Cloudcroft, New Mexico Short-Term Rental Market
Cloudcroft, NM STRs averaged $137/night at 56.8% occupancy in April 2026, with a 96.3/100 seasonality score reflecting unusually consistent year-round demand across 3,242 active listings.
Quick Answer: Cloudcroft, New Mexico is an active short-term rental market. average occupancy is 61%. average monthly revenue is $2,483. average daily rate is $150. the top operator is Evolve with 102 listings. market score is 93/100 (grade A).
Market data reflects the New Mexico Area regional market, which includes Cloudcroft. Regulations, taxes, and permit details below are specific to Cloudcroft.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Cloudcroft, New Mexico is a high-elevation alpine village at 8,676 feet in the Sacramento Mountains, serving as a cool-weather retreat for visitors from the surrounding desert regions of southern New Mexico and West Texas. As of April 2026, the market had approximately 3,242 active listings. Entire-place rentals account for 2,982 (92.0%), with 257 private rooms and 3 shared rooms. The average daily rate in April 2026 was $137, RevPAR was $78, and average monthly revenue per listing was $2,118. April 2026 occupancy was 56.8%, reflecting the market’s characteristically consistent demand. Year-over-year, occupancy is down 1.5 percentage points, ADR is up 4.7%, and revenue is up 1.5%. The bedroom mix skews toward smaller properties: 1-bedroom is the largest segment (1,231 listings), followed by 2-bedroom (863), 3-bedroom (804), 4-bedroom (249), and 5-bedroom and larger (89). Airbnb-only listings number 2,094, VRBO-only 188, and 960 are listed on both. The overall market score is 93.0, with a seasonality score of 96.3, rental demand score of 89.9, and investability score of 89.8. The 96.3 seasonality score reflects an unusually narrow swing between peak and trough months, which distinguishes Cloudcroft from most vacation rental markets.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 51% | $112 | $1,660 |
| Feb | 57% | $110 | $1,604 |
| Mar | 62% | $120 | $2,007 |
| Apr | 56% | $117 | $1,821 |
| May | 59% | $123 | $1,906 |
| Jun | 63% | $133 | $2,216 |
| Jul | 64% | $132 | $2,354 |
| Aug | 59% | $129 | $2,121 |
| Sep | 57% | $128 | $1,971 |
| Oct | 60% | $126 | $2,100 |
| Nov | 56% | $120 | $1,817 |
| Dec | 57% | $125 | $1,961 |
Top Short-Term Rental Operators in Cloudcroft
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 102 | 5,875 | ★ 4.74 |
| 2 | Homee LLC. | 49 | 4,217 | ★ 4.89 |
| 3 | Cloudcroft Properties | 19 | 398 | ★ 4.48 |
| 4 | Glamping Hub International | 10 | 125 | ★ 4.99 |
| 5 | Branch Out Glamping | 6 | 33 | ★ 4.94 |
What Kind of STR Should I Buy in Cloudcroft?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,231 |
| 2 bed | 863 |
| 3 bed | 804 |
| 4 bed | 249 |
| 5 bed | 89 |
ADR by Property Tier
| Entire Home | $155 |
| Luxury | $253 |
| Professionally Managed | $192 |
Revenue by Dwelling Type
| Apartment | $1,958 |
| Entire Place | $2,573 |
| House | $2,693 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 64.6% |
| vrbo | 5.8% |
| both | 29.6% |
Investment Analysis
At $2,118 average monthly revenue for April 2026, a Cloudcroft STR produces an annualized gross revenue of approximately $25,400. The 2025 full-year average of $2,259/month implies an annualized gross of approximately $27,100, closely aligned with the April reading and confirming the market’s year-round consistency. The median active list price of $362,333 implies an annualized gross yield of approximately 7.5% on that basis. The Zillow typical home value of $309,007 implies a broader yield of approximately 8.8%. House-type listings average $2,270/month and entire-place listings average $2,189/month. The apartment segment averages $1,696/month. Professionally managed properties average $180/night versus the $137 market ADR, a 31.4% premium, well above the national average management premium. The luxury tier averages $224/night, 64% above the market average. Revenue growth has been modest since the post-COVID normalization: the 2021 annual average was $2,176/month, and 2025 came in at $2,259/month, a 3.8% gain over four years. The revenue growth score of 51.0 reflects this limited upside trajectory.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
The average booking lead time in Cloudcroft is 35 days, and the average length of stay is 4.41 nights. The 35-day lead time is among the shortest in this batch, suggesting that Cloudcroft guests book spontaneously, often seeking relief from summer desert heat in El Paso or Alamogordo. The 4.41-night average stay is one of the longest in this dataset, consistent with a destination where guests book extended cool-weather retreats rather than single-weekend trips. Longer stays dramatically reduce cleaning turnover costs and lower the per-night operational overhead. Operators who set 4-night minimums in peak summer months can capture the dominant booking pattern without sacrificing significant occupancy.
Short-Term Rental Regulations
Short-term rentals are legal in the Village of Cloudcroft and require annual business registration at $35 per year (due by January 1). All lodging vendors must collect and remit the Village’s 5% lodgers tax under Chapter 4 of the Village Code. Tax proceeds fund tourism promotion through the Lodgers Tax Advisory Board, which collected over $200,000 in FY 2024-25. Operators must also register with the New Mexico Taxation and Revenue Department for a Gross Receipts Tax (CRS) number and collect state and Otero County combined gross receipts tax in addition to the lodgers tax. No cap on rental nights per year. No owner-occupancy requirement and no primary-residence requirement. Enforcement is characterized as moderate. The Village licensed Rentalscape compliance software in the FY 2024-25 budget at $16,400 to identify non-compliant listings, after a forensic review found approximately 50% of STRs were not paying the bed tax. Operators not currently registered should expect outreach.
Market Comparison
Cloudcroft’s April 2026 ADR of $137 sits 38% below the US STR median of approximately $220, making it one of the more affordably priced markets in this batch. However, the occupancy rate of 56.8% in April is above the US median of approximately 55%, and the market maintains this level year-round. The overall market score of 93.0 and seasonal consistency score of 96.3 are standout metrics. The market is dominated by Airbnb-platform listings (2,094 Airbnb-only versus 188 VRBO-only). Evolve leads with 102 listings and 5,875 reviews at a 4.74 rating. Homee LLC holds 49 listings with 4,217 reviews at a 4.89 rating. Cloudcroft Properties manages 19 listings at a 4.48 rating. Glamping Hub International has 10 listings at a 4.99 rating. Branch Out Glamping rounds out the top five with 6 listings at a 4.94 rating. The top 5 operators control 186 listings, approximately 5.7% of the 3,242-listing market, indicating a highly fragmented market where independent operators hold the vast majority of listings.
Frequently Asked Questions About Cloudcroft, New Mexico
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