Livingston, Montana Short-Term Rental Market
Greater Yellowstone region STR market averaged $344 ADR, 63.6% occupancy and $5,797 monthly revenue in September 2026
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 $5,797. average daily rate in the Bozeman/Yellowstone Natl Park market area is $344. 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 sits in the Greater Yellowstone region of southwest Montana, and the short-term rental figures in this profile describe the Greater Yellowstone region STR market, which also covers Bozeman, Ennis and West Yellowstone, rather than Livingston alone. In September 2026 listings in the region averaged an ADR of $344 and 63.6% occupancy, producing average monthly revenue of $5,797 per listing. Compared with September 2025, occupancy rose 2.3%, ADR rose 13.2% and revenue rose 6.8%. Entire homes averaged an ADR of $353, slightly above the all-listings figure, and houses earned $6,467 a month against $4,632 for apartments.
Livingston is the historic northern gateway to Yellowstone National Park, about 55 miles from the Gardiner entrance, the only park entrance open all year. The town has a population of 8,908. Park County tourism brings in roughly $500 million per year and accounts for about 22% of area labor income, which explains why demand here is tied to park visitation, fly fishing on the Yellowstone River, the town’s gallery scene and its historic downtown. Visitors are predominantly Yellowstone road-trippers, anglers and arts travelers.
The longer record shows a market that has grown in rate more than in occupancy. Average revenue per listing was $2,591 a month in 2017 and $5,889 in 2025, while occupancy moved from 45.9% to 56.4% over the same span. The first nine months of 2026 average $7,224 a month at 59.9% occupancy and a $466 ADR, though a partial year is not directly comparable to a full calendar year because of seasonality.
Bedroom, channel and listing-type counts and operator rankings are tracked at a shared regional level rather than uniquely for Livingston, so this profile omits them.
Seasonal Patterns
| Month | Occupancy |
|---|---|
| Jan | 48% |
| Feb | 63% |
| Mar | 60% |
| Apr | 35% |
| May | 57% |
| Jun | 73% |
| Jul | 73% |
| Aug | 65% |
| Sep | 60% |
| 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 allows short-term rentals and requires a city permit. The rules come from a new zoning code that the City Commission adopted by a 4-1 vote in December 2025, which for the first time formally regulates STRs. An STR is defined as a dwelling rented for fewer than 30 consecutive days. Permits renew annually, and the base annual fee amount was still to be determined at adoption, so confirm it with the city. Before an initial permit issues, the property must pass a basic safety inspection by the Building Official or Fire Marshal covering smoke detectors, fire extinguishers and adequate egress.
The code creates two categories. Type 1 is owner-occupied and Type 2 is non-owner-occupied. Neither owner occupancy nor primary residence is required to operate. Type 2 operators must name a local contact who lives or has a place of business within 50 miles and who is reachable at all times during a rental to handle complaints and emergencies. STRs are allowed in residential and commercial districts and prohibited in light industrial, industrial and public-community districts.
Stays of 29 nights or fewer carry Montana’s 4% Lodging Facility Sales Tax plus the 4% Lodging Facility Use Tax, 8% in total. Livingston is not a designated resort-tax community, so no additional local lodging tax applies. Operators typically also need a Public Accommodation License from Montana DPHHS. Enforcement severity is rated moderate. The code was set to take effect roughly 30 days after the vote, so check current city requirements before buying.
Market Comparison
The Greater Yellowstone region STR market posted September 2026 occupancy of 63.6% and an ADR of $344, with professionally managed listings at $435 and luxury listings at $581.
The advantage is concentrated in rate rather than demand growth. ADR rose 13.2% year over year while occupancy rose 2.3%. Full year 2025 occupancy was 56.4% with an ADR of $396. The September figure therefore reflects the strong season. The seasonal table shows occupancy above 56% in seven months: February, March and May through September.
Investors should weigh the high ADR against seasonal volatility. April and November occupancy run 35.5% and 38.7%. Buyers also face a typical Livingston home value of $533,190, so the rate premium has to cover a meaningful entry cost.
Frequently Asked Questions About Livingston, Montana
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