Angel Fire, New Mexico Short-Term Rental Market
Angel Fire STRs averaged $207/night at 25.0% occupancy in April 2026 across roughly 2,958 active listings.
Quick Answer: Angel Fire, New Mexico is an active short-term rental market. average occupancy is 25%. average monthly revenue is $2,282. average daily rate is $207. the top operator is Vacasa with 208 listings. market score is 50/100 (grade D).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Angel Fire, New Mexico sits at 8,382 feet in the Sangre de Cristo Mountains and supports a year-round short-term rental market built around ski season, summer mountain recreation, and heritage tourism at Vietnam Veterans Memorial State Park. As of April 2026, the market recorded a $207 average daily rate, 25.0% occupancy, and $51.71 RevPAR. April is historically a shoulder month between ski season and summer, so these figures reflect a seasonal low rather than a market ceiling.
The supply base totals approximately 2,958 listings, with entire-place units representing 96% of the market (2,848 listings) and 110 private rooms making up the remainder. By bedroom count, 2-bedroom units lead at 879 listings, followed closely by 1-bedroom (796) and 3-bedroom (763), with 4-bedroom (343) and 5-bedroom (175) homes rounding out the mix. Cross-channel distribution shows 1,831 listings on both Airbnb and VRBO, with 835 Airbnb-only and 292 VRBO-only.
Year-over-year as of April 2026, occupancy is up 3.04% and ADR is up 2.86%, while revenue is down 4.75%. This reflects a pattern consistent with 2024-2025 trends: ADR and occupancy are holding steady while supply growth has spread revenue across more listings. The market scored 49.81 overall on investability dimensions, with regulation (77.60) and investability (71.23) scoring highest.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 42% | $277 | $3,373 |
| Feb | 54% | $279 | $3,745 |
| Mar | 50% | $290 | $4,144 |
| Apr | 27% | $183 | $2,089 |
| May | 52% | $186 | $2,040 |
| Jun | 58% | $225 | $3,035 |
| Jul | 64% | $236 | $4,037 |
| Aug | 53% | $217 | $3,234 |
| Sep | 46% | $204 | $2,605 |
| Oct | 46% | $198 | $2,559 |
| Nov | 37% | $195 | $1,969 |
| Dec | 57% | $303 | $3,547 |
Top Short-Term Rental Operators in Angel Fire
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Vacasa | 208 | 6,400 | ★ 4.43 |
| 2 | Evolve | 186 | 7,975 | ★ 4.71 |
| 3 | Resort Properties | 148 | 1,996 | ★ 4.66 |
| 4 | M Vacation | 142 | 3,419 | ★ 4.56 |
| 5 | Reservations Unlimited LLC | 93 | 1,693 | ★ 4.54 |
What Kind of STR Should I Buy in Angel Fire?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 796 |
| 2 bed | 879 |
| 3 bed | 763 |
| 4 bed | 343 |
| 5 bed | 175 |
ADR by Property Tier
| Entire Home | $210 |
| Luxury | $485 |
| Professionally Managed | $273 |
Revenue by Dwelling Type
| Apartment | $1,572 |
| Entire Place | $2,335 |
| House | $2,570 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 28.2% |
| vrbo | 9.9% |
| both | 61.9% |
Investment Analysis
Angel Fire presents a mid-range STR investment case anchored by consistent mountain tourism demand across two peak seasons. At a typical home value of $498,634 and a current monthly revenue average of $2,282, an investor can expect approximately $27,390 in gross annual revenue, implying a gross yield of roughly 5.5% before operating costs. Luxury-tier properties command $485/night ADR against an all-listing average of $207, signaling strong rate upside for well-positioned higher-end cabins.
The professionally managed tier averages $273/night ADR compared to $207 for all listings, a 32% premium that reflects the yield benefit of professional operations. Entire-place revenue averages $2,335/month versus $1,572 for apartments, while house-type properties lead at $2,570/month.
Revenue has remained relatively stable from 2022 through 2025: annual average revenue went from $3,360 (2022) to $3,441 (2023) to $3,470 (2024) to $3,606 (2025), a modest upward trend. ADR has risen each year from $242 (2022) to $271 (2025), meaning the market is repricing upward even as occupancy has softened slightly. For buyers, median list price is $526,500 with 156 homes currently for sale, giving reasonable acquisition optionality. Permit costs are modest (bathroom-count based, typically $150-250/year) and owner-occupancy is not required, making pure investment ownership permissible.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Angel Fire guests book approximately 43 days in advance on average, with an average stay of 3.94 nights. The 43-day lead time is well-suited to a mountain resort market where weekend warriors and week-long ski trips are common booking patterns. Operators can implement a two-window pricing strategy: close-in dynamic pricing for last-minute fills within 14 days, and advance-purchase discounts in the 60-90 day window to secure base occupancy before peak periods.
The 3.94-night average stay sits between a long-weekend and a full week, reflecting the mix of short ski trips and longer summer adventure itineraries. This length supports moderate turnover costs compared to 1-2 night markets. Operators targeting the summer mountain-biking and hiking segment may see slightly longer stays, while ski weekenders tend toward 3-night bookings. Setting minimum stay requirements of 3-4 nights during peak ski weeks (late December, Presidents Day weekend) can improve RevPAR while reducing cleaning frequency.
Short-Term Rental Regulations
Angel Fire requires a Village Short-Term Rental Permit for all stays under 30 nights, established by Resolution 2024-76 in December 2024. This was the market’s first formal permitting system. Ordinance 2025-13 (August 2025) subsequently amended the permit framework, indicating ongoing regulatory refinement.
Permit fees are bathroom-count based: $75 per full bathroom and $40 per half-bathroom. A property with 2.5 bathrooms pays approximately $190/year. Operators must also hold a New Mexico Gross Receipts Tax number and a Village Business License (waived if using a licensed property management company). No owner-occupancy or primary-residence requirement exists, so investment properties are fully permissible.
Guest occupancy limits are tied to bathroom count: 5 guests per full bathroom plus 2 per half-bath. A fire safety self-inspection form must be submitted annually to the Angel Fire Fire Department. Street parking is prohibited; on-site parking must be provided or off-site parking directions included.
Tax obligations total approximately 14.92% all-in: 5% Village Lodger’s Tax, 2.4% Sports and Recreation Fee (both applied to gross charges including cleaning and pet fees), plus 7.5208% NM Gross Receipts Tax. Monthly Lodger’s Tax reports are due by the 25th of the following month. Enforcement is rated moderate. For properties within the Angel Fire Resort area, additional approval from the Environmental Architectural Control Committee may apply.
Market Comparison
Nationally, STR markets average approximately 55% occupancy and $220 ADR. Angel Fire’s April 2026 occupancy of 25.0% reflects its deep shoulder-season low and should not be compared directly to national averages without seasonal context. On an annual basis, occupancy has ranged from 48% to 56% across 2020-2025, which is competitive with comparable mountain resort markets.
ADR at $207 in April rises above $300 in peak months, consistent with mountain ski-and-bike destination pricing. The market’s total score of 49.81 and revenue growth score of 43.58 suggest moderate competitive intensity — neither an oversaturated market nor a breakout growth story.
Vacasa leads operator market share with 208 listings and 6,400 reviews (avg 4.43 rating). Evolve holds 186 listings and 7,975 reviews at a higher 4.71 average rating. Resort Properties manages 148 listings (4.66 rating) and M Vacation 142 listings (4.56 rating). Together the top 4 operators manage approximately 684 listings, representing roughly 23% of the estimated active supply, leaving the majority in the hands of independent operators.
Frequently Asked Questions About Angel Fire, New Mexico
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