Phoenicia, NY Airbnb Market Data, Statistics, and Occupancy Rates

Phoenicia Short-Term Rental Market Overview

Phoenicia, NY is a small Catskills hamlet with 70 active Airbnb listings generating an average annual revenue of $34,894 per property. With an average daily rate of $289 — below the $381 state average — and seasonal peaks that push monthly income above $5,000, the market appeals to investors seeking a nature-driven getaway destination at a more accessible price point. An 88% year-over-year growth in active listings signals rising investor interest, though occupancy at 26% lags the 40% state average, suggesting the market rewards thoughtful pricing and standout property experiences.

Key Market Statistics

According to Rabbu market data, the Phoenicia 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 Phoenicia

Investors are drawn to Phoenicia for its combination of Catskills vacation demand, relatively moderate property values compared to statewide norms, and a growth trajectory that points to increasing traveler interest.

Expert Market Assessment

"Phoenicia presents an attractive but nuanced opportunity for short-term rental investors. The market's pronounced seasonality — with August earning nearly three times what March delivers — means cash flow is heavily concentrated in the warmer months, so investors should budget for leaner winter periods. The ROI score of 59 out of 100 reflects average revenue-to-price ratios and occupancy stability, balanced by an above-average growth trend that signals expanding traveler interest in this Catskills hamlet. For investors comfortable with a seasonal revenue profile and willing to invest in property differentiation, Phoenicia offers genuine upside in a market that is still maturing."

— Rabbu Market Analysis Team

Key Airbnb Metrics & Trends in Phoenicia

Average revenue by month in Phoenicia

Phoenicia's revenue peaks sharply in August at $5,072 and dips to a low of $1,704 in March, creating a pronounced summer-fall seasonality with a nearly 3:1 spread between the highest and lowest months. Investors should expect July through October to carry the bulk of annual income, with winter months serving as a quieter but still productive shoulder period.

Active Airbnb listings by property size in Phoenicia

Two-bedroom properties dominate Phoenicia's supply with 27 of 70 active listings, followed by 19 one-bedroom units. Studios (5 listings) and 3-bedrooms (12 listings) are comparatively underrepresented, which may signal less competition and potential pricing power for investors targeting those segments.

Average daily rate (ADR) by property size in Phoenicia

ADR scales meaningfully from 1-bedrooms at $217 to 3-bedrooms at $336, a 55% premium that reflects the group and family traveler demand typical of Catskills getaways. Studios command a surprisingly strong $280 ADR — comparable to 2-bedrooms at $281 — suggesting unique or well-appointed small properties can punch above their weight.

Average RevPAN by property size in Phoenicia

Studios deliver the highest RevPAN at $82, outpacing even 3-bedrooms at $78, thanks to their combination of solid ADR and the best occupancy rate in the market. One-bedroom listings trail at $61 RevPAN, making them the least efficient size on a per-night basis despite being the second most common property type.

Average occupancy rates by property size in Phoenicia

Occupancy declines modestly as property size increases, from 29% for studios down to 23% for 3-bedroom homes. The relatively narrow spread suggests that size alone isn't a major occupancy differentiator — pricing strategy and amenity quality likely play a larger role in driving bookings across all configurations.

Average monthly revenue by property size in Phoenicia

Three-bedroom homes lead monthly revenue at $3,714, followed closely by studios at $3,275, while 1-bedrooms lag at $2,240. The strong studio performance — driven by high RevPAN despite limited supply — highlights that smaller, well-positioned properties can generate competitive income in this market.

Average annual revenue by property size in Phoenicia

On an annual basis, 3-bedroom properties top the market at $44,574, representing nearly 66% more revenue than 1-bedrooms at $26,881. Studios ($39,308) outperform 2-bedrooms ($35,483) in total annual revenue, offering an intriguing return profile for investors with lower acquisition costs in the smaller-unit segment.

Most common amenities for Airbnb listings in Phoenicia

Every listing in Phoenicia offers parking — a non-negotiable in this rural mountain market — while kitchens (94%), outdoor furniture (86%), backyards (84%), and BBQ grills (84%) round out the top five. The prevalence of outdoor-living amenities and workspace (74%) signals that guests expect a self-sufficient retreat experience, and half of listings accepting pets suggests pet-friendliness is becoming a competitive baseline rather than a differentiator.

Understanding Phoenicia's ROI Score: 59/100

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

Phoenicia's ROI score of 59 out of 100 places it in the 'Attractive Opportunity' band, reflecting a market where revenue-to-price ratios and occupancy stability are at average levels but an above-average growth trend points to building momentum. The below-average supply/demand balance — driven in part by an 88% year-over-year jump in active listings — suggests competition is intensifying and early movers may benefit most. Investors should pair these metrics with thorough local regulatory research and realistic seasonal budgeting to validate whether the opportunity aligns with their return targets.

Short-Term Rental Regulations in Phoenicia

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

Permit Requirements

Short-term rental operators in Phoenicia and the broader Town of Shandaken in New York may be required to obtain permits or register with the local municipality before listing a property. Investors should confirm current permit requirements directly with the Town of Shandaken and Ulster County offices, as rules can evolve with market growth.

