Eden, Utah Short-Term Rental Market
Eden UT STRs averaged $135/night at 47.3% occupancy in April 2026, with all three key metrics (occupancy, ADR, revenue) improving year-over-year.
Quick Answer: Eden, Utah is an active short-term rental market. average occupancy is 63%. average monthly revenue is $2,917. average daily rate is $179. the top operator is Utah Homes And Vacation Rentals with 130 listings. market score is 44/100 (grade D).
Market data reflects the Ogden regional market, which includes Eden. Regulations, taxes, and permit details below are specific to Eden.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Eden is a small resort community in Ogden Valley, Weber County, approximately one hour north of Salt Lake City. It is a year-round outdoor-recreation destination anchored by Powder Mountain, Snowbasin, and Nordic Valley ski resorts in winter, and Pineview Reservoir recreation in summer. The short-term rental market consists almost entirely of entire-place listings: 1,887 of the roughly 2,168 active units tracked (87%) are entire-place rentals, with 281 private-room listings.
In April 2026, the market posted an average daily rate of $135 and occupancy of 47.3%, producing a RevPAR of $64. Average monthly revenue per listing came in at $1,937. All three year-over-year metrics are positive: ADR grew 3.9%, occupancy rose 6.9%, and revenue grew 6.6% versus April 2025, making Eden the only market in this batch with broad-based year-over-year improvement.
The bedroom mix is relatively balanced. One-bedroom properties lead at 636 listings, followed by two-bedroom (540) and three-bedroom (502) units. Four-bedroom and five-bedroom listings account for 245 and 243 respectively. Airbnb hosts 1,026 listings, VRBO 112, and 1,030 cross-list on both platforms.
The market’s overall score of 44 out of 100 is the lowest of any market in this analysis, reflecting regulation constraints (55) and moderate investability (53). The seasonality score of 85 is the highest dimension, indicating a year-round demand profile with no severe off-season trough. Revenue growth scores 50 and rental demand 60.
Annual averages for 2025 show occupancy of 55.7%, ADR of $166, and average monthly revenue of $2,558 per listing. Revenue has grown from $1,559/month in 2017 to $2,558 in 2025, a 64% gain over eight years.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 51% | $172 | $2,430 |
| Feb | 66% | $195 | $3,061 |
| Mar | 61% | $181 | $3,061 |
| Apr | 45% | $116 | $1,647 |
| May | 59% | $117 | $1,783 |
| Jun | 67% | $150 | $2,497 |
| Jul | 66% | $169 | $2,975 |
| Aug | 56% | $151 | $2,345 |
| Sep | 51% | $134 | $1,857 |
| Oct | 50% | $122 | $1,754 |
| Nov | 49% | $121 | $1,536 |
| Dec | 56% | $159 | $2,098 |
Top Short-Term Rental Operators in Eden
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Utah Homes And Vacation Rentals | 130 | 3,783 | ★ 4.85 |
| 2 | Evolve | 58 | 2,298 | ★ 4.79 |
| 3 | Mountain Luxury Lodging | 52 | 265 | ★ 4.79 |
| 4 | Bee Cave Management | 51 | 301 | ★ 4.94 |
| 5 | Wolf Creek Resort Rentals | 43 | 203 | ★ 4.94 |
What Kind of STR Should I Buy in Eden?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 636 |
| 2 bed | 540 |
| 3 bed | 502 |
| 4 bed | 245 |
| 5 bed | 243 |
ADR by Property Tier
| Entire Home | $196 |
| Luxury | $390 |
| Professionally Managed | $267 |
Revenue by Dwelling Type
| Apartment | $2,339 |
| Entire Place | $3,141 |
| House | $3,297 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 47.3% |
| vrbo | 5.2% |
| both | 47.5% |
Investment Analysis
The typical home value in Eden is $824,000, which sets a high entry bar relative to the revenue the market produces. Using the April 2026 average monthly revenue of $1,937, annualized gross revenue projects to approximately $23,238 per year, representing a gross yield of roughly 2.8% on the typical home value. This is a below-average yield for an STR market and reflects the gap between premium mountain real estate prices and the moderate revenue base.
Property type selection significantly affects returns. House listings averaged $2,181/month and entire-place listings averaged $2,082/month, both above the all-listing average of $1,937. Apartment listings trailed at $1,533/month. Using 2025 full-year revenue of $2,558/month (a better annual estimate), the annualized figure is approximately $30,696 per year, which improves the gross yield on typical home value to roughly 3.7%.
Rate tiers show the largest differentiation in this batch. The luxury tier ADR reached $240 in April 2026, compared to $135 for all listings and $207 for professionally managed properties. The professionally managed premium is $72/night above the market average, or 53% higher, indicating that professionally managed inventory in Eden captures substantially better rates than the market as a whole.
