Hailey, Idaho Short-Term Rental Market
Hailey and the Sawtooth Mountains area averaged $327/night in April 2026, with peak summer and ski-season months reaching $357-$408 ADR.
Quick Answer: Hailey, Idaho is an active short-term rental market. average occupancy is 20%. average monthly revenue is $2,971. average daily rate is $327. the top operator is Alpine Lodging Sun Valley with 169 listings. market score is 47/100 (grade D).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
The Hailey and Sawtooth Mountains market centers on the Sun Valley resort corridor in central Idaho, with approximately 1,325 active listings. April is this market’s deepest shoulder month, the transition between ski and summer seasons, and the April 2026 data reflects that: 20.4% occupancy at $326.98 ADR, producing a RevPAR of $66.80 and average monthly revenue of $2,971.
These April figures are not representative of peak performance. Multi-year seasonal averages show July is the peak month at 70.3% occupancy, $357 ADR, and $6,053 monthly revenue, while February (ski season) reaches 60.6% occupancy, $369 ADR, and $5,340 revenue. December peaks at $408 ADR, the highest ADR month in the annual calendar.
Year-over-year for April 2026, occupancy rose 12.4% and ADR rose 10.6%, but reported revenue declined 9.5%. The divergence between occupancy/ADR growth and revenue decline in the YoY comparison may reflect a smaller listing count or a mix shift in the prior April baseline; investors should treat the annual revenue trend as a more reliable signal. Annual average revenue has grown from $2,496/month in 2017 to $5,387/month in 2025, with the 2026 partial-year average at $6,009.
Entire-place listings are nearly universal at 1,303 of 1,325 total listings (98%), with 22 private rooms and no shared rooms. The 881 cross-listed properties (on both Airbnb and VRBO) represent the largest channel segment, followed by 319 Airbnb-only and 125 VRBO-only. Bedroom mix: 2-bedroom (413) and 3-bedroom (406) lead, followed by 1-bedroom (255), 4-bedroom (178), and 5-plus-bedroom (73).
The market’s revenue growth score is 99.67 out of 100, exceptional by any benchmark. Overall market score is 46.81, with seasonality scoring 48.52 (reflecting the extreme seasonal swings), and investability at 54.83.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 48% | $350 | $4,288 |
| Feb | 61% | $369 | $5,340 |
| Mar | 47% | $348 | $4,600 |
| Apr | 21% | $266 | $2,249 |
| May | 38% | $230 | $1,879 |
| Jun | 62% | $302 | $3,782 |
| Jul | 70% | $357 | $6,053 |
| Aug | 61% | $344 | $5,423 |
| Sep | 41% | $281 | $3,158 |
| Oct | 37% | $238 | $2,418 |
| Nov | 28% | $241 | $1,950 |
| Dec | 54% | $408 | $3,919 |
Top Short-Term Rental Operators in Hailey
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Alpine Lodging Sun Valley | 169 | 3,914 | ★ 4.67 |
| 2 | Vacasa | 116 | 7,726 | ★ 4.50 |
| 3 | Michael's Vacation Rentals, LLC | 112 | 4,381 | ★ 4.87 |
| 4 | MVP Vacation Homes | 80 | 1,193 | ★ 4.91 |
| 5 | Natural Retreats | 54 | 538 | ★ 4.91 |
What Kind of STR Should I Buy in Hailey?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 255 |
| 2 bed | 413 |
| 3 bed | 406 |
| 4 bed | 178 |
| 5 bed | 73 |
ADR by Property Tier
| Entire Home | $331 |
| Luxury | $1,210 |
| Professionally Managed | $450 |
Revenue by Dwelling Type
| Apartment | $1,953 |
| Entire Place | $3,005 |
| House | $5,160 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 24.1% |
| vrbo | 9.4% |
| both | 66.5% |
Investment Analysis
The Hailey and Sawtooth Mountains market presents a premium investment profile with a high price point and strong revenue growth. The typical home value is $906,133 and the median list price is $1,179,750. Median sale price and days-to-pending data are not available for this market. For-sale inventory is just 52 properties, indicating an extremely constrained acquisition environment.
Using the 2025 annual average monthly revenue of $5,387 (annualized to approximately $64,644) against a typical home value of $906,133, the gross yield is approximately 7.1%. While lower than the gross yields in lower-cost Georgia markets, the absolute revenue level and the revenue growth trajectory are distinctive: annual average revenue per listing has grown from $2,496/month in 2017 to $5,387/month in 2025, a 116% increase over eight years.
