Ballston Spa, New York Short-Term Rental Market
Ballston Spa, NY STRs averaged $163/night at 52.3% occupancy in April 2026, with revenue up 3.4% year over year.
Quick Answer: Ballston Spa, New York is an active short-term rental market. average occupancy in the Albany/Saratoga Springs market area is 63%. average monthly revenue in the Albany/Saratoga Springs market area is $6,455. average daily rate in the Albany/Saratoga Springs market area is $372. the top operator in the Albany/Saratoga Springs market area is Evolve with 73 listings. market score is 41/100 (grade D).
Market data reflects the Albany/Saratoga Springs regional market, which includes Ballston Spa. Regulations, taxes, and permit details below are specific to Ballston Spa.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
Ballston Spa, New York is a village of about 5,000 residents in Saratoga County, positioned 15 minutes south of Saratoga Springs. Its STR market draws from both the Saratoga racing-season summer visitor economy and year-round leisure travelers from the Albany-Capital Region. As of April 2026, the market averaged $163/night ADR with 52.3% occupancy, producing a RevPAR of $85.42 and average monthly revenue of $2,222.
Year-over-year trends are modestly positive: occupancy is up 2.4%, ADR is down 3.0%, and revenue is up 3.4%, suggesting volume gains are outpacing rate softness.
Entire-place listings dominate with 3,687 of 4,255 total active listings (87%). Private-room listings add 567 more options. Airbnb is the primary channel: 2,591 listings are Airbnb-only versus 218 VRBO-only, with 1,446 on both platforms. By bedroom count, 1-bedroom units lead at 1,572 listings, followed by 2-bedroom (990), 3-bedroom (888), and 4+ bedroom (802) properties.
The market’s overall score of 40.92 reflects its niche positioning. Investability (70.75) is the strongest sub-score, and seasonality (54.78) is better than many comparable small-market destinations.
Seasonal Patterns
| Month | Occupancy |
|---|---|
| Jan | 43% |
| Feb | 52% |
| Mar | 48% |
| Apr | 53% |
| May | 55% |
| Jun | 57% |
| Jul | 63% |
| Aug | 63% |
| Sep | 45% |
| Oct | 51% |
| Nov | 45% |
| Dec | 49% |
Month-by-month nightly rates and revenue figures for Ballston Spa are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Top Short-Term Rental Operators in Albany/Saratoga Springs market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Albany/Saratoga Springs market as a whole, which includes Ballston Spa, so these counts are not Ballston Spa-only figures.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 73 | 1,822 | ★ 4.61 |
| 2 | Enlightened Habitat | 26 | 2,165 | ★ 4.80 |
| 3 | Luxe Rentals | 20 | 1,561 | ★ 4.56 |
| 4 | Saratoga Stays | 18 | 386 | ★ 4.84 |
| 5 | Archer Casten | 17 | 509 | ★ 4.29 |
What Kind of STR Should I Buy in Ballston Spa?
Revenue and nightly-rate breakdowns by bedroom count, property tier, and dwelling type for Ballston Spa 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 | 60.9% |
| vrbo | 5.1% |
| both | 34% |
Home Value Trends (Ballston Spa)
Typical home values, median sale prices, and the 10-year price trend for Ballston Spa 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 Ballston Spa — 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
Ballston Spa operates under Saratoga County’s new STR registry law, passed April 21, 2026. All hosts must register with the Saratoga County Treasurer’s Office before listing; registration is valid for two years (biennial renewal). Booking platforms are required to verify registration numbers and share quarterly booking data with the county. Unregistered hosts face fines up to $500; platforms can also be fined for allowing unregistered listings.
The Village of Ballston Spa has no dedicated STR zoning ordinance as of May 2026. The existing village zoning code does not address STRs explicitly. A comprehensive zoning code rewrite was underway as of May 2026, with public comment accepted through April 25, 2025. Whether the final code addresses STRs is not confirmed in public records as of the profile update date.
On taxes: Saratoga County raised its hotel/motel occupancy tax from 1% to 3% in late 2025 and explicitly extended it to short-term rentals, removing the prior exemption for properties with fewer than four units. New York State imposes an additional 4% sales tax on STR occupancy, collected and remitted directly by platforms since March 25, 2025. Combined, guests pay approximately 7% in state and county taxes. Specific permit cost amounts are not published.
No owner-occupancy requirements, nightly caps, or maximum-nights-per-year limits have been confirmed at the village or county level. Enforcement severity is rated minimal.
Market Comparison
Ballston Spa’s $163 ADR is below the US median STR ADR of approximately $220, reflecting its small-village character and proximity to (but not within) Saratoga Springs. Its 52.3% occupancy sits near the national median of approximately 55%, showing that underlying demand is solid despite the ADR discount.
Luxury-tier listings at $486/night ADR suggest that high-end positioning in this market can close much of the gap with premium STR destinations. The $323 spread between luxury ADR and market ADR is among the wider tier spreads in comparably sized northeastern markets.
The professional management market is smaller here than in larger metros. Evolve leads with 73 listings and 1,822 reviews (4.605 average rating). Enlightened Habitat holds 26 listings with 2,165 reviews (4.802 rating). Luxe Rentals adds 20 listings with 1,561 reviews (4.555 rating). Together the top three operators hold 119 listings, or roughly 2.8% of the estimated 4,255 active listings. The market is predominantly independently operated, with professional management concentrated in larger or luxury properties.
Frequently Asked Questions About Ballston Spa, New York
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