The positive YoY trend across all three metrics in April 2026 is the strongest investment signal in the current data: occupancy up 6.9%, ADR up 3.9%, and revenue up 6.6%. The 2026 partial-year annual average of $2,768/month (through April) runs above the 2025 full-year average of $2,558, suggesting acceleration. The investability score of 53 is constrained by the high entry cost and strict zoning, not by demand fundamentals.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
The average booking lead time in Eden is 33 days, the shortest of any market in this analysis. Guests typically book just under five weeks before arrival, consistent with the regional drive-market character (Salt Lake City metro is roughly one hour away). Ski-weekend bookings during peak winter months may arrive with shorter notice than the average suggests.
The average length of stay is 4.6 nights, the longest of any market in this analysis. This reflects the multi-day nature of ski trips and summer reservoir stays, where guests make the drive from Salt Lake City and stay for extended weekends or full weeks rather than single nights.
At the April 2026 occupancy of 47.3%, a 4.6-night average implies approximately 3 turnovers per month per listing. During peak ski months (February and March) at 60 to 66% occupancy, that rises to approximately 4 turnovers per month. The longer average stay reduces cleaning frequency and turnover logistics relative to the many 3-night-average markets. Operators should set minimum stays of at least 3 to 4 nights, which aligns with the natural booking pattern and helps manage cleaning costs without materially restricting demand.
Short-Term Rental Regulations
Eden is unincorporated Ogden Valley and governed by Weber County’s nightly-rental ordinance. Short-term rentals are legal but tightly zoned: only properties on parcels shown as eligible on the county’s GIS ‘Nightly Rentals’ planning layer can legally operate. The zoning map uses color codes: green-designated parcels (Destination Resort Zone or PRUD with nightly-rental approval) require a Weber County business license; purple-designated FR-3 parcels require a business license plus a conditional use permit. Red or standard residential parcels are prohibited, and there is no grandfather clause for operators who have been running outside permitted zones.
Applications are submitted through the county online portal. First-time applicants must undergo a property inspection, submit a parking and trash-disposal plan, and designate a responsible agent who can be on-site within 60 minutes of a complaint. The approved license number must appear in all advertisements. Enforcement is rated strict: the county contracts Granicus for 24/7 multi-platform monitoring and operates a 24/7 complaint hotline. Penalties escalate from warnings to fines reportedly set at double the advertised nightly rate per day of violation, with possible license revocation.
A major governance change is underway. In November 2024, Ogden Valley residents voted to incorporate as Ogden Valley City, an incorporation that took effect in 2025. Over time, Ogden Valley City is expected to assume land-use and STR authority from Weber County, though the timeline for the transition has not been finalized. Operators should monitor both Weber County and the new Ogden Valley City for any rule changes.
In January 2023, Weber County added noise limits, parked-car limits, and the Granicus monitoring system. At the time of that 2023 update, only approximately 40 of an estimated 800 STRs were properly registered, indicating a substantial compliance gap historically. The Weber County transient room tax rate is 4.25%. No owner-occupancy or primary-residence requirement applies. No maximum-nights cap was found.
Market Comparison
Eden’s April 2026 occupancy of 47.3% is below the US STR median of approximately 55%, typical for a shoulder month in a winter-and-summer dual-season mountain market. The ADR of $135 is below the national median of approximately $220, reflecting the small-community scale of Eden relative to major ski resorts.
The YoY performance stands out: occupancy up 6.9%, ADR up 3.9%, and revenue up 6.6% as of April 2026 makes Eden the only market in this batch showing positive growth across all three dimensions simultaneously. This contrasts with four of the five markets in this analysis, which showed occupancy declines.
The typical home value of $824,000 compresses yield. At the 2025 full-year average revenue of $2,558/month, the annualized gross yield on typical home value is approximately 3.7%, below most comparable mountain resort markets.
Utah Homes and Vacation Rentals leads with 130 listings and the highest average rating of the top five at 4.85 across 3,783 reviews. Evolve manages 58 listings with a 4.79 rating. Mountain Luxury Lodging holds 52 listings. Together the top three operators account for 240 listings, roughly 11% of market inventory. Bee Cave Management (51 listings, 4.94 rating) and Wolf Creek Resort Rentals (43 listings, 4.94 rating) have unusually high ratings for smaller operators.
The total score of 44 is constrained by the regulatory environment (55) and investability (53), but the seasonality (85) and current momentum (positive YoY across all metrics) are the market’s key strengths.
Frequently Asked Questions About Eden, Utah
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Can I get a permit for a short-term rental in Eden UT?
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