Red River, NM Airbnb Market Data, Statistics, and Occupancy Rates

Red River Short-Term Rental Market Overview

Red River, NM stands out as a mountain-resort STR market where above-average daily rates ($359 vs. the $249 state average) help offset a modest 36% occupancy rate. With 249 active Airbnb listings and average annual revenue of $44,508, the market rewards investors who target larger properties and lean into the area's ski-season and summer-tourism demand cycles. An ROI score of 63 out of 100 reflects a favorable revenue-to-price ratio tempered by growing supply pressure.

Key Market Statistics

According to Rabbu market data, the Red River 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 Red River

Red River's combination of strong nightly rates, affordable mountain property values relative to resort peers, and year-round outdoor recreation makes it a compelling option for investors seeking seasonal STR income.

Expert Market Assessment

"Red River presents an attractive opportunity for STR investors who understand its seasonal rhythm. Revenue swings significantly — from a low of $1,780 in April to highs above $5,500 in August — so cash-flow planning around shoulder months is essential. The market's above-average revenue-to-price ratio is a genuine strength, though the 122% year-over-year increase in active listings warrants attention as it could put downward pressure on occupancy and rates over time. Investors targeting 4- to 5-bedroom properties are best positioned to capture premium nightly rates and the strongest RevPAN in this market."

— Rabbu Market Analysis Team

Key Airbnb Metrics & Trends in Red River

Average revenue by month in Red River

Red River shows pronounced seasonality with August ($5,566) and July ($5,316) as the clear revenue leaders, while April ($1,780) marks the deepest trough — a spread of more than $3,700 between peak and off-peak. A secondary winter peak in March ($4,925) and December ($4,211) confirms the market's dual-season appeal for ski and summer visitors alike.

Active Airbnb listings by property size in Red River

Two-bedroom properties dominate supply with 95 listings (38% of the market), followed by 3-bedrooms at 74. Larger configurations of 5 and 6+ bedrooms are notably scarce at just 8 listings each, which may represent an opportunity for investors willing to acquire bigger properties where competition is thinner.

Average daily rate (ADR) by property size in Red River

ADR scales steeply with size in Red River, rising from $192 for 1-bedroom units to $937 for 6+ bedroom properties — nearly a 5x premium. The jump from 3 bedrooms ($398) to 4 bedrooms ($481) offers a meaningful rate increase that could deliver strong returns relative to the incremental acquisition cost.

Average RevPAN by property size in Red River

RevPAN climbs sharply as property size increases, with 5-bedroom units earning $308 per available night and 6+ bedrooms reaching $402 — roughly 4.5x the $84 RevPAN of 1-bedroom listings. This pattern indicates that larger properties not only command higher rates but also convert enough bookings to make the premium pricing worthwhile on a per-night basis.

Average occupancy rates by property size in Red River

Occupancy rates follow an interesting curve: 1-bedroom (44%) and 5-bedroom (48%) properties fill the most nights, while 3-bedroom units lag at 31%. Investors targeting mid-size properties in the 2–3 bedroom range should anticipate softer occupancy and build pricing strategies that account for more vacant nights.

Average monthly revenue by property size in Red River

Monthly revenue ranges from $2,415 for 1-bedroom properties to $10,272 for 6+ bedroom homes, with the biggest percentage jump occurring between 4-bedroom ($5,362) and 5-bedroom ($6,890) units. Properties with 3 or more bedrooms all exceed the $3,709 market-wide average, making them the revenue sweet spot for most investors.

Average annual revenue by property size in Red River

At the top end, 6+ bedroom properties generate an impressive $123,273 annually — nearly 3.6x the $33,943 earned by the most common 2-bedroom listings. For investors seeking the strongest absolute return potential, 4-bedroom ($64,350) and 5-bedroom ($82,689) properties offer a compelling middle ground between manageable acquisition cost and outsized revenue.

Most common amenities for Airbnb listings in Red River

Kitchens (98%) and parking (96%) are essentially table stakes in Red River, reflecting a drive-to mountain destination where guests expect to cook and self-cater. Differentiating amenities like hot tubs (31%) and ski-in/ski-out access (13%) remain relatively uncommon, giving investors who add these features a meaningful competitive edge in attracting bookings and commanding higher nightly rates.

Understanding Red River's ROI Score: 63/100

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

Red River's ROI score of 63 out of 100 places it in the 'Attractive Opportunity' band, driven primarily by an above-average revenue-to-price ratio — meaning the income potential relative to typical home values is stronger than many comparable markets. Occupancy stability and market growth trend score as average, while the supply/demand balance registers below average due to the rapid 122% year-over-year increase in active listings. Investors should pair these metrics with thorough local regulatory research and a clear strategy for standing out in an increasingly competitive field.

