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 in the Adirondacks market area is 65%. average monthly revenue in the Adirondacks market area is $6,991. average daily rate in the Adirondacks market area is $398. the top operator in the Adirondacks market area is Evolve with 166 listings. market score is 57/100 (grade C).
Market data reflects the Adirondacks regional market, which includes Athol. Regulations, taxes, and permit details below are specific to Athol.
Market Score Breakdown
Five dimensions StaySTRA 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 |
|---|---|
| Jan | 39% |
| Feb | 51% |
| Mar | 33% |
| Apr | 36% |
| May | 44% |
| Jun | 53% |
| Jul | 70% |
| Aug | 68% |
| Sep | 42% |
| Oct | 42% |
| Nov | 32% |
| Dec | 47% |
Month-by-month nightly rates and revenue figures for Athol are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Top Short-Term Rental Operators in Adirondacks market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Adirondacks market as a whole, which includes Athol, so these counts are not Athol-only figures.
| # | 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 nightly-rate breakdowns by bedroom count, property tier, and dwelling type for Athol 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 | 43% |
| vrbo | 12.2% |
| both | 44.8% |
Home Value Trends (Athol)
Typical home values, median sale prices, and the 10-year price trend for Athol 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 Athol — 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 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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