Johnson City, Texas Short-Term Rental Market
Johnson City, TX STRs averaged $204/night at 42.7% occupancy in April 2026, supported by Hill Country wine trail and LBJ heritage tourism.
Quick Answer: Johnson City, Texas is an active short-term rental market. average occupancy is 53%. average monthly revenue is $3,860. average daily rate is $271. the top operator is Evolve with 772 listings. market score is 63/100 (grade C).
Market data reflects the Texas East 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 is a Blanco County Hill Country town of approximately 1,921 residents, sitting at the intersection of US-281 and US-290 about 60 miles west of Austin. Visitor demand is anchored by the Lyndon B. Johnson National Historical Park, Pedernales Falls State Park, the Science Mill, and the US-290 wine trail corridor that runs through the heart of Texas wine country.
The short-term rental market recorded an average daily rate of $204 in April 2026, with occupancy at 42.7% and average monthly revenue of $2,436. RevPAR was $87. Year-over-year, occupancy edged up 1.0 percentage point while ADR softened 3.3%, producing essentially flat revenue (down 0.1%).
Entire-place listings dominate the mix at 20,911 out of 22,190 tracked listings (94%). Private rooms account for 1,267 listings (6%) and shared rooms for 12 (less than 1%). By bedroom count, 3-bedroom properties are the most common at 5,654, followed by 1-bedroom (7,128), 2-bedroom (5,371), 4-bedroom (2,441), and 5-bedroom-plus (1,528). Channel distribution shows Airbnb at 10,314 listings, 9,635 on both Airbnb and VRBO, and 2,241 on VRBO only.
The market’s total score is 62.5 out of 100, with investability at 89.0, seasonality at 75.1, rental demand at 58.5, and revenue growth at 60.6. Note: STR metrics here reflect the broader Hill Country East Texas market data region that includes Johnson City.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 33% | $161 | $1,618 |
| Feb | 41% | $161 | $1,627 |
| Mar | 50% | $211 | $2,696 |
| Apr | 41% | $206 | $2,332 |
| May | 44% | $231 | $2,695 |
| Jun | 53% | $272 | $3,781 |
| Jul | 53% | $275 | $4,011 |
| Aug | 42% | $236 | $2,767 |
| Sep | 39% | $215 | $2,248 |
| Oct | 42% | $205 | $2,399 |
| Nov | 41% | $201 | $2,223 |
| Dec | 37% | $190 | $2,097 |
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 | 772 | 27,488 | ★ 4.72 |
| 2 | Vacasa | 225 | 8,425 | ★ 4.68 |
| 3 | FCR Partners, LP | 103 | 172 | ★ 4.68 |
| 4 | Neal’s Lodges | 97 | 170 | ★ 4.79 |
| 5 | 979 Vacation Property Services | 96 | 3,212 | ★ 4.60 |
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 | 7,128 |
| 2 bed | 5,371 |
| 3 bed | 5,654 |
| 4 bed | 2,441 |
| 5 bed | 1,528 |
ADR by Property Tier
| Entire Home | $281 |
| Luxury | $538 |
| Professionally Managed | $442 |
Revenue by Dwelling Type
| Apartment | $2,174 |
| Entire Place | $4,002 |
| House | $4,276 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 46.5% |
| vrbo | 10.1% |
| both | 43.4% |
Investment Analysis
Johnson City’s entry costs are substantially higher than comparable Texas Hill Country towns. The Zillow typical home value was $631,353 as of April 2026, and the median list price was $652,267 with 112 active for-sale listings. Using the 2025 annual average monthly revenue of $2,653, annualized gross revenue runs approximately $31,836, implying a gross yield of roughly 5.0% on the typical home value. This is lower than lower-cost Hill Country markets but reflects the premium buyers place on Johnson City’s proximity to Austin and the wine trail corridor.
Tier analysis reveals meaningful upside for operators who invest in positioning. Luxury-tier ADR reached $444 in April 2026, more than double the market average of $204. Professionally managed listings averaged $315, a 55% premium over the all-listings average. Entire-home listings specifically averaged $211 versus $204 across all types.
