Lava Hot Springs, Idaho Short-Term Rental Market
Lava Hot Springs STRs averaged $167/night in April 2026 with summer peak occupancy reaching 67.7% in July.
Quick Answer: Lava Hot Springs, Idaho is an active short-term rental market. average occupancy in the Idaho Area market area is 61%. average monthly revenue in the Idaho Area market area is $3,987. average daily rate in the Idaho Area market area is $262. the top operator in the Idaho Area market area is Vacasa with 245 listings. market score is 49/100 (grade D).
Market data reflects the Idaho Area regional market, which includes Lava Hot Springs. Regulations, taxes, and permit details below are specific to Lava Hot Springs.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
Lava Hot Springs, Idaho is a geothermal resort village of 385 residents drawing approximately 498,155 annual visitors to its state-owned hot spring pools and Portneuf River waterpark. The STR market recorded a $167.04 ADR and 40.2% occupancy in April 2026, the market’s historical trough month, generating $1,905 in average monthly revenue. Year-over-year as of April 2026, occupancy increased 9.64%, ADR rose 5.48%, and revenue grew 7.57%, reflecting a strong rebound from prior-year softness.
Entire-place listings dominate at approximately 95.4% of all inventory; private rooms account for 4.6% and shared rooms are negligible. One-bedroom configurations are the most common at 30.2% of inventory, followed by three-bedroom (25.8%), two-bedroom (22.9%), four-bedroom (12.5%), and five-bedroom-plus (8.6%). A plurality of listings cross-list on both Airbnb and VRBO (3,480), with 2,946 exclusively on Airbnb and 447 exclusively on VRBO.
The market has two distinct demand seasons: a summer peak (June through August) driven by the Olympic swimming complex, water slides, and Portneuf River tubing season; and a secondary winter demand period (January through February) when geothermal hot springs soaking draws visitors seeking the 102-112F pools during colder months. April and November are the weakest months historically.
The market’s investability score of 68.39 and rental demand score of 65.99 indicate visitor-driven demand that supports above-average occupancy in peak months. Revenue growth scores 62.21 and regulation scores 65.36, reflecting the favorable regulatory environment following 2025-2026 Idaho court and legislative actions. The total market score of 49.12 reflects the pronounced seasonal swing, with July reaching 67.7% occupancy versus April’s 38.5% historical average.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 41% | $211 | $2,384 |
| Feb | 48% | $218 | $2,603 |
| Mar | 41% | $180 | $2,144 |
| Apr | 38% | $151 | $1,654 |
| May | 48% | $165 | $1,871 |
| Jun | 61% | $225 | $3,267 |
| Jul | 68% | $251 | $4,436 |
| Aug | 60% | $239 | $3,894 |
| Sep | 46% | $190 | $2,372 |
| Oct | 42% | $161 | $1,920 |
| Nov | 41% | $161 | $1,707 |
| Dec | 46% | $208 | $2,295 |
Top Short-Term Rental Operators in Idaho Area market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Idaho Area market as a whole, which includes Lava Hot Springs, so these counts are not Lava Hot Springs-only figures.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Vacasa | 245 | 14,933 | ★ 4.59 |
| 2 | Evolve | 200 | 8,780 | ★ 4.76 |
| 3 | Tamarack Resort | 153 | 121 | ★ 4.66 |
| 4 | Done Right Management | 150 | 3,558 | ★ 4.82 |
| 5 | FrostCabins | 118 | 7,393 | ★ 4.79 |
What Kind of STR Should I Buy in Lava Hot Springs?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 2,070 |
| 2 bed | 1,572 |
| 3 bed | 1,774 |
| 4 bed | 858 |
| 5 bed | 590 |
ADR by Property Tier
| Entire Home | $269 |
| Luxury | $541 |
| Professionally Managed | $395 |
Revenue by Dwelling Type
| Apartment | $2,833 |
| Entire Place | $4,092 |
| House | $4,550 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 42.9% |
| vrbo | 6.5% |
| both | 50.6% |
Investment Analysis
Lava Hot Springs STR performance reflects a highly seasonal revenue profile anchored by summer visitation. In April 2026 (historical trough), the market generated $1,905/month average revenue. The 2025 full-year average of $2,908/month is a more representative baseline for underwriting; annualized, that projects to approximately $34,896 in gross revenue per listing. Housing market data for Lava Hot Springs is not available in the current dataset, so a gross yield calculation cannot be computed.
Tier analysis shows meaningful performance differences. The luxury tier averages $372/night, 2.2x the market-wide $167. The professionally managed tier averages $239/night. Houses generate $2,085/month even in April (the trough), with entire-place listings averaging $1,948/month. During July peak, the market-wide average reaches $4,437/month.
