Gilboa, New York Short-Term Rental Market
Gilboa (Catskills) STRs averaged $161/night at 43.2% occupancy in April 2026 across roughly 9,600 active listings.
Quick Answer: Gilboa, New York is an active short-term rental market. average occupancy is 43%. average monthly revenue is $1,771. average daily rate is $161. the top operator is Evolve with 209 listings. market score is 70/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Gilboa is a small rural town in Schoharie County in the northern Catskills, centered on the Schoharie Reservoir and the Gilboa Fossil Forest. The STR market serves as a proxy for the broader upper Catskills region, drawing weekend visitors from the New York City and Albany metro areas for outdoor recreation, hiking, fishing, and natural history tourism.
As of April 2026, the market has approximately 9,634 active listings. Entire-place rentals dominate at 8,784 listings (91%), with 855 private rooms and 6 shared rooms. The April 2026 average daily rate was $160.60, up 4.3% year-over-year, while occupancy came in at 43.2%, down 3.4 percentage points from the prior year. Revenue per listing averaged $1,771 in April 2026, a decrease of 2.9% year-over-year. RevPAR stands at $69.41.
Channel distribution: 5,326 listings on Airbnb only, 3,571 on both Airbnb and VRBO, and 748 on VRBO only. Bedroom mix: 1-bedroom units lead with 3,095 listings, followed by 2-bedrooms (2,435), 3-bedrooms (2,327), 4-bedrooms (1,034), and 5-bedroom-plus units (743). The market’s total score of 69.66 out of 100 is anchored by an exceptionally high investability sub-score of 93.84, reflecting favorable entry costs relative to revenue potential.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 40% | $208 | $2,370 |
| Feb | 48% | $216 | $2,527 |
| Mar | 40% | $171 | $1,960 |
| Apr | 44% | $156 | $1,771 |
| May | 47% | $176 | $1,823 |
| Jun | 56% | $215 | $2,846 |
| Jul | 64% | $226 | $3,778 |
| Aug | 60% | $220 | $3,586 |
| Sep | 44% | $189 | $2,285 |
| Oct | 44% | $186 | $2,276 |
| Nov | 40% | $166 | $1,886 |
| Dec | 43% | $190 | $2,123 |
Top Short-Term Rental Operators in Gilboa
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 209 | 5,947 | ★ 4.68 |
| 2 | Cooperstown Stay | 186 | 2,249 | ★ 4.87 |
| 3 | ERA Team VP Vacation Properties | 40 | 175 | ★ 4.43 |
| 4 | Angel Rock Waterfront Cottages & Vacation Homes | 32 | 386 | ★ 4.77 |
| 5 | Cooperstown Baseball Rentals | 31 | 378 | ★ 4.92 |
What Kind of STR Should I Buy in Gilboa?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 3,095 |
| 2 bed | 2,435 |
| 3 bed | 2,327 |
| 4 bed | 1,034 |
| 5 bed | 743 |
ADR by Property Tier
| Entire Home | $173 |
| Luxury | $390 |
| Professionally Managed | $260 |
Revenue by Dwelling Type
| Apartment | $1,380 |
| Entire Place | $1,885 |
| House | $1,938 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 55.2% |
| vrbo | 7.8% |
| both | 37% |
Investment Analysis
Gilboa (northern Catskills) stands out for its investability score of 93.84 out of 100, the highest sub-score in this cluster and a signal of strong return potential relative to acquisition cost. Typical home value data was not published for this area in the April 2026 snapshot, so a gross yield calculation cannot be provided. For-sale inventory is thin at just 16 active listings, indicating a constrained supply market.
Revenue performance varies significantly by listing type. Houses generate $1,938 per month (April 2026) versus $1,380 for apartments, a 40% premium. Entire-place listings average $1,885. Across ADR tiers, entire-home properties average $172.62 per night versus $160.60 for the overall market. Professionally managed listings average $260.30, and the luxury tier averages $390.45 per night.
