Livingston, Montana Short-Term Rental Market
Livingston, MT (Yellowstone gateway) STRs averaged $334/night at 33.8% occupancy in April 2026, the market's weakest seasonal month, with 5,467 active listings.
Quick Answer: Livingston, Montana is an active short-term rental market. average occupancy in the Bozeman/Yellowstone Natl Park market area is 64%. average monthly revenue in the Bozeman/Yellowstone Natl Park market area is $6,823. average daily rate in the Bozeman/Yellowstone Natl Park market area is $389. the top operator in the Bozeman/Yellowstone Natl Park market area is Stay Montana with 201 listings. market score is 70/100 (grade C).
Market data reflects the Bozeman/Yellowstone Natl Park regional market, which includes Livingston. Regulations, taxes, and permit details below are specific to Livingston.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
Livingston is a historic small city in Park County, Montana, located approximately 55 miles north of Yellowstone National Park’s year-round north entrance via Paradise Valley. The STR market had approximately 5,467 active listings as of April 2026. In April 2026, the market posted an average daily rate of $334 and occupancy of 33.8%, generating average monthly revenue of $3,178. RevPAR was $113. April is historically the weakest month for this market; the 2025 full-year average monthly revenue was $5,896.
Listing composition: 5,247 entire-place units (96.0% of total), 212 private-room, and 8 shared-room. Bedroom distribution: 1,585 one-bedroom, 1,391 two-bedroom, 1,275 three-bedroom, 756 four-bedroom, and 446 five-plus-bedroom units. Platform distribution: 3,203 listings appear on both Airbnb and VRBO, 1,637 are Airbnb-only, and 627 are VRBO-only.
Year-over-year from April 2025, occupancy declined 5.6% while ADR rose 12.1%, with net revenue declining 1.5%. Annual average monthly revenue reached a new high of $5,896 in 2025. The revenue growth market score of 93.9 out of 100 is the second-highest in this batch, reflecting sustained rate appreciation.
Market scores: revenue growth 93.9, rental demand 76.0, total score 69.8, investability 69.7, regulation 68.9, seasonality 44.4 (all out of 100). The low seasonality score (44.4) reflects high swings between the market’s distinct winter and summer peaks.
Seasonal Patterns
| Month | Occupancy |
|---|---|
| Jan | 48% |
| Feb | 63% |
| Mar | 60% |
| Apr | 35% |
| May | 57% |
| Jun | 73% |
| Jul | 73% |
| Aug | 65% |
| Sep | 59% |
| Oct | 45% |
| Nov | 39% |
| Dec | 52% |
Month-by-month nightly rates and revenue figures for Livingston are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Top Short-Term Rental Operators in Bozeman/Yellowstone Natl Park market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Bozeman/Yellowstone Natl Park market as a whole, which includes Livingston, so these counts are not Livingston-only figures.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Stay Montana | 201 | 7,915 | ★ 4.74 |
| 2 | Evolve | 131 | 9,076 | ★ 4.82 |
| 3 | Big Sky Vacation Rentals | 130 | 3,266 | ★ 4.87 |
| 4 | Two Pines Properties | 123 | 2,649 | ★ 4.87 |
| 5 | Mountain Home | 115 | 5,070 | ★ 4.84 |
What Kind of STR Should I Buy in Livingston?
Revenue and nightly-rate breakdowns by bedroom count, property tier, and dwelling type for Livingston are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 29.9% |
| vrbo | 11.5% |
| both | 58.6% |
Home Value Trends (Livingston)
Typical home values, median sale prices, and the 10-year price trend for Livingston are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Booking Insights
Booking-window and length-of-stay analysis for Livingston — how far ahead guests book and how to price around it — is available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Short-Term Rental Regulations
Livingston adopted a formal STR regulatory framework for the first time in December 2025, when the City Commission voted 4-1 to include STR provisions in the new zoning code.
Any STR (a dwelling unit rented for fewer than 30 consecutive days) requires a city-issued annual permit before operating. The base annual permit fee was still to be determined at the time of adoption. Prior to receiving an initial permit, the property must pass a safety inspection by the Building Official or Fire Marshal confirming working smoke detectors, fire extinguishers, and adequate egress.
The code creates two permit types. Type 1 applies to owner-occupied rentals. Type 2 applies to non-owner-occupied rentals; Type 2 operators must designate a local contact who lives or has a place of business within 50 miles of the property and is reachable at all times during rental occupancy to handle complaints or emergencies. Neither type requires owner-occupancy or primary residence at the state level: the zoning code permits investment-owned STRs.
STRs are permitted in residential and commercial zones but prohibited in light industrial, industrial, and public-community (PC) zones.
On taxes, Montana has no general sales tax. STR stays of 29 nights or fewer are subject to Montana’s 4% Lodging Facility Sales Tax plus the 4% Lodging Facility Use Tax, totaling 8%. Livingston is not a resort-tax community, so no additional local lodging tax applies. Operators also typically need a Montana Public Accommodation License from the state Department of Public Health and Human Services. Enforcement is rated moderate.
Market Comparison
Nationally, STR markets average approximately 55% occupancy and $220 in ADR. Livingston’s April 2026 occupancy of 33.8% falls well below the national benchmark, but April is the market’s historic low. The ADR of $334 is 52% above the national median even in April, reflecting the Yellowstone-gateway premium. The 2025 annual average occupancy of 56.5% sits in line with the national median, while the 2025 annual ADR of $396 is 80% above the national median.
The top five property managers are: Stay Montana (201 listings, 7,915 reviews, 4.74 rating), Evolve (131 listings, 9,076 reviews, 4.82 rating), Big Sky Vacation Rentals (130 listings, 3,266 reviews, 4.87 rating), Two Pines Properties (123 listings, 2,649 reviews, 4.87 rating), and Mountain Home (115 listings, 5,070 reviews, 4.84 rating). The top 5 collectively manage 700 listings, approximately 12.8% of the market’s 5,467 total listings. Evolve leads by review count with 9,076, while Big Sky Vacation Rentals and Two Pines Properties share the highest rating at 4.87.
The revenue growth score of 93.9 out of 100 places Livingston among the strongest growth markets in the dataset. The 2025 annual average of $5,896/month was the highest annual figure the market has recorded, a meaningful signal for operators and investors evaluating long-term market trajectory.
Frequently Asked Questions About Livingston, Montana
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