Park City, Utah Short-Term Rental Market
Park City, UT STRs hit 66% occupancy and $812/night in peak winter months, with approximately 6,400 active listings and a 2025 annual average ADR of $621.
Quick Answer: Park City, Utah is an active short-term rental market. average occupancy is 16%. average monthly revenue is $3,830. average daily rate is $555. the top operator is All Seasons Resort Lodging with 486 listings. market score is 40/100 (grade D).
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Park City, Utah operates one of the largest and most premium short-term rental markets in the Mountain West, with approximately 6,371 active listings as of the latest snapshot. The market is almost entirely composed of entire-place rentals, which account for 6,295 listings (98.8% of total supply), with a small number of private rooms (71 listings) and shared rooms (5 listings).
The April 2026 data point reflects the market’s deepest seasonal trough: occupancy averaged 15.5% and ADR was $555. These figures are not representative of annual performance. The 2025 annual average tells a different story: 45.1% occupancy, $621 ADR, and $7,479 in average monthly revenue per listing. Year-over-year from 2024, occupancy declined 1.3 percentage points, ADR rose $10, and monthly revenue increased modestly from $7,410.
Bedroom distribution is spread across size tiers, with 1-bedroom units leading at 1,841 listings, followed by 2-bedroom (1,754), 3-bedroom (1,385), 4-bedroom (822), and 5-bedroom-plus (554). This inventory depth in larger properties reflects the market’s core guest profile: ski groups and extended-stay leisure travelers who need multiple rooms.
Channel distribution shows strong multi-platform presence: 4,591 listings (72.1%) appear on both Airbnb and VRBO, 1,179 are Airbnb-only, and 601 are VRBO-only. The dual-channel saturation indicates competitive pressure on discoverability and pricing.
The market’s overall score from the latest snapshot is 40.1 out of 100, with investability scoring 50.9, regulation scoring 71.9 (reflecting a well-defined but navigable licensing framework), and revenue growth scoring 40.1. Rental demand scores 49.3, reflecting the market’s pronounced seasonality: strong winter demand offset by soft shoulder months.
Year-over-year as of April 2026, occupancy declined 6.6 percentage points, ADR fell 1.7%, and revenue dropped 11.7% compared to April 2025, consistent with broader ski market softening in the spring transition period.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 54% | $797 | $10,674 |
| Feb | 66% | $812 | $13,198 |
| Mar | 58% | $747 | $11,701 |
| Apr | 17% | $538 | $4,127 |
| May | 34% | $437 | $3,595 |
| Jun | 50% | $389 | $3,627 |
| Jul | 53% | $355 | $4,145 |
| Aug | 44% | $389 | $4,410 |
| Sep | 34% | $371 | $3,250 |
| Oct | 31% | $392 | $3,207 |
| Nov | 32% | $449 | $3,188 |
| Dec | 58% | $844 | $8,402 |
Top Short-Term Rental Operators in Park City
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | All Seasons Resort Lodging | 486 | 3,701 | ★ 4.74 |
| 2 | I Love Vacations – Park City | 333 | 4,038 | ★ 4.76 |
| 3 | Park City Lodging, Inc | 221 | 3,316 | ★ 4.72 |
| 4 | Deer Valley Resort by RedAwning | 205 | 64 | ★ 4.72 |
| 5 | RedAwning | 163 | 476 | ★ 4.59 |
What Kind of STR Should I Buy in Park City?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 1,841 |
| 2 bed | 1,754 |
| 3 bed | 1,385 |
| 4 bed | 822 |
| 5 bed | 554 |
ADR by Property Tier
| Entire Home | $556 |
| Luxury | $1,750 |
| Professionally Managed | $632 |
Revenue by Dwelling Type
| Apartment | $2,877 |
| Entire Place | $3,832 |
| House | $7,077 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 18.5% |
| vrbo | 9.4% |
| both | 72.1% |
Investment Analysis
Park City STR investment math is dominated by the entry price. The typical home value as of April 2026 was $1,582,311, with a median sale price of $1,743,120 and a median list price of $1,531,333. Inventory is not thin: 606 properties were listed for sale, with a median of 26 days to pending contract. The sale-to-list ratio of 1.138 indicates buyers are paying above list price on average, confirming active demand in the real estate market.
Using the 2025 annual average of $7,479 per month in STR revenue per listing, annualized revenue projects to approximately $89,748. Against a typical acquisition price of $1,582,311, that implies a gross yield of approximately 5.7% before expenses, management fees, financing, and taxes. This is below the threshold most investors consider a strong yield, and it reflects the gap between Park City’s luxury pricing and its STR income potential at average occupancy levels.
