Athol, New York Short-Term Rental Market
Athol, NY STR listings averaged $235/night at 24.9% occupancy in April 2026, with peak summer months reaching 70% occupancy and $330+ nightly rates.
Quick Answer: Athol, New York is an active short-term rental market. average occupancy is 25%. average monthly revenue is $1,958. average daily rate is $235. the top operator is Evolve with 166 listings. market score is 57/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Athol sits within the Town of Thurman in Warren County, New York, at the edge of the six-million-acre Adirondack Park. The short-term rental market here is dominated by entire-place listings, which account for 5,887 of the approximately 6,130 active listings tracked (96%). Private rooms add another 241 listings and shared rooms account for just 2.
In April 2026, the most recent data month, average daily rate across all listing types was $235 and average occupancy was 24.9%, producing a RevPAR of $58.48. April represents a seasonal low for this market. The market scored 57.1 out of 100 on total market score, with investability standing out at 94.5 and revenue growth scoring 69.3.
Bedroom distribution skews toward larger units: 3-bedroom listings lead with 1,672 recorded, followed by 2-bedrooms (1,502), 1-bedrooms (1,390), 4-bedrooms (907), and 5-bedrooms (653). Airbnb is the dominant channel with 2,636 listings, while VRBO hosts 748 single-channel listings; 2,746 listings appear on both platforms.
Year-over-year as of April 2026, occupancy fell 23.8% and revenue declined 13.3%, while ADR rose 4.4%. These April figures reflect normal post-winter softness. The annual 2025 average occupancy was 43.9% against a 2024 average of 43.6%, signaling rough stability at the full-year level.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 39% | $294 | $3,231 |
| Feb | 51% | $309 | $3,817 |
| Mar | 33% | $264 | $2,800 |
| Apr | 36% | $228 | $2,238 |
| May | 45% | $256 | $2,237 |
| Jun | 53% | $306 | $3,437 |
| Jul | 70% | $330 | $5,772 |
| Aug | 69% | $333 | $5,993 |
| Sep | 42% | $285 | $3,274 |
| Oct | 42% | $266 | $3,007 |
| Nov | 32% | $244 | $2,277 |
| Dec | 47% | $289 | $2,992 |
Top Short-Term Rental Operators in Athol
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 166 | 6,954 | ★ 4.77 |
| 2 | Adirondack By Owner | 97 | 3,146 | ★ 4.83 |
| 3 | Vacasa | 73 | 2,149 | ★ 4.58 |
| 4 | Northern Living | 66 | 2,311 | ★ 4.85 |
| 5 | Rocky Point Properties | 57 | 531 | ★ 4.82 |
What Kind of STR Should I Buy in Athol?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,390 |
| 2 bed | 1,502 |
| 3 bed | 1,672 |
| 4 bed | 907 |
| 5 bed | 653 |
ADR by Property Tier
| Entire Home | $238 |
| Luxury | $489 |
| Professionally Managed | $304 |
Revenue by Dwelling Type
| Apartment | $1,597 |
| Entire Place | $1,983 |
| House | $2,037 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 43% |
| vrbo | 12.2% |
| both | 44.8% |
Investment Analysis
With a typical home value of $247,545 and monthly revenue averaging $1,958 in April 2026, the implied gross rental yield based on April annualized figures is approximately 9.5% ($1,958 x 12 = $23,493 divided by $247,545). That figure is based on a low-season month. Using the 2025 full-year average monthly revenue of $3,723, the annualized figure rises to $44,676, implying a gross yield of approximately 18.0% ($44,676 / $247,545). This wide range reflects the market’s strong seasonal swing. Investors should underwrite to a full-year average rather than peak-month projections.
ADR tiers show meaningful stratification. The all-listing average ADR was $235 in April 2026, while entire-home listings averaged $238. Professionally managed listings averaged $304, approximately 30% above the all-listing average. The luxury tier reached $489 per night, more than double the market average. The professional management premium suggests that quality management and positioning add measurable rate value in this market.
The market’s investability score of 94.5 out of 100 is the highest sub-score in the dimension set, indicating strong accessibility for new investors. Revenue growth scores 69.3, above mid-range. The 2024 annual average monthly revenue of $3,594 and 2025 average of $3,723 represent a 3.6% year-over-year improvement, recovering modestly from a post-2021 decline.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
The average booking lead time in April 2026 was 39.8 days, meaning guests typically book about five to six weeks in advance. A lead time in this range gives operators a pricing window that supports dynamic rate adjustments; rates can often be increased in the 30-to-60-day window before peak dates as demand firms up.
Average length of stay was 3.35 nights in April 2026. This is slightly above a standard weekend but well short of a full week, suggesting the market is predominantly long-weekend driven rather than week-long vacation bookings. A 3.35-night average implies roughly 9 turnovers per month at full occupancy, with direct implications for cleaning costs and availability calendar management. Minimum-stay settings of 3 to 4 nights may reduce low-value gaps without materially reducing total bookings.
Short-Term Rental Regulations
Short-term rentals are permitted in Athol and the Town of Thurman. As of May 2026, Thurman has not adopted a local STR permit ordinance, so there is no town-level permit fee or rental-night cap.
Operators must register with the Warren County Treasurer for the county occupancy tax, required since September 1, 2020. Failure to register carries a $1,000 fine plus retroactive interest; late payment penalties reach 5% plus interest.
Tax obligations are layered. Warren County charges a 4% occupancy tax. New York State expanded its sales tax coverage to short-term rentals effective March 1, 2025 under S.885C/A.4130C (signed December 2024), adding approximately 7% in combined state and local sales tax. The combined tax burden is approximately 11% of gross rental receipts for stays of 30 days or fewer.
Platform remittance is split: as of April 2025, VRBO remits both taxes on behalf of hosts. Airbnb remits only the New York State sales tax, leaving Airbnb hosts responsible for separately filing and paying the 4% Warren County occupancy tax.
There is no owner-occupancy or primary-residence requirement at the state or county level. No maximum-nights cap applies under current rules. Enforcement is rated minimal. Investors should monitor Thurman town board activity, as other Warren County municipalities including Bolton, Lake Luzerne, and Warrensburg have adopted local STR ordinances since 2023.
Market Comparison
The US STR market typically averages around 55% occupancy and $220 ADR across all property types. Athol’s historical seasonal occupancy ranges from 31.9% (November) to 70.4% (July), with an annual average near 44% based on 2024 and 2025 data. This places Athol below the national occupancy median on an annual basis but competitive during peak summer months.
ADR in Athol averaged $235 in April 2026 and reached $330 to $333 in July and August, above the US STR median of approximately $220. Professionally managed listings commanded $304, roughly 38% above the national median.
Among local operators, Evolve leads with 166 listings and 6,954 reviews at a 4.77 rating. Adirondack By Owner manages 97 listings with a 4.83 rating and 3,146 reviews. Vacasa operates 73 listings with a 4.58 rating. Northern Living holds 66 listings and the highest rating among the top five at 4.85. Rocky Point Properties rounds out the top five with 57 listings and a 4.82 rating. The top five operators collectively manage 459 listings, or approximately 7.5% of the roughly 6,130 total listings tracked.
Frequently Asked Questions About Athol, New York
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