Bolton Landing, NY Airbnb Market Data, Statistics, and Occupancy Rates

Bolton Landing Short-Term Rental Market Overview

Bolton Landing sits on the western shore of Lake George in New York's Adirondack region, drawing vacationers who push average daily rates to $759—roughly double the state average. With just 51 active listings and an ROI score of 51 out of 100, the market offers genuine upside for investors who can source deals selectively, though elevated home values averaging nearly $1.4 million and a 17% occupancy rate mean cash-flow modeling needs to be especially rigorous. Year-over-year listing growth of 93% signals surging investor interest, reinforcing both the demand story and the competitive dynamics at play.

Key Market Statistics

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

Data sources: Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Mar, 17 2026.

Why Investors Consider Bolton Landing

Bolton Landing appeals to investors seeking premium nightly rates in a small-supply lakefront market where larger properties can generate six-figure annual revenue despite compressed occupancy windows.

Expert Market Assessment

"Bolton Landing represents a competitive opportunity where strong premium pricing meets meaningful seasonal concentration. The market's $60,555 average annual revenue is heavily front-loaded into summer, with August alone generating more than six times what hosts earn in April, so investors need reserves to weather quieter months. Larger properties—particularly 5-bedroom and 6+ bedroom homes—dramatically outperform smaller units in both RevPAN and total revenue, suggesting that the best entry strategy involves acquiring bigger lakefront or lake-adjacent homes that command top-tier nightly rates during the high season."

— Rabbu Market Analysis Team

Key Airbnb Metrics & Trends in Bolton Landing

Average revenue by month in Bolton Landing

Revenue in Bolton Landing is sharply seasonal, peaking in August at $13,123 and bottoming out in April at just $2,008—a spread of more than 6×. The summer core of July and August drives nearly 40% of total annual income, while a secondary cluster from May through June and September through October provides a modest shoulder-season cushion.

Active Airbnb listings by property size in Bolton Landing

The supply is concentrated in 3-bedroom and 4-bedroom properties (14 listings each), with only 8 two-bedroom units and 11 listings at 5 bedrooms or above. The relative scarcity of larger 5- and 6+ bedroom homes, combined with their outsized revenue potential, may signal an opportunity for investors willing to acquire bigger properties.

Average daily rate (ADR) by property size in Bolton Landing

ADR climbs steeply with size, from $380 for 2-bedroom listings to $1,718 for 6+ bedroom properties—a 4.5× premium. The jump from 4 bedrooms ($806) to 6+ bedrooms is especially notable, suggesting that large group-friendly homes command exceptional nightly pricing in this lakefront market.

Average RevPAN by property size in Bolton Landing

RevPAN tells a compelling story for larger units: 6+ bedroom properties lead at $478 per available night, more than 8× the $58 RevPAN of 2-bedroom listings. Five-bedroom homes also perform well at $134, outpacing both 3-bedroom ($118) and 4-bedroom ($88) configurations after factoring in occupancy.

Average occupancy rates by property size in Bolton Landing

Occupancy rates remain modest across all sizes given the seasonal market, but 6+ bedroom properties lead at 28%, followed by 3-bedroom (19%) and 5-bedroom (18%) units. Four-bedroom properties lag at just 11%, which may reflect pricing friction or a mismatch between supply and guest demand at that size tier.

Average monthly revenue by property size in Bolton Landing

Monthly revenue scales dramatically with property size—6+ bedroom homes average $18,616 per month, roughly 7× the $2,534 earned by 2-bedroom units. Five-bedroom properties also stand out at $8,623 monthly, nearly double the $4,644 and $4,004 generated by 3- and 4-bedroom listings respectively.

Average annual revenue by property size in Bolton Landing

On an annual basis, 6+ bedroom properties dominate at $223,393, followed by 5-bedroom homes at $103,479—both substantially ahead of mid-size configurations ($55,729 for 3-bedroom, $48,053 for 4-bedroom). Two-bedroom units average $30,409 annually, underscoring that larger, group-oriented properties offer the strongest return potential in Bolton Landing.

Most common amenities for Airbnb listings in Bolton Landing

Parking and kitchens top the amenity list at 90% prevalence, while outdoor-focused features like BBQ grills (78%), backyards (75%), and patios or balconies (75%) reflect the market's vacation-home character. Lake access (31%) and beach access (14%) remain differentiators rather than standard offerings, suggesting properties with direct waterfront features hold a competitive edge.

Understanding Bolton Landing's ROI Score: 51/100

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

Bolton Landing's ROI score of 51 out of 100 places it in the "Competitive Opportunity" band, indicating that while demand and growth trends are favorable, investors face headwinds from a below-average revenue-to-price ratio driven by home values near $1.4 million and below-average occupancy stability tied to sharp seasonality. The above-average market growth trend is an encouraging signal that demand is still expanding, but the supply/demand balance also scores below average as new listings flood in at a 93% year-over-year clip. Pairing this data with thorough local regulatory research and a conservative underwriting approach—especially around off-season cash flow—will help investors gauge whether a specific Bolton Landing property pencils out.

Short-Term Rental Regulations in Bolton Landing

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

Permit Requirements

Bolton Landing falls within the Town of Bolton in Warren County, New York, where short-term rental operators may need to register or obtain a permit from local authorities. Investors should verify current requirements directly with the Town of Bolton and confirm any New York State-level obligations before listing a property.

