North Conway, New Hampshire Short-Term Rental Market
North Conway, NH STRs averaged $237/night at 26.0% occupancy in April 2026 (shoulder month) across 5,600+ active listings.
Quick Answer: North Conway, New Hampshire is an active short-term rental market. average occupancy is 26%. average monthly revenue is $2,001. average daily rate is $237. the top operator is Vacasa with 230 listings. market score is 64/100 (grade C).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
North Conway, New Hampshire anchors the White Mountains recreation corridor in Carroll County, drawing year-round visitors to ski resorts, hiking, fall foliage, outlet shopping, and family attractions. Annual visitation reaches approximately 1.3 million. As of April 2026, the market recorded an average daily rate of $237 and occupancy of 26.0%. April is historically the weakest month in this ski-and-summer market, sitting between ski season close and summer hiking season open. Historically, April averages 29.8% occupancy; 2026’s April reading of 26.0% reflects a 2.7% year-over-year occupancy decline. Revenue was $2,001 per listing in April 2026. RevPAR stood at $61.52. ADR grew 2.7% year-over-year while revenue fell 2.8%.
Active inventory totals approximately 5,677 listings. Entire-place properties represent 5,500 of those, or 96.9% of the market. Private-room listings add 176 more. On platform distribution, 2,061 listings appear on Airbnb only, 676 on VRBO only, and 2,940 on both platforms simultaneously.
The bedroom mix skews toward larger properties, reflecting the multi-generational ski-week tradition: 3-bedroom listings lead at 1,754, followed by 2-bedroom (1,255), 1-bedroom (1,220), 4-bedroom (929), and 5-bedroom-plus (509). The overall market score of 63.85 reflects solid investability (87.95) and regulation (73.05), offset by weaker rental demand (57.53) and seasonality (55.89) scores that reflect the dual-season pattern and off-season gaps.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 44% | $298 | $3,512 |
| Feb | 57% | $311 | $4,338 |
| Mar | 35% | $274 | $2,803 |
| Apr | 30% | $222 | $1,987 |
| May | 40% | $229 | $1,918 |
| Jun | 52% | $256 | $2,955 |
| Jul | 64% | $276 | $4,654 |
| Aug | 67% | $276 | $5,076 |
| Sep | 41% | $251 | $2,891 |
| Oct | 47% | $263 | $3,438 |
| Nov | 32% | $248 | $2,306 |
| Dec | 46% | $291 | $3,133 |
Top Short-Term Rental Operators in North Conway
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Vacasa | 230 | 9,935 | ★ 4.48 |
| 2 | Evolve | 192 | 10,846 | ★ 4.74 |
| 3 | Birch Hospitality | 142 | 4,689 | ★ 4.91 |
| 4 | Bretton Woods Vacations | 134 | 4,291 | ★ 4.81 |
| 5 | Loon Reservation | 91 | 3,441 | ★ 4.55 |
What Kind of STR Should I Buy in North Conway?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,220 |
| 2 bed | 1,255 |
| 3 bed | 1,754 |
| 4 bed | 929 |
| 5 bed | 509 |
ADR by Property Tier
| Entire Home | $240 |
| Luxury | $386 |
| Professionally Managed | $265 |
Revenue by Dwelling Type
| Apartment | $1,449 |
| Entire Place | $2,039 |
| House | $2,341 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 36.3% |
| vrbo | 11.9% |
| both | 51.8% |
Investment Analysis
North Conway offers a mid-tier STR investment profile shaped by a strong dual-season demand pattern (winter ski, summer recreation) and a favorable regulatory environment following the 2022 New Hampshire Supreme Court ruling in Town of Conway v. Kudrick. The typical home value is $486,974, with a median list price of $850,333 and 27 active for-sale listings as of April 2026, indicating a very tight inventory environment with notable gap between typical value and median list price.
