Amherst, MA Airbnb Market Data, Statistics, and Occupancy Rates

Amherst Short-Term Rental Market Overview

Amherst, MA presents an appealing short-term rental opportunity anchored by its status as a college town with consistent visitor traffic tied to UMass Amherst and the Five College Consortium. With an ROI score of 72 out of 100, the market balances healthy demand indicators — above-average occupancy stability and market growth — against a relatively compact supply of just 50 active Airbnb listings. Average annual revenue sits at $35,769, and while the average daily rate of $246 trails the Massachusetts state average of $582, it reflects the market's more affordable positioning that can translate into stronger yield-to-price ratios for investors.

Key Market Statistics

According to Rabbu market data, the Amherst short-term rental market shows:

Data sources: Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Apr, 27 2026.

Why Investors Consider Amherst

Amherst's blend of academic-driven demand, limited supply, and above-average occupancy stability makes it a compelling market for investors seeking steady returns in western Massachusetts.

Expert Market Assessment

"With a score of 72 out of 100, Amherst rates as an attractive STR opportunity — not the highest-yielding market in Massachusetts, but one with genuine upside for investors who pick the right property type. Revenue is notably seasonal: August leads at $4,231 per month while February dips to $1,621, creating a roughly 2.6x spread between peak and trough. The market's above-average occupancy stability and growth trend suggest demand is firming rather than plateauing, especially as supply remains modest. Investors who can capture the summer and fall peaks while managing costs through the quieter winter months stand to do well here."

— Rabbu Market Analysis Team

Key Airbnb Metrics & Trends in Amherst

Average revenue by month in Amherst

Amherst's revenue peaks in August at $4,231 and bottoms out in February at $1,621, a 2.6x spread that reveals meaningful seasonality. The strongest stretch runs May through October, with a secondary bump in October ($3,887) likely tied to fall foliage and homecoming events, giving investors roughly six months of above-average earnings.

Active Airbnb listings by property size in Amherst

One-bedroom listings dominate Amherst's supply at 26 of the 50 active listings, followed by 11 two-bedrooms and just 6 three-bedrooms. The scarcity of larger properties — particularly 3-bedrooms — could signal an underserved niche, especially given the substantially higher revenue those units generate.

Average daily rate (ADR) by property size in Amherst

ADR scales sharply with property size in Amherst: 1-bedrooms average $137, 2-bedrooms $216, and 3-bedrooms command $488 per night. The jump from 2-bedroom to 3-bedroom pricing represents a 126% premium, suggesting strong group and family demand that investors with larger properties can capitalize on.

Average RevPAN by property size in Amherst

Three-bedroom properties deliver the highest RevPAN at $170, more than triple the $53 earned by 1-bedroom units and double the $84 for 2-bedrooms. This makes larger configurations the clear revenue-per-night leaders, even accounting for their slightly lower occupancy rates.

Average occupancy rates by property size in Amherst

Occupancy is fairly consistent across property sizes, with 1-bedroom and 2-bedroom listings both averaging 39% and 3-bedrooms slightly lower at 35%. The tight range suggests that demand patterns in Amherst are relatively size-agnostic, so investors can focus on ADR and revenue potential rather than worrying about fill rates diverging dramatically by bedroom count.

Average monthly revenue by property size in Amherst

Monthly revenue climbs steadily with size: 1-bedrooms earn $2,088, 2-bedrooms $3,438, and 3-bedrooms lead at $5,496 per month. The 3-bedroom segment generates more than 2.6x the revenue of a 1-bedroom, making it the most lucrative configuration on a per-property basis despite slightly lower occupancy.

Average annual revenue by property size in Amherst

On an annual basis, 3-bedroom properties in Amherst earn $65,952 — comfortably outpacing 2-bedrooms ($41,259) and 1-bedrooms ($25,058). For investors weighing acquisition costs against revenue potential, larger units offer the strongest top-line returns and may justify the higher purchase price in this market.

Most common amenities for Airbnb listings in Amherst

Every active listing in Amherst offers parking (100%), reflecting the car-dependent nature of this western Massachusetts college town. Kitchens (86%), backyards (72%), and workspaces (62%) round out the top amenities, signaling that guests expect home-like convenience — a pattern consistent with longer stays from visiting parents, academics, and remote workers.

Understanding Amherst's ROI Score: 72/100

Rabbu's ROI Score is a proprietary metric that evaluates short-term rental investment potential based on multiple factors.

How the ROI Score is Calculated

What This Means for Investors

Amherst's ROI score of 72 out of 100 places it in the Attractive Opportunity band, reflecting a market where above-average occupancy stability and growth trends compensate for average revenue-to-price and supply/demand dynamics. The score signals that while this isn't a top-tier cash flow market, it offers a solid foundation for investors who select the right property size and manage seasonal fluctuations effectively. Pairing these data points with thorough local regulatory research will give investors the clearest picture of what net returns to expect.

Short-Term Rental Regulations in Amherst

Understanding local STR regulations is essential before investing in Amherst. Here's the current regulatory landscape:

Permit Requirements

Operators looking to run a short-term rental in Amherst, MA should expect to register or obtain a permit through the city and comply with Massachusetts state-level STR registration requirements. Investors are strongly encouraged to verify current permit and licensing obligations with the Town of Amherst and the Massachusetts Department of Revenue before purchasing a property.

