Johnson City, Tennessee Short-Term Rental Market
Johnson City STRs averaged $165/night at 49.6% occupancy in April 2026 across 12,510 active listings.
Quick Answer: Johnson City, Tennessee is an active short-term rental market. average occupancy is 56%. average monthly revenue is $3,325. average daily rate is $218. the top operator is Evolve with 408 listings. market score is 73/100 (grade B).
Market data reflects the Tennessee Area regional market, which includes Johnson City. Regulations, taxes, and permit details below are specific to Johnson City.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Johnson City, Tennessee anchors the Tri-Cities region of Northeast Tennessee and supports one of the larger short-term rental markets in the Southern Appalachians. As of April 2026, the market logged an average daily rate of $164.53 and occupancy of 49.6%, producing a RevPAR of $81.57. The market carries 12,510 active listings, of which 11,881 (94.9%) are entire-place rentals, 612 (4.9%) are private rooms, and 17 are shared rooms. The bedroom mix skews toward smaller units: 1-bedroom listings account for 4,078 (32.6%), 2-bedroom for 3,352 (26.8%), 3-bedroom for 3,027 (24.2%), 4-bedroom for 1,217 (9.7%), and 5-bedroom for 807 (6.5%). Channel distribution shows 5,688 listings on Airbnb only, 1,170 on VRBO only, and 5,652 appearing on both platforms. Year-over-year, occupancy increased 0.87 percentage points, ADR rose 0.60%, and revenue grew 2.26%, indicating modest but positive momentum heading into 2026. The market draws visitors for outdoor recreation, Appalachian heritage, East Tennessee State University events, and amateur sports tournaments. The revitalized downtown with its brewery and music scene contributes to year-round demand.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 35% | $132 | $1,477 |
| Feb | 45% | $130 | $1,462 |
| Mar | 53% | $147 | $2,014 |
| Apr | 49% | $152 | $2,015 |
| May | 52% | $169 | $2,243 |
| Jun | 59% | $203 | $3,156 |
| Jul | 61% | $204 | $3,446 |
| Aug | 51% | $189 | $2,654 |
| Sep | 46% | $171 | $2,178 |
| Oct | 53% | $164 | $2,461 |
| Nov | 47% | $159 | $2,040 |
| Dec | 45% | $157 | $2,042 |
Top Short-Term Rental Operators in Johnson City
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 408 | 14,027 | ★ 4.73 |
| 2 | Vacasa | 106 | 2,376 | ★ 4.59 |
| 3 | Byers & Harvey | 74 | 2,303 | ★ 4.85 |
| 4 | RedAwning | 64 | 848 | ★ 4.62 |
| 5 | RETREAT VACATIONS | 62 | 3,050 | ★ 4.82 |
What Kind of STR Should I Buy in Johnson City?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 4,078 |
| 2 bed | 3,352 |
| 3 bed | 3,027 |
| 4 bed | 1,217 |
| 5 bed | 807 |
ADR by Property Tier
| Entire Home | $222 |
| Luxury | $371 |
| Professionally Managed | $285 |
Revenue by Dwelling Type
| Apartment | $2,057 |
| Entire Place | $3,411 |
| House | $3,732 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 45.5% |
| vrbo | 9.4% |
| both | 45.2% |
Investment Analysis
Johnson City presents a mid-range entry cost relative to its revenue output. The typical home value stands at $294,254 (April 2026 housing snapshot), while median sale prices tracked at $303,333. At the all-listings average revenue of $2,239 per month, an investor projecting $26,871 in annualized gross revenue against a $294,254 purchase price would see an approximate gross rental yield of 9.1%. That figure assumes full STR use and does not account for operating costs, vacancies, or management fees. ADR varies materially by tier: all-listings average is $164.53, entire-home listings average $167.72, professionally managed properties average $202.75, and luxury-tier listings average $278.62. The professionally managed premium of $38 per night above the market average (23% lift) suggests that professional operations and quality upgrades can meaningfully improve returns. Revenue by property type shows houses averaging $2,408/month and entire-place listings averaging $2,291/month, while apartments average $1,806/month. Year-over-year revenue growth of 2.26% in April 2026 is modest, and the 2022 to 2025 annual average data shows occupancy normalizing from a 2021 peak of 57.6% down to a range of 49 to 50%. Investors should underwrite to current occupancy levels rather than 2020-2021 highs. The market-score investability rating of 92.8 out of 100 is the strongest signal in the dataset. Homes sold in 17 median days to pending and inventory was 296 units as of April 2026, limiting distressed-price entry opportunities.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Johnson City guests book an average of 42.2 days in advance and stay an average of 3.96 nights per visit. A 42-day lead time is moderate, giving operators roughly a 6-week window to adjust rates and fill near-term gaps. This lead window narrows during peak summer months when demand competes across the broader Tri-Cities region, making early-season rate optimization important. A 3.96-night average length of stay sits above the typical 2 to 3-night weekend-trip norm, suggesting that a meaningful share of guests are taking extended getaways or blending work and leisure travel, consistent with proximity to outdoor recreation and university-adjacent traffic. Longer stays reduce turnover costs and cleaning frequency, which benefits net margins. Operators who set minimum stays of 3 to 4 nights in peak season can improve per-stay profitability without materially restricting occupancy.
Short-Term Rental Regulations
Johnson City is a permissive environment for short-term rentals. The city does not currently have land-use or zoning regulations specific to STRs, so there is no dedicated STR permit, no owner-occupancy requirement, no primary-residence mandate, and no cap on rental nights per year. Tennessee’s statewide Short-Term Rental Unit Act (T.C.A. 13-7-601 et seq.) limits a municipality’s ability to prohibit existing STRs, providing additional regulatory stability for current operators. The primary compliance obligation is tax. In 2019, Johnson City clarified that its Hotel/Motel Transient Occupancy Privilege Tax (Municipal Code Sec. 5-302) applies to short-term rental platforms at a 7% city rate. Combined with Tennessee state sales tax and county local taxes, the effective total rate is approximately 17.5% in Washington County, 16.25% in Sullivan County, and 16.75% in Carter County. Booking platforms may collect some of these taxes automatically, but the host remains responsible for full remittance. Enforcement severity is rated minimal. Operators should still verify property-specific zoning use, obtain any general business or tax registration required, and check HOA or deed restrictions, as local policy can change. Contact Johnson City Planning at 423-232-1226 for current guidance.
Market Comparison
At 49.6% occupancy and $164.53 ADR, Johnson City sits below the U.S. STR median occupancy of approximately 55% but also below the national median ADR of roughly $220. The below-average ADR reflects the market’s inland, mid-size city positioning rather than a coastal or mountain-resort concentration. The market’s total score of 73.1 out of 100 and investability score of 92.8 are strong relative signals. The rental demand score of 67.9 and revenue growth score of 58.0 indicate moderate demand and limited recent revenue acceleration. Among top operators, Evolve leads with 408 listings and 14,027 reviews at a 4.73 average rating, representing roughly 3.3% of total listings. Vacasa holds 106 listings (0.8% share) with 2,376 reviews at 4.59. Byers and Harvey manages 74 listings with the highest rating in the top 5 at 4.85 across 2,303 reviews. RETREAT VACATIONS rounds out the top 5 with 62 listings and 3,050 reviews at 4.82. The professional management sector is sizable but not dominant, leaving room for independent operators competing on quality and local knowledge.
Frequently Asked Questions About Johnson City, Tennessee
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