Livingston, MT Airbnb Market Data, Statistics, and Occupancy Rates

Livingston Short-Term Rental Market Overview

Livingston, MT sits at the northern gateway to Yellowstone National Park, making it a natural draw for leisure travelers during the warmer months. With 134 active Airbnb listings, an average annual revenue of $47,559, and an ROI score of 62 out of 100, this small Montana market offers an attractive entry point for investors willing to navigate sharp seasonality. Average daily rates of $252 remain well below the $443 state average, yet above-average occupancy stability suggests consistent demand patterns that reward disciplined pricing.

Key Market Statistics

According to Rabbu market data, the Livingston 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 Livingston

Livingston attracts STR investors because of its Yellowstone gateway location, above-average occupancy stability, and a property size mix that lets investors match their budget to revenue targets.

Expert Market Assessment

"Livingston presents an attractive — though decidedly seasonal — short-term rental opportunity. Revenue swings dramatically from a winter low of around $1,332 in February to a summer high of $8,551 in July, meaning roughly 60% of annual income is earned between June and September. That said, the market's occupancy stability scores above average among Montana peers, and the supply-demand balance remains healthy despite a rapid increase in listings. Investors who target 3+ bedroom properties and manage pricing aggressively during shoulder months should find the return profile compelling relative to the broader state."

— Rabbu Market Analysis Team

Key Airbnb Metrics & Trends in Livingston

Average revenue by month in Livingston

Livingston's revenue cycle is sharply seasonal, peaking at $8,551 in July and bottoming at $1,332 in February — a 6.4x spread that underscores the importance of summer bookings. About 60% of annual revenue is generated between June and September, so investors should price aggressively during peak months and budget for lean winters.

Active Airbnb listings by property size in Livingston

Supply is concentrated in the 1- and 2-bedroom segments, which together account for 79 of the 134 active listings. Larger properties (4- and 5-bedroom units) represent just 21 listings total, suggesting less competition and potentially stronger positioning for investors willing to acquire bigger homes.

Average daily rate (ADR) by property size in Livingston

ADR scales nearly linearly from $153 for 1-bedroom properties to $446 for 5-bedroom listings, with the steepest jump occurring between 3 bedrooms ($285) and 4 bedrooms ($404). This $119 premium for moving to a 4-bedroom configuration may offer the strongest price-to-cost trade-off for investors targeting higher nightly rates.

Average RevPAN by property size in Livingston

RevPAN tells a clear story: 4- and 5-bedroom properties deliver $121–$122 per available night, roughly triple the $40–$43 earned by 1- and 2-bedroom units. The 3-bedroom tier at $73 represents a solid middle ground, but the top-tier performance of larger homes makes them the most efficient revenue generators on a per-night basis.

Average occupancy rates by property size in Livingston

Occupancy is relatively compressed across property sizes, ranging from 20% for 2-bedroom units to 30% for 4-bedroom listings. The fact that larger properties maintain higher occupancy while also commanding significantly higher ADR makes them doubly attractive from a cash-flow standpoint.

Average monthly revenue by property size in Livingston

Monthly revenue climbs steadily from $2,787 for 1-bedroom units to $8,785 for 5-bedroom properties, with each step up in bedrooms adding roughly $1,000–$2,400 in monthly income. Investors targeting the 4-bedroom segment at $6,344 per month may find the sweet spot between acquisition cost and revenue potential.

Average annual revenue by property size in Livingston

Annual revenue ranges from $33,445 for 1-bedroom listings to $105,426 for 5-bedroom properties, with 5-bedroom units generating more than three times the income of their 1-bedroom counterparts. The 3-bedroom tier at $57,047 clears the market average of $47,559 by a healthy margin, making it a viable entry point for investors who want above-average returns without the acquisition cost of a larger home.

Most common amenities for Airbnb listings in Livingston

Kitchens (96%) and parking (93%) are near-universal in Livingston, reflecting guest expectations in a drive-to mountain market. Outdoor amenities like BBQ grills (69%), patios (69%), and backyards (65%) are also prevalent, signaling that properties without strong outdoor spaces may struggle to compete — while hot tubs (23%) remain a potential differentiator for listings looking to stand out.

Understanding Livingston's ROI Score: 62/100

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

Livingston's ROI score of 62 out of 100 places it in the "Attractive Opportunity" band, reflecting a market with genuine income potential balanced by moderate challenges. Above-average occupancy stability is the standout factor, signaling that demand patterns — while seasonal — are predictable enough for confident underwriting, while revenue-to-price ratio, market growth, and supply/demand balance all score average. Investors should pair this data with on-the-ground regulatory research and a clear seasonal cash-flow plan to get the most accurate picture of potential returns.

