Little Falls, New York Short-Term Rental Market
Little Falls, NY area STRs averaged $161/night at 43.2% occupancy in April 2026 across approximately 9,645 active listings.
Quick Answer: Little Falls, New York is an active short-term rental market. average occupancy is 59%. average monthly revenue is $3,591. average daily rate is $246. the top operator is Evolve with 209 listings. market score is 70/100 (grade C).
Market data reflects the New York State Area regional market, which includes Little Falls. Regulations, taxes, and permit details below are specific to Little Falls.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Little Falls is a historic canal city in Herkimer County in New York’s Mohawk Valley, and the market data for this area spans the broader central New York region that includes the Cooperstown corridor. With a listing inventory of approximately 9,645 active units, this is a large and geographically dispersed STR market. In April 2026, the market averaged $161/night ADR and 43.2% occupancy, generating average monthly revenue of $1,771 per listing. RevPAR was $69.
Listing composition: 8,784 entire-place units (91.1% of total), 855 private-room, and 6 shared-room. Bedroom distribution: 3,095 one-bedroom, 2,435 two-bedroom, 2,327 three-bedroom, 1,034 four-bedroom, and 743 five-plus-bedroom units. Platform distribution: 3,571 listings appear on both Airbnb and VRBO, 5,326 are Airbnb-only, and 748 are VRBO-only. Airbnb dominates single-channel listings in this market.
Year-over-year from April 2025, occupancy declined 3.4% while ADR rose 4.3%, producing a net revenue decline of 2.9%. Annual average revenue peaked in 2021 at $2,827/month, moderated to $2,601 in 2024, and partially recovered to $2,660 in 2025.
Market scores: investability 93.8, regulation 70.8, total score 69.7, seasonality 64.2, revenue growth 65.1, rental demand 58.8 (all out of 100). The investability score of 93.8 is driven by the market’s exceptionally low home values relative to STR revenue potential.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 40% | $208 | $2,369 |
| Feb | 48% | $216 | $2,527 |
| Mar | 40% | $171 | $1,960 |
| Apr | 44% | $156 | $1,770 |
| May | 47% | $178 | $1,851 |
| Jun | 56% | $218 | $2,929 |
| 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 Little Falls
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 Little Falls?
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 | $257 |
| Luxury | $427 |
| Professionally Managed | $328 |
Revenue by Dwelling Type
| Apartment | $2,428 |
| Entire Place | $3,771 |
| House | $4,099 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 55.2% |
| vrbo | 7.8% |
| both | 37% |
Investment Analysis
At $1,771/month average revenue in April 2026, the Little Falls area market implies annualized gross revenue of approximately $21,251. The typical home value is $160,776 and the median list price is $146,600 (the median list price is below the typical home value, suggesting the currently listed inventory skews toward smaller or lower-end properties). At the typical home value, the indicated gross revenue yield is approximately 13.2%. At the median list price, the yield is approximately 14.5%. These are pre-expense figures in a low-cost-basis market.
Revenue by property type: entire-place listings average $1,885/month; house-type properties average $1,938/month ($23,256 annualized); apartment units average $1,380/month. The professionally managed ADR of $260/night is 61.5% above the all-listings market average of $161, the widest PM premium in this batch, suggesting that professional management has a large impact on realized rates in this market. The luxury-tier ADR of $390/night is 142% above the market average.
Long-term revenue trends show modest growth: annual average monthly revenue was $1,782 in 2017, climbed to $2,827 in 2021, and has settled around $2,601 to $2,660 in 2024-2025. The 2025 level is roughly 49% above the 2017 level in absolute dollar terms.
The market’s investability score of 93.8 out of 100 reflects the combination of affordable home prices, solid seasonal revenue, and proximity to established demand drivers including the Baseball Hall of Fame in Cooperstown. The low absolute revenue numbers relative to other markets mean that cash-on-cash returns depend heavily on financing terms and expense management.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
The average booking lead time in the Little Falls area market is 37 days, meaning guests typically book approximately five and a half weeks in advance. Average length of stay is 4.1 nights, one of the longer averages in this batch. The 4.1-night average suggests guests view this area as a multi-day destination, likely combining Cooperstown Baseball Hall of Fame visits, Erie Canalway Trail activity, outdoor recreation at Moss Island and Herkimer County parks, and historic site exploration across multiple days.
The 4.1-night stay is favorable for operational efficiency. At this average, a fully occupied month accommodates roughly 7 turnovers, reducing cleaning and guest-service overhead per night compared to a 2-night-average market. The 37-day lead time indicates guests plan trips about a month out, typical for a drive-market destination in central New York.
For pricing, the 30-35 day mark is an appropriate threshold to review fill rates and adjust pricing for unfilled dates in slower months (March through May, September through November). Summer months, particularly July when Cooperstown-area travel peaks, can sustain firmer pricing beyond 45 days out. Minimum stay requirements of 3-4 nights align with the 4.1-night average and help operators reduce low-margin short bookings.
Short-Term Rental Regulations
Little Falls is in Herkimer County, New York. No city-specific STR permit or night cap was identified for the City of Little Falls or surrounding township. STRs operate primarily under general zoning and code enforcement at the local level.
Two statewide developments apply. First, effective March 1, 2025, New York State and local sales tax applies to short-term rental occupancy when the rate exceeds $2.00/unit/day. Operators must register as sales tax vendors, file, and remit. The combined New York State and Herkimer County sales tax is approximately 8.25%. Second, New York’s Short-Term Rental Registry law (Real Property Law Article 12-D, phasing in around September 22, 2025) requires each county to maintain an STR registry unless it opts out, and hosts must register their property with the county and report occupancy and tax data.
Herkimer County had not enacted a dedicated hotel/occupancy (lodging) tax as of 2025. A 2025 state bill authorized Herkimer County to impose such a tax capped at statutory limits for terms up to three years, but adoption was not confirmed as of the profile date. No owner-occupancy or primary-residence mandate was identified at the local level. Enforcement is rated minimal given the city’s small size and lack of a dedicated STR enforcement program.
Investors should verify current requirements with the City of Little Falls code enforcement office and the Herkimer County Clerk, as the statewide registry rollout and any county-level occupancy tax adoption may affect operating obligations.
Market Comparison
Nationally, STR markets average approximately 55% occupancy and $220 in ADR. The Little Falls area’s April 2026 metrics of 43.2% occupancy and $161 ADR fall below both national benchmarks, consistent with April being a weak spring month in this market. The 2025 full-year average occupancy of 48.0% and ADR of $202 are closer to national norms.
The top five property managers are: Evolve (209 listings, 5,947 reviews, 4.68 rating), Cooperstown Stay (186 listings, 2,249 reviews, 4.87 rating), ERA Team VP Vacation Properties (40 listings, 175 reviews, 4.43 rating), Angel Rock Waterfront Cottages and Vacation Homes (32 listings, 386 reviews, 4.77 rating), and Cooperstown Baseball Rentals (31 listings, 378 reviews, 4.92 rating). The top 5 collectively manage 498 listings, approximately 5.2% of total inventory. The Cooperstown-branded operators in the top 5 confirm that Cooperstown draws anchor a significant portion of the broader market’s demand.
The market’s unusually high investability score (93.8 out of 100) combined with a modest rental demand score (58.8 out of 100) indicates that the opportunity here is primarily entry-price-driven rather than demand-driven. Home values well below the national median, combined with meaningful summer and shoulder-season STR revenue, create yield ratios that favor cash buyers and low-leverage investors.
Frequently Asked Questions About Little Falls, New York
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