Livingston Manor, New York Short-Term Rental Market
Livingston Manor, NY Catskills STRs averaged $263/night and 43.1% occupancy in April 2026 across approximately 13,960 active listings.
Quick Answer: Livingston Manor, New York is an active short-term rental market. average occupancy in the Lower Hudson Valley market area is 51%. average monthly revenue in the Lower Hudson Valley market area is $4,487. average daily rate in the Lower Hudson Valley market area is $335. the top operator in the Lower Hudson Valley market area is Evolve with 286 listings. market score is 75/100 (grade B).
Market data reflects the Lower Hudson Valley regional market, which includes Livingston Manor. Regulations, taxes, and permit details below are specific to Livingston Manor.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
The Livingston Manor, New York short-term rental market spans approximately 13,960 active listings as of April 2026, concentrated in the Sullivan County Catskills hamlet known as the Gateway to the Catskills. The market is overwhelmingly entire-place focused, with 12,472 entire-place listings (89.3% of tracked listings), 1,451 private rooms, and 37 shared rooms. One-bedroom units lead with 4,464 listings, followed by three-bedroom (3,346), two-bedroom (2,806), four-bedroom (1,923), and five-plus bedroom (1,393) units, reflecting a diverse mix from couples’ retreats to larger group rentals.
Airbnb strongly dominates channel distribution. Among channel-tracked listings, 7,683 are Airbnb-only, 5,615 appear on both platforms, and 662 are VRBO-only. Airbnb reaches approximately 95.3% of the market’s listings; VRBO reaches around 44.9%. The dual-listing rate of 40.2% reflects moderate platform diversification.
In April 2026, occupancy was 43.1% and the average daily rate was $262.53, generating a RevPAR of $113.03. Year-over-year in April, occupancy fell 3.24% while ADR rose 4.80% and revenue grew 2.87%, indicating a rate-led market where pricing is firming despite slight occupancy headwinds. The 2025 full-year average is the more complete baseline: $296 ADR at 47.1% occupancy, producing approximately $3,848 in average monthly revenue per active listing.
Market scores are moderate to strong. The total score is 75.3 out of 100, with investability at 85.9, seasonality at 77.5, revenue growth at 74.0, and regulation at 73.0. Rental demand scores 50.1, consistent with a market where demand is concentrated in specific seasonal windows.
Seasonal Patterns
| Month | Occupancy |
|---|---|
| Jan | 38% |
| Feb | 46% |
| Mar | 39% |
| Apr | 48% |
| May | 51% |
| Jun | 53% |
| Jul | 60% |
| Aug | 62% |
| Sep | 48% |
| Oct | 52% |
| Nov | 44% |
| Dec | 46% |
Month-by-month nightly rates and revenue figures for Livingston Manor are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Top Short-Term Rental Operators in Lower Hudson Valley market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Lower Hudson Valley market as a whole, which includes Livingston Manor, so these counts are not Livingston Manor-only figures.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 286 | 10,579 | ★ 4.65 |
| 2 | Red Cottage | 151 | 3,906 | ★ 4.88 |
| 3 | Home Sweet Hudson | 65 | 3,093 | ★ 4.75 |
| 4 | The Upstate Place Team | 48 | 2,103 | ★ 4.89 |
| 5 | AvantStay | 38 | 903 | ★ 4.57 |
What Kind of STR Should I Buy in Livingston Manor?
Revenue and nightly-rate breakdowns by bedroom count, property tier, and dwelling type for Livingston Manor 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 | 55% |
| vrbo | 4.7% |
| both | 40.2% |
Home Value Trends (Livingston Manor)
Typical home values, median sale prices, and the 10-year price trend for Livingston Manor 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 Livingston Manor — 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
Short-term rentals are permitted in Livingston Manor (an unincorporated hamlet in the Town of Rockland, Sullivan County, New York). The Town of Rockland adopted its first Short-Term Rental Local Law on July 6, 2023, requiring operators to obtain a town STR permit through the Code Enforcement Office and to meet safety and building-code requirements.
STRs are allowed in all zoning districts where residential dwellings are permitted and are allowed as-of-right in commercial zones. There is no owner-occupancy or primary-residence requirement, and no cap on rental duration or frequency is documented. Occupancy is limited to two guests per bedroom. The exact permit fee and renewal cadence were not confirmed from primary sources; operators should contact the Town of Rockland Code Enforcement Office directly.
On taxes, Sullivan County levies a 5% room and occupancy tax on rentals of 89 nights or fewer. Operators must register with the Sullivan County Treasurer for a Certificate of Authority and file quarterly returns even when no tax is due. Major platforms such as Airbnb and VRBO collect and remit this county tax automatically on the host’s behalf.
As of March 1, 2025, New York State began applying state and local sales tax (approximately 8% combined) to short-term rental occupancy statewide. Total combined tax on STR stays in this area is approximately 13%. Additionally, in April 2025, New York enacted an optional statewide STR registry framework.
Enforcement is handled by the town Code Enforcement Officer and is generally described as education- and compliance-focused. Overall enforcement is assessed as moderate.
Market Comparison
Livingston Manor’s 47.1% annual average occupancy (2025) is below the U.S. STR median of approximately 55%, reflecting the seasonal concentration of demand in this Catskills market. However, its 2025 annual ADR of $296 significantly exceeds the approximate U.S. median of $220, consistent with the premium pricing that Sullivan County Catskills properties command from New York City metro visitors.
The market’s total score of 75.3 and investability score of 85.9 position it as a premium, investor-accessible market. Sullivan County tourism spending reached a record approximately $969 million in 2023, underscoring the regional tourism economy’s depth.
The operator landscape in Livingston Manor is unusually fragmented. The top five property managers collectively hold just 588 listings, representing approximately 4.2% of the 13,960 total active listings. This is among the lowest top-five concentration rates in the data set, indicating a highly atomized market dominated by independent and self-managed operators. Evolve leads with 286 listings and a 4.65 rating across 10,579 reviews. Red Cottage follows with 151 listings and an exceptional 4.88 rating across 3,906 reviews. The Upstate Place Team holds 48 listings at a 4.89 rating, the highest in the top five.
The dominance of regionally specialized boutique operators (Red Cottage, Home Sweet Hudson, The Upstate Place Team) over national platforms in the top-five rankings reflects a market where local curation and guest experience are highly valued. Independent operators with strong review profiles can compete effectively without scale.
Frequently Asked Questions About Livingston Manor, New York
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