Boyne City, Michigan Short-Term Rental Market
Boyne City STRs averaged $239/night at 26.6% occupancy in April 2026, with peak summer months exceeding 75% occupancy on Lake Charlevoix.
Quick Answer: Boyne City, Michigan is an active short-term rental market. average occupancy is 27%. average monthly revenue is $1,790. average daily rate is $239. the top operator is Northern Michigan Escapes with 198 listings. market score is 70/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Boyne City sits on the southern shore of Lake Charlevoix in northern Michigan, drawing boating enthusiasts, winter skiers (Boyne Mountain is 15 minutes away), and Great Lakes summer tourists. As of April 2026, the average daily rate is $239, occupancy is 26.6%, and RevPAR is $64. Year-over-year, occupancy declined 12.1 percentage points while ADR rose 5.5%, producing a net revenue decline of 2.1% versus April 2025.
The April data point captures a deep shoulder season: the lake is barely open for boating and ski season has wound down. The true character of this market is its extreme summer concentration. July historically averages 75.2% occupancy and $6,124 average revenue, more than triple the April reading.
Boyne City’s population of approximately 3,821 supports a boutique STR market. The licensing framework under Chapter 15 of the Code of Ordinances (adopted December 2022) distinguishes between owner-occupied accessory units and investor-owned properties, with the latter designated Short-Term Rental Business Units.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 35% | $321 | $3,135 |
| Feb | 43% | $324 | $3,410 |
| Mar | 25% | $266 | $2,150 |
| Apr | 28% | $212 | $1,596 |
| May | 45% | $247 | $1,962 |
| Jun | 59% | $304 | $3,846 |
| Jul | 75% | $326 | $6,124 |
| Aug | 67% | $319 | $5,562 |
| Sep | 41% | $270 | $3,060 |
| Oct | 39% | $239 | $2,621 |
| Nov | 24% | $214 | $1,681 |
| Dec | 46% | $290 | $2,465 |
Top Short-Term Rental Operators in Boyne City
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Northern Michigan Escapes | 198 | 9,917 | ★ 4.69 |
| 2 | Evolve | 136 | 6,096 | ★ 4.71 |
| 3 | Graham Management | 73 | 1,277 | ★ 4.74 |
| 4 | Pure Vacation Management | 61 | 339 | ★ 4.73 |
| 5 | Vacation Properties of Northern Michigan | 45 | 2,209 | ★ 4.89 |
What Kind of STR Should I Buy in Boyne City?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 898 |
| 2 bed | 1,101 |
| 3 bed | 1,156 |
| 4 bed | 678 |
| 5 bed | 403 |
ADR by Property Tier
| Entire Home | $242 |
| Luxury | $373 |
| Professionally Managed | $271 |
Revenue by Dwelling Type
| Apartment | $1,255 |
| Entire Place | $1,812 |
| House | $2,090 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 29.2% |
| vrbo | 17.7% |
| both | 53.1% |
Investment Analysis
Boyne City presents a high-peak, high-volatility investment case. At a typical home value of $410,315 and April 2026 average monthly revenue of $1,790, the April-only annualized revenue run rate ($21,485) understates true annual performance significantly. The July and August months historically average approximately $6,124 and $5,562 respectively, and a full-year model based on historical averages would produce approximately $37,610 in annual gross revenue, implying a gross revenue yield of roughly 9.2% against typical home value.
Note: the April 2026 monthly revenue figure of $1,790 should not be used to annualize yield; use historical seasonal averages instead. The median list price of $504,600 is 23% above the typical Zillow value, reflecting waterfront premiums.
ADR tiers show strong upside for premium positioning: entire-home listings average $242 versus $239 overall, professionally managed properties average $271 (a 13% premium), and luxury-tier listings reach $373 per night. Houses generate $2,090 per month in April versus apartments at $1,255, a 67% gap that widens dramatically in peak summer months.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Boyne City bookings average a 45-day lead time, roughly six weeks in advance. This reflects the planned nature of Lake Charlevoix summer vacations, where families and boating groups book mid-summer weeks early in the spring planning cycle.
Average length of stay is 3.1 nights, the shortest in the Michigan markets in this batch, suggesting more weekend-trip visitors than extended week-long vacations despite the long drive from major Midwest population centers. The short stay duration creates high turnover in peak summer, requiring efficient cleaning and maintenance operations. Operators should use minimum stay requirements (5 to 7 nights) during the peak July and August windows to maximize revenue per booking and reduce turnover overhead.
Short-Term Rental Regulations
Boyne City requires a city-issued Short-Term Rental License per Chapter 15 of the Code of Ordinances (adopted December 13, 2022). Two license categories exist: Short-Term Rental Personal Unit (owner-occupied property where an accessory dwelling unit is rented short-term) and Short-Term Rental Business Unit (non-owner-occupied STR properties). No specific permit fee was confirmed in publicly available sources as of the profile update; investors should contact Boyne City Planning and Zoning at (231) 582-6597 to confirm current fees and any cap on Business Unit licenses in residential zones. The city commission was authorized by the ordinance to set a cap on Business Units in single-family districts, though no vote was recorded at the December 2022 adoption.
Michigan state use tax of 6% applies to all stays of 30 nights or fewer and must be remitted to the Michigan Department of Treasury. Charlevoix County may impose additional lodging taxes; confirm with the county treasurer. No owner-occupancy requirement applies to Business Unit licenses. Enforcement is rated moderate.
Market Comparison
Boyne City’s April 2026 ADR of $239 exceeds the US STR median of approximately $220, while occupancy at 26.6% is far below the national median — reflecting the deep shoulder season of the April data point rather than the market’s true summer character.
Northern Michigan Escapes leads the market with 198 listings and 9,917 reviews (4.69 average rating). Evolve follows with 136 listings and 6,096 reviews (4.71 rating). Graham Management holds 73 listings (4.74 rating). Pure Vacation Management manages 61 listings (4.73 rating). Vacation Properties of Northern Michigan rounds out the top five with 45 listings and a 4.89 rating.
Northern Michigan Escapes’ dominant position reflects specialized expertise in Lake Charlevoix and the broader northern Michigan resort market. The operator landscape is predominantly regional specialists rather than national chains, consistent with the unique character of Great Lakes summer vacation property management.
Frequently Asked Questions About Boyne City, Michigan
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