Key Restrictions

Common restrictions in Catskills communities can include occupancy limits per bedroom, minimum stay requirements during certain periods, noise ordinances, and parking mandates — the latter being especially relevant given that 100% of Phoenicia listings already offer parking. HOA rules and deed restrictions may also apply to certain properties, so reviewing these before purchase is strongly advised.

Tax Obligations

New York State requires short-term rental hosts to collect and remit applicable occupancy and sales taxes, with some local jurisdictions imposing additional lodging surcharges. Platforms like Airbnb often handle state-level tax collection automatically, but investors should verify whether any county or local taxes require separate filing.

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

Future Outlook & Long-Term Forecast

"Over the next 12–18 months, Phoenicia's above-average market growth trend should continue to draw new supply, but the area's strong summer and fall demand — anchored by Catskills tourism — provides a solid revenue floor for well-positioned properties. We estimate ADR could edge up 2–4% as the market matures and hosts increasingly compete on amenity quality rather than price alone. Occupancy may stabilize in the 25–30% range as rapid supply growth moderates, so investors should plan conservatively around current seasonal patterns. Properties that differentiate with outdoor amenities and pet-friendliness are best positioned to capture incremental bookings during shoulder months."

— Rabbu Market Analysis Team

Frequently asked questions about Airbnb in Phoenicia, NY

What is the average Airbnb occupancy rate in Phoenicia?

The average occupancy rate for Airbnb listings in Phoenicia is currently 26%, which falls below the New York state average of 40%. Occupancy varies by property size, with studios leading at 29% and 3-bedroom units at 23%. The lower occupancy reflects the market's seasonal nature — Phoenicia is primarily a weekend and vacation destination in the Catskills, so consistent midweek bookings are less common than in urban markets.

How much do Airbnb hosts make in Phoenicia?

Airbnb hosts in Phoenicia earn an average of $2,907 per month and approximately $34,894 per year based on the trailing 12 months of booking data. Revenue varies significantly by property size: 3-bedroom homes lead with about $3,714 per month ($44,574 annually), while 1-bedroom listings average $2,240 per month ($26,881 annually). Peak months like July and August can push monthly revenue well above $4,500, offsetting quieter winter months.

Is Phoenicia a good market for Airbnb investment?

Phoenicia earns a Rabbu ROI Score of 59 out of 100, placing it in the 'Attractive Opportunity' category. The market benefits from an above-average growth trend and strong seasonal demand driven by Catskills tourism, but occupancy rates and revenue-to-price ratios sit at average levels. Investors who can capitalize on the summer and fall peaks — and offer differentiated amenities like backyards, fire pits, and pet-friendly policies — are best positioned to succeed here. It's worth pairing this data with careful analysis of local regulations and realistic seasonal budgeting.

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

The average daily rate for Airbnb listings in Phoenicia is $289, which is below the New York state average of $381. ADR scales with property size: studios average $280, 1-bedrooms $217, 2-bedrooms $281, and 3-bedrooms $336. These rates reflect the rural mountain-market positioning of Phoenicia compared to higher-priced urban or coastal destinations in the state.

Are short-term rentals legal in Phoenicia?

Short-term rentals are generally permitted in the Phoenicia area, but operators may need to obtain local permits or register with the Town of Shandaken and comply with applicable New York State regulations. Rules can change as markets grow, so prospective investors should verify current requirements directly with local government offices before purchasing or listing a property.

When is peak season for Airbnb in Phoenicia?

Peak season in Phoenicia runs from June through October, with August delivering the highest average monthly revenue at $5,072. July follows closely at $4,563, and October brings strong fall foliage demand at $3,523. The slowest months are March ($1,704) and January ($1,853), creating a roughly 3:1 ratio between peak and off-peak monthly revenue that investors should factor into cash-flow projections.

How many Airbnbs are there in Phoenicia?

There are currently 70 active Airbnb listings in Phoenicia. The supply is dominated by 2-bedroom properties (27 listings), followed by 1-bedrooms (19), 3-bedrooms (12), and studios (5). Notably, active listings have grown 88% year over year, indicating rapidly increasing investor interest in this Catskills market.

How is Airbnb revenue calculated in Phoenicia?

The annual and monthly revenue figures for Phoenicia 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 performance data, the figures naturally reflect seasonal peaks (like August at $5,072) and slower periods (like March at $1,704). Individual results can vary 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, occupancy rates, and daily rates for the Phoenicia market
• Historical revenue and yield metrics based on trailing 12-month booking performance of comparable listings
• Supply distribution and performance breakdowns by property size (bedroom count)
• Amenity prevalence data across active listings to identify guest expectation baselines
• Property value benchmarks sourced from Zillow Home Value Index (ZHVI) for investment analysis

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 the dates noted; market conditions may shift. Local regulations and tax obligations can change — always verify current rules with municipal authorities before investing.