The tier gap between listing types is significant. Luxury-tier properties averaged $1,750 ADR in April and professionally managed properties averaged $632, compared to the market average of $555. Houses generated $7,077 per month versus $3,832 for entire-place listings and $2,877 for apartments, reflecting the premium that larger dedicated residential properties command in this market. Operators who position in the luxury or professionally managed segment and concentrate on peak winter months can materially outperform the average, but must absorb the deeper revenue troughs in April through October.
Revenue has grown on a multi-year basis: from $4,465 average monthly revenue in 2019 to $7,479 in 2025, representing cumulative growth of 67.6% over six years. The 2025 figure is essentially flat with 2024 ($7,410), suggesting the post-pandemic revenue expansion has stabilized. Investors should model conservative occupancy improvement assumptions given the supply base of over 6,000 active listings.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Park City guests book an average of 46.7 days in advance, and the average length of stay is 4.0 nights.
A 47-day average booking window is moderately long relative to typical leisure markets, which tend to cluster around 20 to 30 days. This reflects the trip-planning behavior of skiers and destination travelers who secure accommodations well ahead of peak winter weekends and holiday periods. For operators, this window creates meaningful pricing leverage: rates set 6 to 7 weeks out can still be adjusted upward for high-demand dates without losing much conversion, particularly for January and February bookings.
A 4-night average stay is consistent with a weekend-plus or short-week ski trip pattern. This turnover frequency means operators managing cleaning and guest coordination should plan for roughly 7 to 8 stays per month at full occupancy, which is more operationally intensive than a market where guests stay 7 nights on average. Minimum night requirements of 4 to 5 nights during peak winter periods are common in this market and align with the typical stay length, reducing single-night bookings that compress revenue during high-demand windows.
Short-Term Rental Regulations
Park City enforces a zoning-first STR framework, and compliance starts with confirming the specific parcel is in a permitted zone before any other step.
Within Park City limits (ZIP 84060), short-term rentals require an annual Nightly Rental License from the Park City Finance Department under Municipal Code sections 4-2-1 and 4-5-3. The base license fee is $149 per year, plus $28.74 per bedroom annually. The application process requires a zoning verification, an on-site building inspection (typically 15 to 30 days), designation of a 24-hour local contact available within 20 minutes, and registration for state and local lodging taxes. STRs are permitted in Old Town, Canyons Village, Historic Commercial Business, Recreation Commercial, Residential Development, and General Commercial zones, and prohibited in Residential Low, Rural, Estate, Prospector, and Meadows Estates zones. Properties in HOA or condominium communities must also have governing documents that explicitly allow nightly rentals. There is no annual night cap and no owner-occupancy or primary-residence requirement within city limits.
Properties in unincorporated Summit County (ZIP 84098, including parts of Canyons Village, Kimball Junction, and Redstone) fall under a separate county licensing framework with three tiers: Type I (owner-occupied primary residence), Type II (up to 135 nights per year, non-primary), and Type III (Conditional Use Permit, unlimited nights).
The combined lodging tax rate is 10.77%. Enforcement is rated moderate severity. Summit County is actively ramping enforcement and issued an RFP for STR monitoring software to detect unlicensed operators as of 2026.
Recent change: Summit County adopted a new 1.1% Impacted Communities Tax effective February 2026 on taxable purchases in unincorporated county areas.
Market Comparison
Measured against national STR benchmarks, Park City occupies a distinct position as a high-ADR, high-seasonality, lower-average-occupancy market.
The U.S. STR median occupancy hovers around 55% on an annualized basis. Park City’s 2025 annual average of 45.1% is meaningfully below that, driven by the severe spring and fall shoulder periods. However, Park City’s ADR of $621 (2025 annual average) is roughly 2.8 times the national median ADR of approximately $220, positioning it in the top tier of U.S. STR markets by rate. Monthly revenue of $7,479 in 2025 also exceeds what most mid-tier leisure markets generate.
Supply is concentrated at scale. The top property manager, All Seasons Resort Lodging, operates 486 listings with 3,701 reviews and a 4.74 rating. I Love Vacations – Park City manages 333 listings (4,038 reviews, 4.76 rating). Park City Lodging, Inc. operates 221 listings (3,316 reviews, 4.72 rating). These three operators together account for approximately 1,040 listings, roughly 16.3% of total market supply. The presence of multiple scaled professional managers with strong review bases sets a high service bar for independent operators competing in the same inventory pool.
Deer Valley Resort by RedAwning (205 listings) and RedAwning (163 listings) round out the top 5. All five top operators maintain average ratings above 4.5, indicating consistent guest satisfaction standards across the professional management segment.
Frequently Asked Questions About Park City, Utah
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