Revenue by property type in April 2026: houses averaged $2,609/month, entire-place listings averaged $2,514, and apartment-type listings averaged $1,683. Note that apartments are not eligible for STR permits in Johnson City under current ordinance; compliant operators are in the house and single-family dwelling segment.
The 2025 annual average of $2,653/month represents a market that has normalized after a 2021 peak of $3,007/month. The investability score of 89.0 out of 100 reflects the revenue-to-cost ratio broadly across the shared data region; at Johnson City’s specific $631,000 typical home value, individual investment underwriting should model conservatively against the 5% gross yield baseline.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Johnson City guests book an average of 39 days in advance as of April 2026, and average length of stay is 3.8 nights. The 39-day lead time means most bookings arrive just over 5 weeks out, consistent with weekend getaway behavior from Austin-area travelers.
A 3.8-night average stay reflects the typical Hill Country weekend-plus visit pattern: guests tend to arrive Thursday or Friday and depart Sunday or Monday, covering 3-4 nights in one booking. This length reduces per-stay housekeeping overhead compared to single-night markets but also means that blocking even one weekend night for personal use eliminates a full booking.
Pricing windows for operators should target the 45-day pre-arrival mark for rate increases, particularly for summer weekends (June-July), wine harvest season (October), spring wildflower weekends (March-April), and University of Texas graduation and parents’ weekends. Last-minute inventory on weekdays in January and February can be moved with modest rate flexibility without compromising the premium weekend positioning.
Short-Term Rental Regulations
Johnson City requires a one-time Hotel/Short-Term Rental Unit Registration Permit under Ordinance No. 22-0604 (Article 4.07). The registration fee is $100, non-refundable, and the permit is nontransferable. A new owner must obtain a new permit upon purchase. Processing takes up to 10 business days.
Only single-family dwellings qualify. Apartments, condominiums, and duplexes are expressly prohibited from STR operation. There is no owner-occupancy or primary-residence requirement and no cap on annual rental nights. All listings must display the city-issued permit number. A local contact person available 24 hours a day and able to respond in person within one hour must be designated.
Hotel Occupancy Tax: operators owe a combined 13%, comprising 7% Johnson City local HOT plus 6% Texas state HOT. Airbnb and VRBO typically remit only the 6% state portion. Hosts must separately file and pay the local 7% quarterly; failure triggers a 15% penalty plus interest. The local HOT applies to gross receipts including nightly rate, cleaning fees, and pet fees.
Enforcement is rated moderate and supported by Host Compliance (complaint hotline: 830-202-6153). Civil penalties reach $500/day, up to $1,000/day if the owner was notified and failed to cure. Ordinance No. 25-0402 (adopted 2025) is on record at eCode360 and may amend current rules; operators should confirm current requirements with Johnson City Development Services at 830-868-7111 ext. 8.
Market Comparison
Johnson City’s 42.7% April 2026 occupancy is below the US STR median of approximately 55%, but the Hill Country market competes on a different axis than volume-driven urban markets. The premium wine trail and LBJ heritage positioning supports ADR that can reach $444 at the luxury tier.
At a typical home value of $631,000, Johnson City is a higher-cost entry point than most Texas Hill Country STR markets, and the 5.0% gross yield on 2025 average revenue is below what lower-cost markets in the region produce. The market rewards operators who invest in property quality to access the $315-$444 ADR tier range.
Top operators by listing volume in the shared market region: Evolve leads with 772 listings and 27,488 reviews at a 4.72 average rating. Vacasa holds 225 listings with 8,425 reviews at a 4.68 rating. FCR Partners LP operates 103 listings with 172 reviews at a 4.68 rating. Neal’s Lodges manages 97 listings at 4.79 average rating. 979 Vacation Property Services rounds out the top 5 with 96 listings and 3,212 reviews at a 4.60 rating. Independent operators in Johnson City competing against Evolve’s 772-listing platform need to differentiate on local knowledge, wine trail proximity, and premium property presentation.
Frequently Asked Questions About Johnson City, Texas
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