Key Restrictions

Common restrictions in Massachusetts STR markets include occupancy limits, minimum stay requirements, and noise ordinances designed to protect residential neighborhoods. Investors should also be aware of potential HOA restrictions, parking regulations, and any local caps on the number of permits issued, all of which can vary by neighborhood and zoning district.

Tax Obligations

Short-term rental operators in Massachusetts are subject to state and local room occupancy taxes, which can include a state excise tax, a local option tax, and a community impact fee in some municipalities. Platforms like Airbnb often collect and remit these taxes on behalf of hosts, but operators should confirm their specific obligations with local and state tax authorities.

Regulations subject to change. Always verify with local authorities before purchasing. A Rabbu partner agent specializing in Amherst can provide current regulatory guidance.

Future Outlook & Long-Term Forecast

"Over the next 12–18 months, Amherst's STR market is expected to continue its upward trajectory, supported by above-average market growth trends and steady academic-cycle demand. Seasonal peaks in summer (July–August) and the fall foliage period (October) should keep top-line revenue strong, while winter months may soften to the $1,600–$2,200 range. ADR could see modest gains in the 2–4% range as supply remains limited and visitor demand holds firm around university events and graduation seasons. Investors should plan for occupancy fluctuating between 30–40% depending on season, with pricing strategy playing a key role in maximizing revenue during peak windows."

— Rabbu Market Analysis Team

Frequently asked questions about Airbnb in Amherst, MA

What is the average Airbnb occupancy rate in Amherst?

The average Airbnb occupancy rate in Amherst is currently 35%, which falls below the Massachusetts state average of 44%. Occupancy tends to vary by property size, with 1-bedroom and 2-bedroom listings averaging 39% and 3-bedroom properties coming in at 35%. These figures reflect trailing performance and will fluctuate with seasonal demand cycles tied to academic calendars and tourism.

How much do Airbnb hosts make in Amherst?

Airbnb hosts in Amherst earn an average of $2,980 per month and roughly $35,769 annually based on trailing 12-month booking data. Revenue varies significantly by property size: 1-bedroom listings average $25,058 per year, 2-bedrooms bring in about $41,259, and 3-bedroom properties lead at $65,952 annually. Individual results will depend on factors like location, property quality, amenities, and pricing strategy.

Is Amherst a good market for Airbnb investment?

Amherst scores 72 out of 100 on Rabbu's ROI Score, placing it in the 'Attractive Opportunity' range. The market benefits from above-average occupancy stability and growth trends, along with a limited supply of just 50 active listings. While the average daily rate of $246 is well below the state average, property values and revenue potential align in a way that can produce competitive yields — particularly for larger properties. Investors should weigh the seasonal revenue swings and verify local regulations before committing.

What is the average daily rate (ADR) for Airbnb in Amherst?

The average daily rate for Airbnb listings in Amherst is $246, compared to the Massachusetts state average of $582. ADR scales significantly with property size: 1-bedroom listings average $137, 2-bedrooms reach $216, and 3-bedroom properties command $488 per night. The lower overall ADR relative to the state reflects Amherst's positioning as an inland college-town market rather than a coastal vacation destination.

Are short-term rentals legal in Amherst?

Short-term rentals operate in Amherst, MA, and Massachusetts has a statewide framework for STR registration and taxation. However, local municipalities can impose additional rules, so investors should check directly with the Town of Amherst for the latest permit requirements, zoning restrictions, and any limitations that may apply to their specific property or neighborhood.

When is peak season for Airbnb in Amherst?

Peak season in Amherst runs from May through October, with the highest average monthly revenues in August ($4,231) and July ($4,059). October is also strong at $3,887, likely driven by fall foliage tourism and university events. The slowest months are January and February, when average revenue dips to the $1,600–$1,700 range. This seasonal pattern gives investors a roughly six-month high-revenue window.

How many Airbnbs are there in Amherst?

As of late April 2026, there are 50 active Airbnb listings in Amherst. The market has seen significant year-over-year growth of 241% in active listings, though the total supply remains small. The majority of listings are 1-bedroom properties (26 listings), followed by 2-bedrooms (11) and 3-bedrooms (6).

How is Airbnb revenue calculated in Amherst?

The annual and monthly revenue figures shown for Amherst are derived from the trailing 12 months of historical booking performance for active comparable Airbnb listings in the market — they are not forward-looking projections. Rabbu averages each comparable listing's actual revenue per available night (RevPAN) by month over the past year, removes regional outliers, and rolls the results up to a market-level historical average. Because each month uses its own historical performance data, the figures naturally reflect seasonal peaks and slower months. Individual results can vary meaningfully based on property quality, pricing strategy, and how actively the listing is managed.

About Rabbu Market Data

Rabbu provides Airbnb and short-term rental market data and statistics across the United States. Our mission is to empower investors with accurate insights and easy-to-use tools, so they can confidently identify and act on the best opportunities in the Airbnb market.

What this data includes

• Regularly updated active Airbnb and STR listing counts for the Amherst, MA market
• Average daily rate, occupancy, and RevPAN metrics across property sizes
• Monthly and annual revenue trends based on trailing 12-month booking data
• Popular amenity prevalence across active listings
• Home value data sourced from the Zillow Home Value Index (ZHVI)

Sources and disclaimers

Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Apr, 27 2026. Revenue projections are estimates based on comparable properties and do not guarantee future performance. Data reflects trailing performance as of April 27, 2026, and market conditions may have shifted since the last update. Local regulations, HOA rules, and tax obligations vary and should be independently verified before making an investment decision.