Key Restrictions

Common restrictions in Adirondack-area communities can include occupancy limits tied to bedroom count, minimum-stay requirements during certain seasons, noise ordinances, parking mandates for larger properties, and rules imposed by homeowner associations. Because Bolton Landing is a small lakefront community, investors should also check for any waterfront-specific setback or usage regulations that could affect rental operations.

Tax Obligations

Short-term rental hosts in New York are typically subject to state and county occupancy taxes, and platforms like Airbnb often collect and remit a portion of these on behalf of hosts. Investors should confirm whether Warren County imposes additional local lodging or tourism taxes beyond the state-level obligations.

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

Future Outlook & Long-Term Forecast

"Expect the pronounced summer peak—July and August alone account for roughly 40% of annual revenue—to remain the primary income driver over the next 12–18 months. An above-average market growth trend suggests ADR could edge up another 2–5% during peak season as new supply is absorbed by strong leisure demand, though occupancy may stay in the 15–20% range on an annualized basis given the market's heavy seasonality. Investors entering now should plan conservatively for off-peak months from November through April, where monthly revenue can dip below $2,500, and consider dynamic pricing strategies to capture shoulder-season bookings in May, June, September, and October."

— Rabbu Market Analysis Team

Frequently asked questions about Airbnb in Bolton Landing, NY

What is the average Airbnb occupancy rate in Bolton Landing?

The average occupancy rate for Airbnb listings in Bolton Landing is currently 17%, which falls below the New York state average of 40%. This lower figure reflects the market's intense seasonality—occupancy surges during the summer lake season (July and August) and drops considerably during winter and early spring. Larger properties with 6+ bedrooms tend to perform best at 28% average occupancy, while 4-bedroom listings come in at around 11%.

How much do Airbnb hosts make in Bolton Landing?

Airbnb hosts in Bolton Landing earn an average of $5,046 per month and approximately $60,555 per year based on trailing 12-month booking data. Earnings vary dramatically by property size: 2-bedroom units average around $30,409 annually, while 6+ bedroom homes generate roughly $223,393 per year. Most of this revenue is concentrated in the summer months, with August averaging $13,123 across listings.

Is Bolton Landing a good market for Airbnb investment?

Bolton Landing scores 51 out of 100 on Rabbu's ROI Score, placing it in the "Competitive Opportunity" category. The market features premium daily rates ($759 average) and above-average growth trends, but the revenue-to-price ratio and occupancy stability both sit below average, largely due to high home values (averaging $1,392,829) and seasonal demand patterns. Investors who target larger properties and manage pricing strategically during shoulder and off-peak seasons stand the best chance of generating meaningful returns.

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

The average daily rate in Bolton Landing is $759, which is significantly higher than the $381 New York state average. ADR scales with property size—2-bedroom listings average $380 per night, while 6+ bedroom properties command $1,718 per night. These premium rates reflect the market's appeal as a lakefront vacation destination in the Adirondacks.

Are short-term rentals legal in Bolton Landing?

Short-term rentals do operate in Bolton Landing, but investors should verify current permit requirements, zoning restrictions, and any applicable regulations with the Town of Bolton and Warren County before purchasing or listing a property. New York State may also impose registration or compliance requirements that apply to STR operators. Regulations can change, so consulting with local authorities or a real estate attorney familiar with the area is strongly recommended.

When is peak season for Airbnb in Bolton Landing?

Peak season runs from July through August, when average monthly revenues reach $10,889 and $13,123 respectively—far above the annual monthly average of $5,046. June and September serve as productive shoulder months at roughly $5,182 and $5,228, while the slowest period falls between November and April, when monthly revenue can dip to as low as $2,008 (April). This sharp seasonal swing means hosts need to price aggressively during summer and budget carefully for the off-season.

How many Airbnbs are there in Bolton Landing?

Bolton Landing currently has 51 active Airbnb listings as of April 2026. The supply is weighted toward mid-size properties, with 3-bedroom and 4-bedroom homes each accounting for 14 listings apiece. Notably, year-over-year listing growth sits at 93%, indicating a significant influx of new inventory and rising investor interest in the market.

How is Airbnb revenue calculated in Bolton Landing?

The annual and monthly revenue figures shown for Bolton Landing 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. We average each comparable listing's actual revenue per available night (RevPAN) by month over the past year, remove regional outliers, and roll the results up to a market-level historical average. This approach anchors the figures to what hosts have actually earned recently and naturally captures seasonal peaks and slower months because each month uses its own historical performance data. Individual results can vary based on property quality, pricing strategy, location within Bolton Landing, and operational management.

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, occupancy rates, and daily rate data for the Bolton Landing market
• Revenue per available night (RevPAN) and monthly/annual revenue metrics based on trailing 12-month booking performance
• Property-size breakdowns covering supply distribution, ADR, occupancy, and revenue by bedroom count
• Popular amenity prevalence data across active listings to benchmark guest expectations
• Home value estimates sourced from Zillow Home Value Index (ZHVI) for investment cost context

Sources and disclaimers

Rabbu proprietary analytics as of Apr, 27 2026 and Zillow Home Value Index (ZHVI) as of Mar, 17 2026. Revenue projections are estimates based on comparable properties and do not guarantee future performance. Data reflects trailing 12-month averages and current snapshots as of April 2026; market conditions may shift due to regulatory changes, economic trends, or seasonal variation. Individual property results will vary based on location, condition, amenities, pricing strategy, and management quality.