Alton Bay, New Hampshire Short-Term Rental Market
Alton Bay, NH STRs averaged $268/night at 33.6% occupancy in April 2026, with peak summer months reaching 71.9% occupancy on Lake Winnipesaukee.
Quick Answer: Alton Bay, New Hampshire is an active short-term rental market. average occupancy is 34%. average monthly revenue is $2,178. average daily rate is $268. the top operator is Vacasa with 97 listings. market score is 46/100 (grade D).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Alton Bay is a resort village within the Town of Alton, New Hampshire, situated at the southern tip of Lake Winnipesaukee, one of the largest lakes in the northeastern United States. The town has a population of approximately 5,894 and the broader Lake Winnipesaukee region draws an estimated 1.5 million or more visitors annually. Alton Bay is a seasonal tourism destination with summer as the dominant season, supplemented by winter activity including the Alton Bay Ice Runway (one of the few FAA-recognized ice runways in the country), snowmobiling, and ice fishing.
The STR market is predominantly whole-property rentals: entire-place listings account for 2,571 of approximately 2,646 total listings, with 74 private rooms and 1 shared room. The bedroom distribution is centered on mid-size properties, with three-bedroom (775) and two-bedroom (620) being the most common, followed by one-bedroom (542), four-bedroom (447), and five-bedroom-plus (260). Cross-listed properties are the most common channel approach, with 1,323 listings appearing on both Airbnb and VRBO, 871 Airbnb-only, and 452 VRBO-only.
In April 2026, a shoulder month, the market posted an average daily rate of $268, occupancy of 33.6%, and RevPAR of $89.78. Year over year, occupancy declined 6.8% and revenue increased 1.9%, reflecting ADR growth of 4.3% that more than offset the occupancy dip. The market’s investability score of 71.8 and regulation score of 70.5 reflect a manageable but increasingly structured permitting environment.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 34% | $266 | $2,474 |
| Feb | 44% | $276 | $2,823 |
| Mar | 29% | $237 | $2,259 |
| Apr | 38% | $231 | $2,183 |
| May | 47% | $277 | $2,202 |
| Jun | 59% | $332 | $4,021 |
| Jul | 72% | $345 | $6,086 |
| Aug | 70% | $347 | $6,061 |
| Sep | 38% | $298 | $3,187 |
| Oct | 42% | $263 | $2,958 |
| Nov | 30% | $238 | $2,229 |
| Dec | 43% | $272 | $2,512 |
Top Short-Term Rental Operators in Alton Bay
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Vacasa | 97 | 2,983 | ★ 4.49 |
| 2 | Break Away | 90 | 501 | ★ 4.69 |
| 3 | Evolve | 84 | 3,149 | ★ 4.67 |
| 4 | At The Lake Vacation Rentals | 66 | 667 | ★ 4.62 |
| 5 | Vacanza | 31 | 775 | ★ 4.54 |
What Kind of STR Should I Buy in Alton Bay?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 542 |
| 2 bed | 620 |
| 3 bed | 775 |
| 4 bed | 447 |
| 5 bed | 260 |
ADR by Property Tier
| Entire Home | $271 |
| Luxury | $684 |
| Professionally Managed | $181 |
Revenue by Dwelling Type
| Apartment | $1,213 |
| Entire Place | $2,211 |
| House | $2,610 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 32.9% |
| vrbo | 17.1% |
| both | 50% |
Investment Analysis
Alton Bay’s STR economics are driven almost entirely by the summer lake season. The April figure of $2,178 per listing represents a shoulder month and understates the market’s peak potential. Annualizing the 2025 full-year average of $3,661 per month yields approximately $43,932 in annual gross revenue per listing.
The tier spread is notable. Entire-home listings averaged $271/night, close to the all-listings ADR of $268. Luxury-tier properties averaged $684/night, more than 2.5 times the market average, indicating a meaningful high-end vacation home segment. Professionally managed listings averaged $181/night, which is below the market average; this is unusual and likely reflects Vacasa and Evolve’s portfolios skewing toward more moderately priced properties rather than luxury lakefront homes.