Revenue trend shows a peak in 2021 ($3,012/month annual average) followed by softening: $2,867 in 2022, $2,795 in 2023, $2,799 in 2024, and recovery to $2,908 in 2025. The April 2026 YoY improvements (revenue +7.57%, ADR +5.48%, occupancy +9.64%) suggest positive momentum heading into the 2026 summer season.
The regulatory environment dramatically improved for operators in 2025-2026. Idaho HB 583, effective July 1, 2026, bars cities from requiring STR permits or fees entirely, removing operational compliance costs that previously burdened operators. This favorable regulatory shift, combined with the market’s strong visitor fundamentals (498,155 annual visitors to a 385-person village), positions Lava Hot Springs as an accessible entry point for STR investment relative to larger resort markets.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Lava Hot Springs STRs show an average booking lead time of 36.5 days (approximately 5 weeks) and an average length of stay of 3.51 nights as of April 2026.
The 36-day lead window is shorter than most resort markets, reflecting the mix of spontaneous hot springs visitors and planned summer getaways. Summer bookings (June through August) for this type of destination activity-oriented market tend to book 4-8 weeks ahead rather than 3-4 months ahead as in golf or festival markets. Operators can set summer pricing conservatively in early spring and adjust upward as demand materializes in the 30-60 day window.
The 3.51-night average stay is shorter than the typical resort market, consistent with Lava Hot Springs’ position as a weekend-getaway destination rather than a full-week vacation hub. At 3.51 nights per stay, turnovers run approximately 8-9 times per month (30 days divided by 3.51 nights), which is high by STR standards. Cleaning and restocking costs should be factored carefully into nightly pricing, as frequent turnovers with short stays can erode net margins if cleaning fees are not structured to cover actual labor costs.
For summer peak management, operators should consider minimum night requirements of 2-3 nights to reduce single-night friction while maintaining availability for the longer-stay guest who generates more revenue per cleaning event.
Short-Term Rental Regulations
Lava Hot Springs has undergone a complete regulatory transformation in 2025-2026, and the environment is now highly favorable for STR operators.
Idaho Code 67-6539 has long prohibited cities from banning short-term rentals outright. The City of Lava Hot Springs previously attempted to restrict STRs to commercial zones and deny permits for non-owner-occupied residential rentals; the Idaho Supreme Court struck this down in May 2025 (Taylor v. Lava Hot Springs), ruling the restrictions violated state law. Idaho HB 583, signed March 16, 2026 and effective July 1, 2026, goes further: cities and counties may not require any license, permit, registration, or fee to operate an STR; may not impose owner-occupancy or primary-residence requirements; may not cap rental days; and may not limit STR number or density. Any conflicting local ordinances must be repealed by July 1, 2026.
What the city can still require (applied equally to all dwellings) is health and safety compliance under city STR ordinance Ord. 2026-005 (effective June 1, 2026): smoke alarms in sleeping areas, fire extinguishers and carbon monoxide detectors per floor, removable escape ladders for upper-floor bedrooms, and IBC-based occupancy limits. There is no owner-occupancy requirement, no primary-residence requirement, and no cap on rental nights.
Tax obligations remain: a 3% city hotel-motel/occupancy tax, a 2% Idaho state travel and convention tax, and 6% Idaho state sales tax apply to stays of 30 days or fewer, for a combined lodging tax burden of approximately 11%. Enforcement is classified as moderate, focused on health/safety compliance under Ord. 2026-005.
Market Comparison
Compared to national STR benchmarks, Lava Hot Springs runs below average on occupancy outside its summer peak. The U.S. STR market median occupancy is approximately 55%; the market’s April 2026 rate of 40.2% reflects trough-month performance, while the July peak of 67.7% and 2025 annual average of 47.8% show the full range. The national median ADR is approximately $220; Lava Hot Springs’ $167 April ADR is below average but the July $251 exceeds the national median, reflecting the genuine premium guests pay for peak summer access.
The market is served by both national and regional operators. Vacasa leads with 245 listings and 14,933 reviews at a 4.59 average rating. Evolve operates 200 listings with 8,780 reviews and a 4.76 rating. Tamarack Resort manages 153 listings (4.66 rating, 121 reviews). Done Right Management holds 150 listings with a 4.82 rating (3,558 reviews). FrostCabins rounds out the top five with 118 listings and a 4.79 rating (7,393 reviews).
The presence of regional operators Done Right Management and FrostCabins alongside national brands indicates a market where local management expertise remains competitive. The regulation score of 65.36 is now favorable following the 2025 court ruling and 2026 HB 583 legislation, placing Lava Hot Springs among Idaho’s most operator-friendly STR markets. The investability score of 68.39 is the strongest signal for prospective operators, reflecting healthy underlying visitor demand relative to the current supply and regulatory environment.
Frequently Asked Questions About Lava Hot Springs, Idaho
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