Buffalo, New York Short-Term Rental Market
Buffalo restricts non-owner-occupied STRs, yet September 2026 shows $198 ADR, 57.9% occupancy and $3,166 monthly revenue.
Quick Answer: Buffalo, New York is an active short-term rental market. average occupancy in the Buffalo/Niagara Falls market area is 58%. average monthly revenue in the Buffalo/Niagara Falls market area is $3,166. average daily rate in the Buffalo/Niagara Falls market area is $198. the top operator in the Buffalo/Niagara Falls market area is Niagara Hospitality with 64 listings. market score is 65/100 (grade C).
Market data reflects the Buffalo/Niagara Falls regional market, which includes Buffalo. Regulations, taxes, and permit details below are specific to Buffalo.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
Buffalo, New York is a restricted but active short-term rental market. Investors should read the rules before the returns, because non-owner-occupied rentals face zone bans, ownership caps and a special use permit process. For September 2026, the Buffalo area STR market posted an average daily rate of $198, occupancy of 57.9%, and average monthly revenue of $3,166 per listing. Compared with September 2025, occupancy is up 9.6%, ADR is up 2.8%, and revenue is up 9.8%. The year-to-date 2026 figures show the same direction, with 57.0% occupancy and a $174 ADR across nine months, against 52.1% occupancy and a $172 ADR for full-year 2025. The Buffalo area STR market tracks 4,408 listings by type. Entire places make up 3,882 of them (88.1%), private rooms account for 522, and shared rooms for just 4. By bedroom count, the mix is fairly balanced across smaller units: 1,271 one-bedroom listings, 1,125 two-bedroom, 1,235 three-bedroom, 427 four-bedroom, and 344 with five bedrooms. On distribution, 2,736 listings appear on Airbnb only, 181 on Vrbo only, and 1,491 on both platforms. Demand comes from several sources. Niagara Falls State Park recorded 9.5 million visitors in 2024, and Erie County traveler spending reached a record $2.7 billion that year, up 7.2% from 2023. Buffalo adds sports travel around the Bills and Sabres, convention traffic, and visitors to museums such as the Buffalo AKG. The metro area has a population of about 1.16 million. The platform’s market score sheet gives Buffalo 97.5 for investability, 68.6 for rental demand, 64.4 for regulation and 53.9 for seasonality, which fits a market with strong returns and a pronounced winter dip.
Seasonal Patterns
| Month | Occupancy |
|---|---|
| Jan | 37% |
| Feb | 47% |
| Mar | 50% |
| Apr | 52% |
| May | 56% |
| Jun | 62% |
| Jul | 70% |
| Aug | 68% |
| Sep | 53% |
| Oct | 51% |
| Nov | 45% |
| Dec | 48% |
Month-by-month nightly rates and revenue figures for Buffalo are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Top Short-Term Rental Operators in Buffalo/Niagara Falls market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Buffalo/Niagara Falls market as a whole, which includes Buffalo, so these counts are not Buffalo-only figures.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Niagara Hospitality | 64 | 2,895 | ★ 4.06 |
| 2 | Buffalo Corporate Housing LLC | 52 | 732 | ★ 4.74 |
| 3 | Evolve | 52 | 1,401 | ★ 4.43 |
| 4 | 716 Corporate Housing | 48 | 76 | ★ 4.95 |
| 5 | LakeFront Resorts | 45 | 290 | ★ 3.78 |
What Kind of STR Should I Buy in Buffalo?
Revenue and nightly-rate breakdowns by bedroom count, property tier, and dwelling type for Buffalo 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 | 62.1% |
| vrbo | 4.1% |
| both | 33.8% |
Home Value Trends (Buffalo)
Typical home values, median sale prices, and the 10-year price trend for Buffalo 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 Buffalo — 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
Buffalo allows short-term rentals, but the rules are strict for investors who do not live on site. An annual Short-Term Rental License is required. Owner-occupied properties pay $150 for the initial license and $75 to renew, while non-owner-occupied properties pay $250 initially and $150 on renewal. Non-owner-occupied rentals must also win a Special Use Permit from the Common Council after Planning Board review, a process that can take 3 to 6 months. In December 2024, the Common Council added new limits. Non-owner-occupied STRs are banned in the N-4-30, N-4-50, N-3R and N-2R residential zones. No individual or entity may hold more than 2 STR properties or 4 units. No more than 5% of properties in a historic district may operate as STRs. A 2-night minimum stay applies to non-owner-occupied rentals, and hosts who live outside Erie County must hire a local property manager. The city does not require a primary residence or owner occupancy across all rentals, and the profile lists no annual night cap. Taxes include the 3% Erie County occupancy tax, effective January 4, 2024, plus combined New York State and Erie County sales tax of 8.75%. New York also enacted a statewide STR registry law in December 2024 that requires platform-level tax collection. Enforcement is rated moderate. Niagara Falls, New York, which shares this visitor market, has a separate regime with a 200-permit city-wide cap, so investors there must track its rules independently. Confirm current rules with the City of Buffalo before buying.
Market Comparison
Buffalo’s profile is distinctive. September 2026 occupancy was 57.9% with a $198 ADR, and the entry cost is moderate, with a typical home value of $251,203 and a 10.0% gross yield on the seasonal revenue sum. The local operator base is mid-sized and professional. Niagara Hospitality leads with 64 listings, followed by Buffalo Corporate Housing LLC and Evolve with 52 each, 716 Corporate Housing with 48, and LakeFront Resorts with 45. Ratings among them range from 3.8 to 4.9, so quality varies and well-reviewed independent hosts can compete. Buffalo’s regulatory score of 64.4 and total market score of 64.7 reflect a market that is open but constrained, while its investability score of 97.5 is high. Revenue growth of 9.8% year over year is solid, and the market has recovered from the 2023 and 2024 occupancy dip of 52.9% and 51.2%. Buffalo is best suited to investors who can qualify for a license, accept a pronounced winter season, and prefer a lower entry cost over top-tier nightly rates.
Frequently Asked Questions About Buffalo, New York
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