Las Cruces, New Mexico Short-Term Rental Market
Las Cruces short-term rentals averaged $129 ADR, 57.9% occupancy and $1,979 monthly revenue in September 2026.
Quick Answer: Las Cruces, New Mexico is an active short-term rental market. average occupancy is 58%. average monthly revenue is $1,979. average daily rate is $129. the top operator in Las Cruces is Evolve with 31 listings. market score is 82/100 (grade B).
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
Las Cruces is New Mexico’s second-largest city, with a population of 117,021, and its short-term rental market is tracked here through September 2026. In that month the average daily rate (ADR) across all listings was $129 and occupancy was 57.9%, producing average monthly revenue of $1,979 per listing. Compared with a year earlier, occupancy is up 10.0%, ADR is up 3.4%, and revenue is up 8.3%, so most of the recent gain came from more booked nights rather than higher prices.
The Las Cruces area STR market has 944 tracked listings. Entire places make up 870 of them (92.2%) and private rooms make up 74 (7.8%). By bedroom count, three-bedroom homes are the largest group at 311 listings, followed by one-bedroom units at 297, two-bedroom units at 203, four-bedroom homes at 112, and five-bedroom homes at 19. By channel, 486 listings appear on Airbnb only, 41 on Vrbo only, and 417 on both platforms, so about 44% of listings are cross-listed.
Demand comes from several sources. The area profile cites roughly 350 days of sunshine, Organ Mountains-Desert Peaks National Monument, White Sands National Park less than an hour east, historic Mesilla, the Mesilla Valley wine trail, and proximity to Spaceport America. Before the pandemic the area drew more than 750,000 visitors a year. Doña Ana County visitor spending has since grown to roughly $521 million, and tourism accounts for about 8.4% of county employment.
The StaySTRA market score for Las Cruces is 82.4 out of 100 overall. Rental demand scores 98.1 and seasonality scores 98.5, while revenue growth scores 40.2 and regulation scores 54.9. Read together, that points to steady demand, modest growth momentum, and a rules framework that is still new.
Seasonal Patterns
| Month | Occupancy |
|---|---|
| Jan | 60% |
| Feb | 71% |
| Mar | 71% |
| Apr | 58% |
| May | 59% |
| Jun | 63% |
| Jul | 62% |
| Aug | 59% |
| Sep | 57% |
| Oct | 60% |
| Nov | 60% |
| Dec | 61% |
Month-by-month nightly rates and revenue figures for Las Cruces are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Top Short-Term Rental Operators in Las Cruces
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 31 | 820 | ★ 4.59 |
| 2 | Rethink Real Estate | 25 | 2,645 | ★ 4.91 |
| 3 | Desert Sky Realty And Investments | 20 | 641 | ★ 4.80 |
| 4 | Leavetown | 12 | 10 | ★ 4.53 |
| 5 | Prestige Vacays | 3 | 54 | ★ 4.99 |
What Kind of STR Should I Buy in Las Cruces?
Revenue and nightly-rate breakdowns by bedroom count, property tier, and dwelling type for Las Cruces 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 | 51.5% |
| vrbo | 4.3% |
| both | 44.2% |
Home Value Trends (Las Cruces)
Typical home values, median sale prices, and the 10-year price trend for Las Cruces 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 Las Cruces — 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
Short-term rentals (rentals of 30 days or less) are legal in Las Cruces and now regulated under a registration framework that took effect January 1, 2026, with enforcement beginning July 1, 2026. Every unit needs both a City business registration and a registration with Visit Las Cruces. Visit Las Cruces charges a $50 one-time fee plus a $35 annual renewal per unit, and the city business registration is $35 per year. Registration runs through the city’s online self-service portal.
Operators must collect and remit the city’s 5% lodgers tax on gross taxable rent, due by the 25th of each month. STRs have owed this tax since January 1, 2020. Late payments carry a penalty of 10% or $100, whichever is greater, plus 1% interest.
There is no owner-occupancy requirement, no primary-residence requirement, and no annual night cap. Occupancy is limited to two people per bed plus two additional people per unit, excluding children under two. Operators must follow noise, trash, and parking rules. The published guidelines do not set specific zoning carve-outs for STRs.
Civil fines run from $50 to $300 for a first offense and $300 to $500 for repeat offenses, and a registration can be revoked. Enforcement severity is rated moderate. Properties outside city limits fall under Doña Ana County Ordinance 316-2020, which requires a separate county business registration and county STR permit. Confirm your property’s jurisdiction and current requirements with the city or county before listing.
Market Comparison
Las Cruces posts September 2026 occupancy of 57.9% at an ADR of $129, a lower-priced market that leans on booked nights.
The result is average monthly revenue of $1,979 at a price point that is accessible to many travelers. Because rates are low, the market depends on occupancy, and the 10.0% year-over-year occupancy gain is the main reason revenue is up 8.3%.
The local operator base is led by a few management companies. Evolve has 31 listings with a 4.59 rating, Rethink Real Estate has 25 listings with a 4.914 rating and 2,645 reviews, Desert Sky Realty And Investments has 20 listings with a 4.801 rating, Leavetown has 12 listings, and Prestige Vacays has 3 listings with a 4.988 rating. Together the top five manage 91 of the 944 tracked listings, so independent hosts still run most of the supply.
For investors, the comparison shows a lower-priced, occupancy-driven market with a gross yield of 7.7% on typical home values, and with room for well-run listings to move above the $129 average.
Frequently Asked Questions About Las Cruces, New Mexico
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