Short-Term Rental Regulations in Red River

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

Permit Requirements

Short-term rental operators in Red River, New Mexico may need to obtain a local business registration or STR permit before listing their property. Investors should verify current requirements directly with the Town of Red River and the State of New Mexico, as rules can change with limited notice.

Key Restrictions

Common restrictions in mountain-resort communities like Red River can include occupancy limits tied to bedroom count, parking requirements for guests, noise ordinances, and potential HOA restrictions in certain subdivisions. Minimum-stay rules and caps on the total number of permits issued are also possibilities worth researching before purchasing.

Tax Obligations

New Mexico imposes gross receipts tax on short-term rental income, and Taos County or the Town of Red River may levy additional lodgers' taxes. Many booking platforms collect and remit some of these taxes automatically, but hosts should confirm full compliance with state and local tax authorities.

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

Future Outlook & Long-Term Forecast

"Over the next 12–18 months, Red River's dual-peak seasonality — winter ski traffic and summer mountain getaways — should keep revenue patterns relatively predictable, with peak monthly averages estimated in the $5,000–$5,600 range during July and August. ADR could see a modest 2–4% increase as the market continues to mature, though occupancy may hold steady or compress slightly given 122% year-over-year listing growth. Investors entering now should factor in the expanding supply and price accordingly to maintain competitive positioning during shoulder months like April and November."

— Rabbu Market Analysis Team

Frequently asked questions about Airbnb in Red River, NM

What is the average Airbnb occupancy rate in Red River?

The average Airbnb occupancy rate in Red River is currently 36%, which aligns with the New Mexico state average. Occupancy varies meaningfully by property size — 1-bedroom units average 44% and 5-bedroom properties reach 48%, while 3-bedroom listings sit lower at 31%. Seasonal demand swings between winter ski months and summer recreation also play a significant role in monthly occupancy fluctuations.

How much do Airbnb hosts make in Red River?

On average, Airbnb hosts in Red River earn approximately $3,709 per month or $44,508 per year based on trailing 12-month booking data. Revenue varies substantially by property size: 1-bedroom units average about $28,985 annually, while 6+ bedroom properties can generate around $123,273. Peak months like July and August push monthly revenue above $5,300, whereas slower months like April may yield closer to $1,780.

Is Red River a good market for Airbnb investment?

Red River earns an ROI score of 63 out of 100, rated as an 'Attractive Opportunity.' The market benefits from an above-average revenue-to-price ratio, with strong nightly rates of $359 against average home values of $657,934. Investors should be mindful of the market's seasonal revenue swings and the rapid growth in active listings (122% year-over-year), which could affect future occupancy. Larger properties tend to generate the best returns in this market.

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

The average daily rate for Airbnb listings in Red River is $359, which is significantly higher than the New Mexico state average of $249. ADR scales meaningfully with property size — from $192 for 1-bedroom units up to $937 for 6+ bedroom properties. This premium pricing reflects Red River's appeal as a mountain-resort destination where guests are willing to pay more for spacious vacation homes.

Are short-term rentals legal in Red River?

Short-term rentals do operate in Red River, NM, with 249 active Airbnb listings currently in the market. However, specific permit requirements, zoning rules, and operational restrictions can vary and may change over time. Prospective investors should contact the Town of Red River and consult New Mexico state regulations to confirm current licensing, tax, and compliance obligations before purchasing a property.

When is peak season for Airbnb in Red River?

Red River experiences two distinct peak seasons. The summer months of July and August are the strongest, with average monthly revenues of $5,316 and $5,566 respectively. Winter also brings solid demand — March averages $4,925 and December reaches $4,211, driven by ski-season visitors. The slowest period is spring, with April averaging just $1,780 in monthly revenue.

How many Airbnbs are there in Red River?

There are currently 249 active Airbnb listings in Red River as of April 2026. The market has seen significant growth, with a 122% year-over-year increase in active listings. Two-bedroom properties make up the largest share of supply at 95 listings, followed by 3-bedroom units at 74 and 4-bedroom properties at 36.

How is Airbnb revenue calculated in Red River?

The annual and monthly revenue figures for Red River 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 aggregate the results into a market-level historical average. This approach anchors the figures to what hosts have actually earned recently while naturally reflecting seasonal peaks and slower months, since each month uses its own historical performance. 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, occupancy rates, and average daily rates for the Red River market
• Revenue and yield metrics including RevPAN, monthly revenue, and annual revenue broken down by property size
• Seasonal revenue trends based on trailing 12-month historical booking data
• Popular amenity prevalence across active listings to inform property setup decisions
• Home value benchmarks sourced from Zillow Home Value Index (ZHVI) for investment return 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 may not capture very recent market shifts or regulatory changes. Individual property results will vary based on location within the market, property condition, pricing strategy, and management quality.