Kenoza Lake, New York Short-Term Rental Market
Kenoza Lake (Sullivan County) STRs averaged $263/night at 43.0% occupancy in April 2026 across roughly 13,900 active listings.
Quick Answer: Kenoza Lake, New York is an active short-term rental market. average occupancy is 51%. average monthly revenue is $4,487. average daily rate is $335. the top operator is Evolve with 284 listings. market score is 75/100 (grade B).
Market data reflects the Lower Hudson Valley regional market, which includes Kenoza Lake. Regulations, taxes, and permit details below are specific to Kenoza Lake.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Kenoza Lake is a hamlet in Sullivan County’s Town of Delaware, situated in the western Catskills approximately 90 miles northwest of New York City. The STR market here serves the broader Sullivan County Catskills region, which drew $1.03 billion in traveler spending in 2024. Visitors are predominantly weekend and seasonal guests from the NYC metro area.
As of April 2026, the market has approximately 13,917 active listings across bedroom configurations. Entire-place rentals dominate at 12,455 listings (89%), with 1,452 private rooms and 37 shared rooms. The April 2026 average daily rate was $262.67, up 4.8% year-over-year, while occupancy came in at 43.0%, down 3.3 percentage points from the prior year. Revenue per listing averaged $3,012 in April 2026, up 2.9% year-over-year. RevPAR stands at $113.05.
Channel mix: 7,684 listings on Airbnb only, 5,605 on both Airbnb and VRBO, and 655 on VRBO only. Bedroom mix: 1-bedroom units lead with 4,458 listings, followed by 3-bedrooms (3,345), 2-bedrooms (2,805), 4-bedrooms (1,921), and 5-bedroom-plus units (1,388). The market’s total score of 75.46 out of 100, driven by an investability sub-score of 85.82 and a seasonality score of 77.54, indicating well-distributed seasonal demand relative to many comparable Catskills markets.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 38% | $267 | $2,975 |
| Feb | 46% | $273 | $3,093 |
| Mar | 39% | $230 | $2,646 |
| Apr | 48% | $227 | $2,735 |
| May | 51% | $251 | $2,928 |
| Jun | 53% | $277 | $3,667 |
| Jul | 60% | $280 | $4,387 |
| Aug | 62% | $288 | $4,694 |
| Sep | 48% | $256 | $3,295 |
| Oct | 52% | $269 | $3,852 |
| Nov | 44% | $256 | $3,152 |
| Dec | 46% | $270 | $3,272 |
Top Short-Term Rental Operators in Kenoza Lake
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 284 | 10,524 | ★ 4.64 |
| 2 | Red Cottage | 151 | 3,895 | ★ 4.88 |
| 3 | Home Sweet Hudson | 65 | 3,085 | ★ 4.74 |
| 4 | The Upstate Place Team | 47 | 2,096 | ★ 4.89 |
| 5 | AvantStay | 38 | 901 | ★ 4.57 |
What Kind of STR Should I Buy in Kenoza Lake?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 4,458 |
| 2 bed | 2,805 |
| 3 bed | 3,345 |
| 4 bed | 1,921 |
| 5 bed | 1,388 |
ADR by Property Tier
| Entire Home | $363 |
| Luxury | $683 |
| Professionally Managed | $556 |
Revenue by Dwelling Type
| Apartment | $2,995 |
| Entire Place | $4,805 |
| House | $4,938 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 55.1% |
| vrbo | 4.7% |
| both | 40.2% |
Investment Analysis
Kenoza Lake and Sullivan County present a mid-tier Catskills STR entry point with solid investor metrics. The investability score is 85.82 out of 100. Typical home value and for-sale inventory data were not published for this area in the April 2026 snapshot, so a gross yield calculation cannot be provided. However, the $3,012 April 2026 average monthly revenue represents a positive year-over-year gain of 2.9%, one of the few YoY positive revenue readings in this batch.
Revenue performance by listing type shows meaningful differentiation. Houses generate $3,260 per month versus $2,270 for apartments, a 44% premium. Entire-place listings average $3,223. On ADR tiers, entire-home properties average $284.86 per night versus $262.67 for the overall market. Professionally managed listings command $396.54 per night, a 51% premium over the market average. The luxury tier averages $528.50 per night.