Housing price data for Alton Bay is not available in our current dataset, so a gross yield figure cannot be computed. Lakefront and lake-access properties in the Lake Winnipesaukee region typically carry premium acquisition costs. Investors should obtain current comparable sale prices for Alton/Alton Bay lake-access properties to model returns against the revenue figures above.
Revenue peaked in 2021 at a $3,891/month annual average, declined through 2022-2024, and stabilized at $3,661/month in 2025. ADR has continued to grow, rising from $228/month average in 2017 to $321 in 2025, a 41% increase. The combination of declining occupancy and rising ADR since 2021 suggests supply growth outpacing demand recovery post-2020.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Alton Bay STR guests book an average of 44 days in advance, and the average length of stay is 3.51 nights. The 44-day lead time gives operators roughly six weeks of advance visibility, a meaningful window for dynamic pricing adjustments during the critical summer booking season.
The 3.51-night average stay reflects a mix of summer lake vacation guests and shorter winter recreation trips. During July and August, when demand is highest, operators can enforce longer minimum-stay requirements of five to seven nights to reduce turnover and maintain revenue. During shoulder months and winter, shorter minimums of two to three nights better match the demand profile of weekend-trip visitors.
The combination of 44-day lead time and the market’s strong summer concentration means that by late May, operators should already have a clear picture of their summer inventory fill rate and can make targeted last-minute pricing adjustments to fill remaining gaps.
Short-Term Rental Regulations
Alton Bay operates under Town of Alton short-term rental regulations adopted September 12, 2023. Every STR must obtain a Short-Term Rental Permit from the Town of Alton Building Department before operating. Existing operators were required to obtain permits by April 1, 2024, and enforcement began with fines for unpermitted rentals starting January 1, 2024.
The permit fee is paid by cash or check only and is not published in the available data. Investors should contact the Building Department (603-875-2164) or Planning Department (603-875-2162) to confirm the current fee and renewal cadence.
Properties must comply with zoning, setback, health, and environmental requirements. The application requires a plot plan showing utilities including septic, wells, and drainage. Environmental protections near Lake Winnipesaukee shorelines and wetlands apply. There is no published nightly cap or annual night limit.
At the state level, New Hampshire imposes an 8.5% Meals and Rooms (Rentals) Tax on stays of 185 days or fewer, applied to the full reservation price including fees. Operators must register with the NH Department of Revenue Administration regardless of booking frequency. Airbnb and VRBO typically collect and remit this tax automatically, but registration is still required of operators. There is no owner-occupancy requirement and no primary-residence requirement. Enforcement is characterized as moderate.
Market Comparison
The US median STR occupancy is approximately 55% and the national median ADR is approximately $220. Alton Bay’s April 2026 occupancy of 33.6% falls below the national median, as expected for a shoulder month in a highly seasonal lake market. The ADR of $268 exceeds the national median, reflecting the area’s lakefront and vacation-home character.
The market’s overall score of 45.6 out of 100 reflects lower rental demand (48.2) and moderate revenue growth (69.8) compared to larger STR markets. The investability score of 71.8 and regulation score of 70.5 are the stronger sub-scores, indicating that acquisition economics and the regulatory environment are more favorable than the demand metrics alone suggest.
Among top operators, Vacasa leads by listing count with 97 listings and 2,983 reviews at a 4.49 average rating. Break Away follows with 90 listings and 501 reviews at 4.69. Evolve holds 84 listings with 3,149 reviews at 4.67, the highest review count among the top five operators. At The Lake Vacation Rentals manages 66 listings with 667 reviews at 4.62. Vacanza rounds out the top five at 31 listings and 775 reviews at 4.54. The mix of national operators (Vacasa, Evolve) and regional specialists (Break Away, At The Lake, Vacanza) reflects a market that supports both models.
Frequently Asked Questions About Alton Bay, New Hampshire
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