Las Cruces, New Mexico Short-Term Rental Market
Las Cruces, NM STRs averaged $129/night at 60.5% occupancy in April 2026, generating $2,254/month with year-round consistency.
Quick Answer: Las Cruces, New Mexico is an active short-term rental market. average occupancy is 60%. average monthly revenue is $2,215. 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 a mid-size New Mexico city of 117,021 residents and the home of New Mexico State University, drawing approximately 750,000 annual visitors through a mix of higher education, government employment, healthcare, and proximity to major natural attractions including Organ Mountains-Desert Peaks National Monument and White Sands National Park. The STR market recorded a $128.66 ADR and 60.5% occupancy in April 2026, generating $2,254 in average monthly revenue. Year-over-year, occupancy grew 4.70%, ADR rose 0.50%, and revenue increased 7.70%.
Entire-place listings account for approximately 92.2% of all inventory, with private rooms at 7.8% and no shared rooms. Three-bedroom configurations are the most common at 33.0% of inventory, followed by one-bedroom (31.5%), two-bedroom (21.5%), four-bedroom (11.9%), and five-bedroom-plus (2.0%). Airbnb is the dominant platform with 486 Airbnb-exclusive listings and 417 cross-listed on both Airbnb and VRBO; VRBO-exclusive listings number only 41, reflecting Airbnb’s strong presence in university and government-sector markets.
The market’s rental demand score of 98.10 and seasonality score of 98.47 (both out of 100) are exceptional, reflecting very consistent year-round visitor and workforce lodging demand. Las Cruces does not follow a tourism-driven seasonal curve; instead, university calendars, government travel, healthcare visitation, and access to national monuments and parks generate demand that remains remarkably stable across all 12 months. The total market score of 82.37 and investability score of 79.45 are among the stronger composite readings for a non-resort market, driven by the combination of above-average occupancy and affordable home prices. Revenue growth scores 40.23, indicating a stable rather than rapidly growing rate environment.
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 are legal in Las Cruces under a registration framework that took effect January 1, 2026, with enforcement beginning July 1, 2026. Every STR unit must obtain both a City of Las Cruces business registration and a registration with Visit Las Cruces. The Visit Las Cruces registration carries a $50 one-time registration fee plus a $35 annual renewal per unit; the city business registration costs an additional $35 per year. Applications are processed 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 with late penalties of 10% or $100 (whichever is greater) plus 1% monthly interest. There is no owner-occupancy or primary-residence requirement and no cap on rental nights per year. Occupancy is limited to two people per bed plus two additional people per unit (excluding children under two).
Noise, trash, and parking rules apply equally to STR properties as to other residences. Civil fines for violations range from $50 to $300 for a first offense and $300 to $500 for repeat offenses, with possible registration revocation. Enforcement is classified as moderate.
Properties outside Las Cruces city limits fall under Doña Ana County Ordinance 316-2020, which requires a separate county business registration and county STR permit with different requirements. Operators near but outside city limits should confirm their applicable jurisdiction with the county before registering under the city framework.
Market Comparison
Las Cruces performs above the national median on occupancy and well below it on ADR. The U.S. STR market median occupancy is approximately 55%; Las Cruces’ April 2026 rate of 60.5% and 2025 full-year average of 61.3% both comfortably exceed this threshold. The national median ADR is approximately $220; Las Cruces’ $129 in April 2026 is 41% below, reflecting the affordable market structure and non-luxury guest base.
The STR management landscape is small-scale and owner-operator dominated. Evolve leads with only 31 listings and 820 reviews at a 4.59 average rating. Rethink Real Estate operates 25 listings with an exceptional 4.91 rating across 2,645 reviews. Desert Sky Realty And Investments manages 20 listings (4.80 rating, 641 reviews). Leavetown holds 12 listings (4.53 rating) and Prestige Vacays operates 3 listings with a 4.99 rating (54 reviews).
The small PM market reflects a city where most STR operators self-manage their properties. The high ratings of Rethink Real Estate (4.91) and Prestige Vacays (4.99) suggest that regionally specialized management can achieve excellent guest outcomes in this market.
The total market score of 82.37 and investability score of 79.45 are among the stronger profiles in the dataset for a non-resort market, driven by the combination of high occupancy consistency (rental demand score 98.10) and low entry cost. Investors comparing markets on a risk-adjusted basis will find Las Cruces appealing for its stable demand fundamentals, even though the revenue ceiling is lower than in premium resort markets.
Frequently Asked Questions About Las Cruces, New Mexico
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