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 is 52%. average monthly revenue is $2,222. average daily rate is $163. the top operator is Evolve with 73 listings. market score is 41/100 (grade D).
Market Score Breakdown
Five dimensions Apivex 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 | ADR | Revenue |
|---|---|---|---|
| Jan | 43% | $146 | $1,842 |
| Feb | 52% | $155 | $1,914 |
| Mar | 48% | $148 | $2,028 |
| Apr | 53% | $152 | $2,078 |
| May | 56% | $165 | $2,149 |
| Jun | 57% | $229 | $3,098 |
| Jul | 63% | $292 | $4,528 |
| Aug | 63% | $316 | $5,264 |
| Sep | 45% | $208 | $2,615 |
| Oct | 51% | $178 | $2,514 |
| Nov | 45% | $160 | $2,043 |
| Dec | 49% | $161 | $2,075 |
Top Short-Term Rental Operators in Ballston Spa
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | 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 pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,572 |
| 2 bed | 990 |
| 3 bed | 888 |
| 4 bed | 518 |
| 5 bed | 284 |
ADR by Property Tier
| Entire Home | $193 |
| Luxury | $486 |
| Professionally Managed | $211 |
Revenue by Dwelling Type
| Apartment | $1,717 |
| Entire Place | $2,470 |
| House | $2,742 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 60.9% |
| vrbo | 5.1% |
| both | 34% |
Investment Analysis
Ballston Spa offers a relatively accessible entry point compared to larger STR markets. Typical home value as of April 2026 was $428,297, with a median list price of $404,950 and 31 homes for sale. The market is moving quickly: median days to pending is just 6 days, indicating competitive buying conditions.
At $2,222 average monthly revenue in April 2026, annualized revenue projects to approximately $26,664. Against the typical home value of $428,297, the implied gross yield is approximately 6.2%. Summer months outperform substantially: August averages $5,264 and July $4,528, roughly double the April figure.
Tier performance shows meaningful upside for quality positioning. Luxury-tier listings averaged $486/night ADR versus $163 for the all-market rate, a nearly 3x premium. Professionally managed listings averaged $211/night, modestly above the market average. Entire-home ADR was $193, also above the blended figure.
House listings average $2,742/month versus $1,717 for apartments, a $1,025/month gap. For investors comparing property types, the house premium is material over a multi-year hold.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
Run a Free Address Analysis
Skip the market averages. Get revenue projections, comp analysis, and ROI for your specific property address. Free, instant, no signup required.
Analyze My Property →Home Value Trends (Ballston Spa)
Booking Insights
Ballston Spa bookings average a 35-day lead time as of April 2026, shorter than more remote destination markets but consistent with a semi-urban market where guests make planning decisions 4 to 5 weeks out. This lead window aligns with racing-season and summer event planning cycles for the Saratoga region.
Average length of stay is 4.34 nights, longer than a typical urban market and consistent with a destination leisure pattern. This longer LOS reduces turnover frequency and associated cleaning costs, improving net revenue per booking.
The 35-day lead time means pricing adjustments 4 to 6 weeks before a target date still influence the demand pool. For the July-August racing season specifically, calendar demand patterns strongly favor opening calendars and setting rates 60 to 90 days in advance, as Saratoga visitors often book far earlier for the peak weeks around the Travers Stakes.
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
What is the average daily rate for STRs in Ballston Spa, NY?
What is the occupancy rate for Ballston Spa short-term rentals?
Do I need a permit to operate an STR in Ballston Spa?
What occupancy taxes apply to Ballston Spa STRs?
When is peak season for Ballston Spa short-term rentals?
What is the average monthly STR revenue in Ballston Spa?
How far in advance do guests book Ballston Spa STRs?
Analyze Ballston Spa Rentals
Use our free calculator to estimate Airbnb revenue for any property in Ballston Spa.
Free Ballston Spa STR Calculator →