ADR tiers show a significant professionally managed premium. The all-listings April ADR of $326.98 compares to $330.58 for entire-home listings, $449.57 for professionally managed properties, and $1,209.75 for luxury-tier listings. The professionally managed ADR is 37% above the market average, the largest management premium in this batch, reflecting the high concentration of resort-management firms in the Sun Valley corridor.
The revenue growth score of 99.67 out of 100 signals that this market has delivered among the strongest revenue appreciation in the national dataset. For investors with the capital to acquire at the $906,000+ entry point, the combination of high ADR, strong revenue growth, and minimal regulatory risk (see regulatory section) creates a compelling risk-adjusted case.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Hailey and the Sawtooth Mountains area STR guests book an average of 30 days in advance, with an average length of stay of 4.8 nights. Both figures are moderate relative to other resort markets and reflect the mix of ski-season bookings (which tend to book further in advance) and summer adventure travelers (who often book closer to arrival).
A 30-day lead time suggests that pricing decisions made 4-6 weeks out have the most impact on revenue. For peak July and February weeks, early opening of the pricing calendar (3-6 months in advance) and firm minimum-stay policies (4-7 nights for holiday periods) will capture premium rates. For shoulder months like April and May, shorter lead times and more flexible minimums are appropriate to maintain any occupancy at all given the 20-38% average occupancy range.
A 4.8-night average stay reflects the destination nature of the market. Guests traveling to Sun Valley or the Sawtooth wilderness are not passing through; they are making purpose-specific trips. This justifies minimum stays of 4-5 nights in peak season to reduce turnover costs and maintain quality for longer-stay guests.
Short-Term Rental Regulations
Hailey and the broader Idaho STR market operate under one of the most permissive regulatory frameworks in the United States, a result of aggressive state-level preemption.
Idaho Code Section 67-6539, enacted in 2016, prohibited cities and counties from banning STRs outright and classified them as residential land use. This protection has been significantly strengthened: Idaho Governor Brad Little signed HB 583 on March 16, 2026, effective July 1, 2026. Under HB 583, no Idaho city or county may require any permit, license, registration, or fee to operate an STR; mandate owner-occupancy or primary-residency; cap rental days per year; require additional insurance; mandate usage reporting; or require structural modifications. STRs must be treated identically to long-term residential uses. Hailey had previously attempted to restrict non-owner-occupied ADUs from operating as STRs; HB 583 definitively eliminates that restriction.
Cities retain authority to enforce safety standards (smoke detectors, CO alarms, fire extinguishers) and general nuisance, noise, and parking ordinances that apply equally to all residential uses.
Tax obligations remain: Idaho state sales tax at 6%, Idaho Travel and Convention Tax at 2%, and Hailey’s local option taxes of approximately 3% combined (including a 2% tourist tax and a 1% Air/Housing LOT), totaling approximately 11% on STR revenue. No owner-occupancy or primary-residence requirement applies. Enforcement severity is rated minimal.
Market Comparison
Against national STR benchmarks, Hailey’s April occupancy of 20.4% is well below the US median of 55%, but this reflects the extreme shoulder-season timing rather than market weakness. At peak (July 70.3%, February 60.6%), the market significantly exceeds the national median.
The April ADR of $326.98 is approximately 49% above the national median of roughly $220, and the luxury-tier ADR of $1,209.75 is among the highest in any smaller resort market. Annual average revenue growth from $2,496 to $5,387 per month over 2017-2025 represents one of the strongest long-run STR revenue trends in the national dataset, reflected in the revenue growth score of 99.67 out of 100.
The professional operator concentration is notably higher than the Georgia markets in this batch. Alpine Lodging Sun Valley leads with 169 listings and 3,914 reviews at a 4.67 rating. Vacasa manages 116 properties with 7,726 reviews at 4.50. Michael’s Vacation Rentals operates 112 listings with 4,871 reviews at a 4.87 rating. The top three operators together manage approximately 397 listings, or 30% of total market supply — a level of professional concentration that reflects the resort-management-heavy nature of the Sun Valley corridor.
Frequently Asked Questions About Hailey, Idaho
What is the best time of year for Airbnb rentals near Sun Valley and the Sawtooth Mountains?
What is the average daily rate for short-term rentals near Hailey, ID?
Does Idaho or Hailey require a permit to operate a short-term rental?
What taxes apply to Hailey, Idaho short-term rentals?
What is the gross investment yield for an STR in Hailey or the Sawtooth Mountains area?
Why is April revenue low in the Sawtooth Mountains market?
How professionally managed is the Sawtooth Mountains STR market?
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