Short-Term Rental Regulations in Livingston

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

Permit Requirements

Operators in Livingston, MT should expect that a short-term rental permit or registration may be required at either the city or county level. Investors should verify current permit requirements directly with the City of Livingston and Park County before listing a property.

Key Restrictions

Common restrictions in Montana STR markets can include occupancy limits based on bedroom count, minimum-stay requirements, noise and parking regulations, and potential HOA covenants that limit or prohibit short-term rentals. Some jurisdictions also impose caps on the number of permits issued, so early research is essential.

Tax Obligations

Montana levies a lodging facility use tax on short-term rentals, and local resort or tourism taxes may also apply in the Livingston area. Platforms like Airbnb often collect and remit state-level taxes on behalf of hosts, but investors should confirm all obligations with a local tax professional.

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

Future Outlook & Long-Term Forecast

"Over the next 12–18 months, Livingston's proximity to Yellowstone should continue to anchor summer demand, with July and August likely remaining the revenue peak. We estimate ADR could edge up 2–4% as national park visitation holds steady and supply growth moderates after a 123% year-over-year listing increase. Winter months will remain soft — occupancy may hover around 15–20% from November through March — so investors should plan cash reserves accordingly. Larger properties (4–5 bedrooms) are best positioned to capture group travel demand and push annual revenue above $75,000."

— Rabbu Market Analysis Team

Frequently asked questions about Airbnb in Livingston, MT

What is the average Airbnb occupancy rate in Livingston?

The average occupancy rate for Airbnb listings in Livingston is currently 25%, which is below the Montana state average of 47%. However, occupancy varies significantly by property size, with 4-bedroom properties leading at 30% and 2-bedroom units trailing at 20%. The lower overall figure reflects Livingston's strong seasonality — summer months drive the bulk of bookings, while winter occupancy drops considerably.

How much do Airbnb hosts make in Livingston?

On average, Airbnb hosts in Livingston earn approximately $3,963 per month, which translates to about $47,559 annually based on the trailing 12-month average. Revenue varies widely by property size: 1-bedroom listings average around $33,445 per year, while 5-bedroom properties can generate roughly $105,426. Peak summer months like July can bring in over $8,500, whereas winter months may yield under $2,000.

Is Livingston a good market for Airbnb investment?

Livingston scores a 62 out of 100 on Rabbu's ROI Score, placing it in the "Attractive Opportunity" category. The market benefits from above-average occupancy stability and a balanced supply/demand dynamic, though its revenue-to-price ratio and growth trend are considered average. Investors targeting larger properties and managing effectively through the off-season stand the best chance of generating solid returns, especially given the area's strong summer tourism tied to Yellowstone National Park.

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

The current average daily rate in Livingston is $252, which is significantly below Montana's statewide average of $443. ADR scales meaningfully with property size — 1-bedroom units average $153, while 5-bedroom listings command approximately $446 per night. This pricing structure means larger properties not only earn more per booking but also close the gap with state averages.

Are short-term rentals legal in Livingston?

Short-term rentals do operate in Livingston, MT, with 134 active Airbnb listings currently in the market. However, local regulations can change, and operators may need permits, registrations, or licenses at the city or county level. Prospective investors should check directly with the City of Livingston and Park County for the most current rules, including any zoning restrictions or permit caps that may apply.

When is peak season for Airbnb in Livingston?

Peak season in Livingston runs from June through September, driven by summer tourism and Yellowstone National Park visitation. July is the single strongest month, with average revenue reaching $8,551 — more than six times the February low of $1,332. May and October serve as shoulder months with moderate revenue of $4,497 and $3,230, respectively, while November through April represents the off-season.

How many Airbnbs are there in Livingston?

As of April 2026, there are 134 active Airbnb listings in Livingston. The supply is fairly evenly distributed between 1-bedroom (40 listings) and 2-bedroom (39 listings) properties, with 3-bedroom (28), 4-bedroom (13), and 5-bedroom (8) units making up the rest. Notably, active listings have grown 123% year over year, indicating rapid supply expansion that investors should monitor closely.

How is Airbnb revenue calculated in Livingston?

The annual and monthly revenue figures shown for Livingston 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. Because each month uses its own historical data, the figures naturally reflect seasonal peaks and slower periods. Individual results can vary based on property quality, pricing strategy, 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 by market and property size
• Average daily rate, occupancy, and RevPAN metrics for active listings
• Monthly and annual revenue estimates based on trailing 12-month booking performance
• Property value data from the Zillow Home Value Index (ZHVI) for investment analysis
• Amenity prevalence data across active listings to identify guest expectations

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; market conditions can shift due to regulatory changes, economic factors, or seasonal variation. Local short-term rental regulations may change without notice — investors should verify current rules with municipal and county authorities before purchasing.