Gouldsboro, Pennsylvania Short-Term Rental Market
Gouldsboro-area Pocono Mountains STRs averaged $345/night at 36.1% occupancy in April 2026, with revenue up 5.2% year-over-year.
Quick Answer: Gouldsboro, Pennsylvania is an active short-term rental market. average occupancy is 36%. average monthly revenue is $3,483. average daily rate is $345. the top operator is Evolve with 517 listings. market score is 86/100 (grade A).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
The Gouldsboro area of the Pocono Mountains hosts approximately 8,560 active short-term rental listings across Wayne and Monroe counties. The market is almost entirely entire-place inventory: 8,390 of 8,563 listings are whole-property rentals, consistent with the cabin-and-lake-house character of the region. Bedroom distribution heavily favors larger units: 3-bedroom properties lead with 3,430 listings, followed by 4-bedroom (1,844), 5-bedroom (1,624), 2-bedroom (1,070), and 1-bedroom (592).
As of April 2026, average daily rate is $345.47 and occupancy stands at 36.1%, producing RevPAR of $124.64. Year-over-year, occupancy dipped 2.6 percentage points while ADR rose 2.7% and revenue increased 5.2%, indicating rate growth is more than offsetting softer demand. The channel split shows 5,335 listings active on both Airbnb and VRBO, 2,613 Airbnb-only, and 615 VRBO-only, meaning most competitive operators maintain a multi-channel presence. The overall market score is 85.7, with standout scores in investability (99.4) and revenue growth (95.6).
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 35% | $361 | $3,651 |
| Feb | 41% | $363 | $3,829 |
| Mar | 28% | $314 | $2,949 |
| Apr | 37% | $302 | $2,937 |
| May | 38% | $332 | $2,898 |
| Jun | 49% | $358 | $4,152 |
| Jul | 61% | $362 | $5,748 |
| Aug | 63% | $360 | $6,051 |
| Sep | 33% | $331 | $3,126 |
| Oct | 38% | $318 | $3,386 |
| Nov | 37% | $333 | $3,227 |
| Dec | 42% | $372 | $3,980 |
Top Short-Term Rental Operators in Gouldsboro
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 517 | 21,732 | ★ 4.56 |
| 2 | Pocono Rental Management | 123 | 5,709 | ★ 4.64 |
| 3 | LiveFree Hospitality | 96 | 7,033 | ★ 4.78 |
| 4 | Vacasa | 83 | 2,356 | ★ 4.38 |
| 5 | Techvestor | 75 | 6,122 | ★ 4.69 |
What Kind of STR Should I Buy in Gouldsboro?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 592 |
| 2 bed | 1,070 |
| 3 bed | 3,430 |
| 4 bed | 1,844 |
| 5 bed | 1,624 |
ADR by Property Tier
| Entire Home | $351 |
| Luxury | $584 |
| Professionally Managed | $390 |
Revenue by Dwelling Type
| Apartment | $1,976 |
| Entire Place | $3,534 |
| House | $3,624 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 30.5% |
| vrbo | 7.2% |
| both | 62.3% |
Investment Analysis
Gouldsboro-area properties offer a notable gross yield potential for buyers who can acquire near the current median. The median list price in the market sat at approximately $321,000 in April 2026. With average monthly STR revenue of $3,483, annualized gross revenue is approximately $41,796. Against the $321,000 median list price, that implies a gross yield near 13.0% before expenses, debt service, and operating costs.
Entire-place listings average $3,534/month and houses specifically average $3,624/month, both ahead of the overall market. Tier comparisons show significant upside for premium operators: luxury-tier properties average $584/night ADR, 69% above the market average of $345, while professionally managed properties average $390/night, a 13% premium.
The long-term revenue trajectory supports the investment case. Annual average monthly revenue grew from $2,771 in 2017 to $4,358 in 2025, a 57% increase over eight years. The market revenue growth score of 95.6 reflects this consistency. The post-pandemic peak of $4,858 in 2021 has not yet been recaptured, but 2025 was the second-highest year in the data history.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Guests in the Gouldsboro market book an average of 36.9 days in advance and stay an average of 3.07 nights. The nearly 37-day lead time reflects a mix of planners booking about 5 weeks out and a segment of shorter-window weekend bookers. Operators who update pricing 4-6 weeks before key dates can capture the bulk of demand at optimal rates, while maintaining flexibility for last-minute adjustments in the final 2 weeks.
The 3.07-night average stay is consistent with Thursday-Sunday or Friday-Sunday weekend getaway patterns from the New York and Philadelphia corridors. Operators allowing 2-night minimum stays capture this demand cleanly. During the March-May and September-October soft periods, dropping minimums to 1 night can improve occupancy, though the per-stay cleaning and turnover cost should be weighed carefully.
Short-Term Rental Regulations
Short-term rentals are legal in Gouldsboro, but the rules depend on which township the specific parcel falls in, as Gouldsboro spans Lehigh Township (Wayne County) and Coolbaugh Township (Monroe County).
Lehigh Township adopted its first STR ordinance in May 2022. Annual licensing is required and must be held by the property owner, not a manager or agent. The license is non-transferable on sale. Operators must designate a local contact who can respond promptly to complaints. Occupancy is capped at 2 guests per bedroom. Licenses expire December 31 and require annual renewal. The permit cost listed in available data is $150/year; contact the township directly to confirm current fees.
Coolbaugh Township requires an annual STR license with an initial application fee of $200 and a $150 annual renewal. STRs are permitted only in designated zoning districts (R-1, R-2, R-3, W-C, C-3). Owners must carry at least $500,000 in liability insurance. Occupancy is capped at 2 guests per bedroom plus 4 additional. The township has contracted a third-party vendor to identify unregistered STRs, and fines reach $1,000/day for unlicensed operation.
The combined occupancy tax rate is 9%: 6% Pennsylvania state hotel occupancy tax plus 3% county excise tax (Wayne or Monroe, depending on parcel location). There is no owner-occupancy requirement and no cap on annual rental nights. Investors should confirm which township governs their specific parcel before closing.
Market Comparison
Gouldsboro-area properties average $345/night ADR, well above the US STR median ADR of approximately $220, reflecting the premium for larger cabin-style accommodations in a dedicated leisure destination. April 2026 occupancy of 36.1% is below the US annual STR median of roughly 55%, expected for a highly seasonal market where peak months top 62% and trough months fall below 28%.
The professional management landscape mirrors the broader Pocono market. Evolve leads with 517 listings and 21,732 reviews at a 4.56 rating. Pocono Rental Management operates 123 listings at a 4.64 rating, and LiveFree Hospitality manages 96 listings at a 4.78 rating. Vacasa holds 83 listings at a 4.38 rating, and Techvestor manages 75 listings at a 4.69 rating. The top 5 operators collectively control roughly 894 listings, about 10.4% of total market inventory, confirming the market remains predominantly owner-operated.
Frequently Asked Questions About Gouldsboro, Pennsylvania
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