At April 2026 average monthly revenue of $2,001, an investor at the typical home value would see annualized gross revenue of approximately $24,007, representing a gross yield of roughly 4.9% before expenses. This yield is modest but does not account for the peak-season compression: August delivers $5,076 in average revenue and February $4,338, suggesting that well-positioned operators significantly outperform the annual average in their best months.
Professionally managed listings command an ADR of $265 versus the all-listings average of $237, a 12% premium. Luxury-tier listings averaged $386 per night, 63% above the market average. House listings average $2,341 per month versus $1,449 for apartment listings and $2,039 for entire-place listings. The 2025 annual average revenue was $3,635 per month, up from $3,557 in 2024, showing positive revenue growth despite modestly declining occupancy.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
North Conway guests book an average of 40.5 days in advance, a planning window of approximately six weeks. This reflects the mix of pre-planned ski-week and summer vacation bookings made weeks in advance alongside more spontaneous fall foliage visits. Operators benefit from holding peak ski-season and summer-peak rates firm for bookings made 40 or more days out, with dynamic pricing applied in the shoulder months of April, May, and November to fill lower-demand periods.
Average length of stay is 3.1 nights, shorter than many mountain markets and consistent with the mix of long-weekend skiers and foliage day-plus travelers. Ski-week operators who enforce 5- to 7-night minimums during February school vacation weeks and the Christmas-New Year period can capture the bulk of premium ski demand at higher average rates. The 3.1-night average depresses per-booking revenue relative to what a deliberate minimum-stay strategy could achieve during peak periods.
Short-Term Rental Regulations
Conway, NH, which includes the North Conway village, became one of the White Mountains’ most STR-friendly jurisdictions following the New Hampshire Supreme Court’s 2022 ruling in Town of Conway v. Kudrick, which confirmed that non-owner-occupied short-term rentals are permitted in residential zones under the town’s zoning ordinance.
Operators must obtain a Certificate of Rental Compliance (CRC) from the Conway code compliance department. The CRC requires a fire department safety inspection covering smoke and carbon monoxide detectors, egress paths, fire extinguishers (at least one 1A:5BC rated), heating system service records, and occupancy limits. Septic systems over 10 years old must be inspected before permit issuance. CRCs issued after a full inspection are valid for three years, with seven-year renewals available for fully compliant properties; properties using a self-affidavit pathway renew annually.
There is no owner-occupancy requirement, no primary-residence rule, and no cap on rental nights per year. Guest parking must be accommodated on the property; no street parking is allowed for STR guests.
New Hampshire imposes an 8.5% Meals and Rooms (Rentals) Tax on all stays under 185 consecutive days. Airbnb and VRBO collect and remit on behalf of hosts, but operators must still register for a Meals and Rooms license with the NH Department of Revenue Administration. There is no local lodging tax on top of the state rate. Violations are subject to up to $1,000 per offense. In May 2025, Conway released an updated STR safety checklist tightening inspection standards for address visibility, septic age, and heating system documentation. Enforcement is rated moderate.
Market Comparison
North Conway’s April 2026 occupancy of 26.0% is significantly below the U.S. STR median of approximately 55%, but April is the market’s deepest seasonal trough. The 2025 full-year annual average of 44.4% is also below the national benchmark, reflecting the dual-season gap between ski close and summer opening. ADR of $237 is above the national STR median of approximately $220, reflecting the White Mountains’ premium positioning and the area’s New England ski-market pricing.
The 4.9% gross yield at April monthly revenue understates true operator returns; using the 2025 annual average of $3,635 per month implies a yield of approximately 9.0% on the $486,974 typical home value, which is competitive for a New England ski and recreation market.
The operator landscape has meaningful professional management penetration. Vacasa leads with 230 listings and 9,935 reviews at a 4.48 average rating. Evolve is second with 192 listings and 10,846 reviews at a 4.74 rating. Birch Hospitality operates 142 listings with 4,689 reviews at a 4.91 rating. These three operators account for 564 listings, or approximately 9.9% of total active inventory, reflecting a moderately consolidated professional management layer.
Frequently Asked Questions About North Conway, New Hampshire
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