Annual trend data shows the market has held above pre-pandemic levels throughout the normalization period. The 2025 annual average occupancy was 47.1% with ADR of $296 and average monthly revenue of $3,848, sustained above the pandemic-era surge levels of 2020-2021. Revenue growth score is 74.20 and the 2025 revenue baseline suggests the market is holding its post-COVID gains better than many comparable Catskills areas.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Kenoza Lake STR guests book an average of 38.2 days in advance, consistent with the NYC metro weekend-escape traveler who plans roughly 5-6 weeks out. The average length of stay is 3.62 nights, the shortest in this batch of five areas. This sub-4-night average strongly implies a 3-night weekend (Friday-Monday) as the dominant booking pattern.
At 3.62 nights average, operators face the highest turnover frequency in the group. At high occupancy levels, operators can expect 7-8 turnovers per month, making cleaning fee structure and turnover logistics critical to unit economics. The short stay length increases the relative weight of per-stay cleaning costs in net revenue calculations. Operators can leverage the 38-day advance booking window for dynamic pricing: hold rates firm through the 5-week mark, then apply incremental discounts inside 2 weeks for unfilled inventory. The fall foliage and holiday periods warrant premium pricing held tight to arrival.
Short-Term Rental Regulations
Kenoza Lake falls within the Town of Delaware, Sullivan County, which requires an annual short-term rental license issued by the Town’s Code Official under Chapter 175 (last updated April 10, 2024). A separate license is required for each rental unit, issued in the name of the property owner, and must be visibly posted inside the rental. No permit cost amount was published in available sources; operators should contact the Town of Delaware Code Official for current fees.
There are no owner-occupancy or primary-residence requirements, making investment properties fully permissible. Occupancy is capped at two persons per bedroom plus two additional guests, with a Health Department approval trigger at more than 10 occupants. At least one parking space per bedroom must be available on-site. Camper trailers, tents, yurts, and RVs cannot serve as STR units.
Sullivan County levies a 5% room occupancy tax on all lodging stays of 89 nights or fewer, collected and remitted quarterly to the Sullivan County Treasurer. New York State added 4% state sales tax plus 4% Sullivan County local sales tax on STR occupancy effective March 1, 2025, for a combined 8% sales tax in addition to the 5% county room occupancy tax, totaling approximately 13% in combined tax obligations. Enforcement is rated moderate.
Market Comparison
Kenoza Lake’s April 2026 occupancy of 43.0% is below the approximate U.S. STR median of 55%, reflecting a shoulder month in a seasonally variable Catskills market. Its ADR of $263 is above the national median of roughly $220, positioning this market as a mid-premium Catskills destination. The RevPAR of $113.05 is solid for a rural weekend-getaway market.
The operator landscape shows meaningful concentration at the top. Evolve leads with 284 listings and 10,524 reviews (average rating 4.64), representing approximately 2.0% of total supply. Red Cottage holds second with 151 listings and 3,895 reviews (4.88 stars). Home Sweet Hudson ranks third with 65 listings (4.74 stars), followed by The Upstate Place Team (47 listings, 4.89 stars) and AvantStay (38 listings, 4.57 stars). The top 5 operators together account for approximately 585 listings, about 4.2% of total market supply.
The presence of regional specialists (Red Cottage, Home Sweet Hudson, The Upstate Place Team) alongside national operators (Evolve, AvantStay) indicates a market with established local professional management infrastructure. Sullivan County’s $1.03 billion in 2024 traveler spending provides a strong macro backdrop for continued STR demand.
Frequently Asked Questions About Kenoza Lake, New York
What is the average daily rate for Airbnb rentals in the Kenoza Lake Catskills area?
How much revenue can a short-term rental generate in Sullivan County Catskills?
Do I need a permit to operate an Airbnb in the Town of Delaware (Kenoza Lake area)?
What taxes apply to short-term rentals in Sullivan County?
When is peak season for Airbnb rentals in the Kenoza Lake area?
What makes the Kenoza Lake area popular with short-term rental guests?
How competitive is the Sullivan County Catskills STR market?
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