The year-over-year trend shows modest softening: revenue is down 2.9% from the prior year, driven by a 3.4-point occupancy decline partially offset by a 4.3% ADR gain. The 2025 annual average occupancy was 48.0% with ADR of $202 and average monthly revenue of $2,660. The post-2021 cooldown from the pandemic-era rural surge (2021 peak: $2,827/mo) has been gradual, and the market has stabilized above pre-2020 levels. Revenue growth score is 65.12.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Gilboa STR guests book an average of 37.3 days in advance, slightly above the national STR median. This lead time is consistent with weekend-getaway behavior from the New York City metro, where guests plan roughly 5-6 weeks out. Average length of stay is 4.10 nights, the shortest among the five areas in this batch, reflecting a market heavily dominated by 3-4 night weekend stays rather than week-long vacations.
At 4.1 nights average, operators can expect frequent turnovers, roughly 6-7 per month at high occupancy. The short average stay increases cleaning and turnover costs relative to markets with 5-7 night stays. Operators should factor cleaning fees carefully into pricing to protect net margins. The 37-day lead window gives sufficient time for dynamic pricing adjustments but means last-minute inventory (inside 2 weeks) may need discounting to clear.
Short-Term Rental Regulations
Short-term rentals are permitted in Gilboa and Schoharie County. The Town of Gilboa has no local STR permit ordinance. Under New York State law (S.885C, signed December 21, 2024, effective April 21, 2025), counties are authorized to establish STR registries. Operators must register with the county registry if Schoharie County establishes one, or comply with any opt-out determination made by December 31, 2025.
Schoharie County levies a 4% occupancy tax on short-term rentals of 29 nights or fewer, which Airbnb collects and remits automatically. The combined tax burden includes the 4% county occupancy tax plus 8% combined state and county sales tax (4% New York State plus 4% Schoharie County), for a total of approximately 12%. New York State expanded its sales tax on STR occupancy effective March 1, 2025 to cover all short-term rentals statewide when the daily rate exceeds $2.00.
There are no owner-occupancy or primary-residence requirements at the town or county level, and no maximum nights-per-year cap. Enforcement is minimal, with no dedicated STR enforcement program identified for the Town of Gilboa. Hosts must maintain at least $300,000 in liability insurance per New York State law.
Market Comparison
Gilboa’s April 2026 occupancy of 43.2% is below the approximate U.S. STR median of 55%, though April is a weak shoulder month for this market. Its ADR of $161 is below the national median of roughly $220, consistent with the Catskills’ positioning as an accessible, value-friendly weekend destination relative to more premium coastal markets.
The operator landscape is led by Evolve with 209 listings and 5,947 reviews (average rating 4.68), representing roughly 2.2% of total supply. Cooperstown Stay holds second with 186 listings and 2,249 reviews (4.87 stars). ERA Team VP Vacation Properties (40 listings, 4.43 stars), Angel Rock Waterfront Cottages (32 listings, 4.77 stars), and Cooperstown Baseball Rentals (31 listings, 4.92 stars) round out the top 5. These five operators together account for approximately 498 listings, about 5.2% of total market supply.
The Cooperstown presence in the top operators is notable, as Cooperstown (Baseball Hall of Fame) draws a distinct visitor segment that overlaps with the Gilboa/Schoharie County market geography. The market’s investability score of 93.84 is among the highest of any Catskills-adjacent market, reflecting favorable acquisition cost relative to revenue potential.
Frequently Asked Questions About Gilboa, New York
What is the average daily rate for Airbnb rentals in the Gilboa Catskills area?
How much revenue can a short-term rental generate in the Gilboa Catskills?
Do I need a permit to operate a short-term rental in Gilboa, NY?
What taxes apply to short-term rentals in Schoharie County?
When is peak season for Airbnb rentals in the Gilboa Catskills area?
How competitive is the Gilboa Catskills short-term rental market?
What draws visitors to the Gilboa area for short-term rentals?
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