April 2026 occupancy of 40.2% is well below the U.S. STR median of approximately 55%, reflecting the shoulder-season timing. At peak (July: 67.7%), the market performs close to national averages. ADR of $167 is below the national median of approximately $220, consistent with a smaller, lower-density mountain market where the inventory has not yet priced to Tamarack Resort’s premium positioning.
The market’s year-over-year growth metrics (occupancy +9.5%, revenue +7.7%) are notably strong for April 2026, suggesting improving demand momentum relative to the same period in 2025.
Vacasa leads with 240 listings and a 4.59 rating (14,816 reviews), the largest operator. Evolve is second with 199 listings (4.76 rating, 8,726 reviews). Tamarack Resort directly manages 153 listings with 120 reviews and a 4.63 rating — the resort’s direct channel involvement is notable. Done Right Management has 149 listings with the highest rating in the top five at 4.82 (3,553 reviews). FrostCabins holds 117 listings with a 4.78 rating (7,347 reviews). The presence of the resort itself as a top-five PM suggests integration between on-mountain lodging and STR inventory.
Frequently Asked Questions About Donnelly, Idaho
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