Garmisch-partenkirchen

As of June 2026, Garmisch-Partenkirchen, Mittenwald, Innsbruck have 1,640 active Airbnb and VRBO listings. This represents a 2% increase from the previous year.

The average Airbnb or VRBO in Garmisch-Partenkirchen generates €22K per year. High-performing properties earn €52K/year, while low-performing properties earn €9K/year. With supply growing modestly while revenue declines and occupancy sitting at 39%, the market shows tightening conditions where differentiation is increasingly critical—the 5.7x revenue gap between top and average performers suggests significant operational or positioning variation among competitors.

Airbnb and VRBO can be profitable in Garmisch-Partenkirchen. Average annual revenue is €22K with 39% occupancy. High-performing properties earn up to €52K/year. Flat supply and declining revenue suggest a maturing market with intensifying competition, while the significant gap between average and top performers indicates substantial performance variance driven by property-level factors rather than market tailwinds.

The average occupancy rate for Airbnbs and VRBOs in Garmisch-Partenkirchen is 39%. This occupancy level, combined with an average nightly rate of €172, results in a RevPAR (revenue per available room) of €42 per day.

4+ bedroom properties demonstrate the strongest performance in Garmisch-Partenkirchen, with annual revenue of €50K. These properties balance operating costs and rental demand most effectively in the Garmisch-Partenkirchen market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Garmisch-Partenkirchen area. Garmisch-Partenkirchen: Strict. Registration required, primary residence rule enforced, max 8 weeks/year for secondary homes. Active enforcement with fines, inspections common. Mittenwald: Moderate. Registration needed, similar Bavarian rules apply but smaller town has lighter enforcement. Some hosts operate quietly. Innsbruck: Strict. Commercial license required, zoning restrictions, primary residence preferred. Active enforcement, regular inspections, penalties for violations. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Garmisch-Partenkirchen Airbnb and VRBO market is currently showing balanced conditions. Supply has grown 2% year-over-year, while RevPAR has decreased 4%. This indicates balanced supply-demand dynamics. The wide gap between average revenue ($22,160) and top performers ($51,897) suggests significant performance variation, while 39% occupancy reflects moderate utilization across the market.

Launch around November, 2-3 months before peak summer season (February peaks). This pre-peak timing lets you build reviews when competition is 50% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (May-November) when gaining traction is harder.

The most common amenities in Garmisch-Partenkirchen listings include: Kitchen (91%), Balcony (71%), Tv (63%), Heating (55%), Washing Machine (52%). Amenities that boost revenue the most include Sauna, Washing Machine, Ev Charger, with Sauna properties earning approximately 79% more (€48K/year vs €27K/year).

Monthly estimated revenue per listing in Garmisch-Partenkirchen over the last 12 months: May: €1K, June: €1K, July: €1K, August: €1K, September: €1K, October: €1K, November: €808, December: €1K, January: €1K, February: €2K, March: €1K, April: €1K. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.

The overall average nightly rate in Garmisch-Partenkirchen is €172, up 25% year-over-year. By property size: 1-bedroom properties average €124/night, 2-bedroom properties average €172/night, 3-bedroom properties average €306/night, 4+ bedroom properties average €487/night. Rates peak in December and are lowest in May.

Guests in Garmisch-Partenkirchen book an average of 48 days in advance, down 13% from last year. By property size: 1-bedroom: 44 days, 2-bedroom: 52 days, 3-bedroom: 56 days, 4+ bedroom: 59 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Garmisch-Partenkirchen Airbnb and VRBO market has seen the following changes: supply grew 2%, revenue per listing decreased 4%, occupancy fell 8%, average nightly rates increased 25%, and lead time decreased 13%. The 8% occupancy decline despite rate increases suggests demand hasn't kept pace with supply growth, intensifying competition. The wide gap between average ($22,160) and high-performing listings ($51,897) indicates significant performance stratification in the market.

In Garmisch-Partenkirchen, Friday sees the highest booking demand while Sunday has the lowest. Nightly rates peak on Saturday and are lowest on Wednesday. Weekends show 9% higher occupancy than weekdays.