Gudauri

As of June 2026, Gudauri, Stepantsminda, Kazbegi have 729 active Airbnb and VRBO listings. This represents a 10% decrease from the previous year.

The average Airbnb or VRBO in Gudauri generates GEL23K per year. High-performing properties earn GEL57K/year, while low-performing properties earn GEL12K/year. Declining supply paired with accelerating revenue growth signals tightening market conditions, though the wide performance gap and low occupancy rate suggest significant operational variance—some hosts are capturing disproportionate share of limited demand.

Airbnb and VRBO can be profitable in Gudauri. Average annual revenue is GEL23K with 19% occupancy. High-performing properties earn up to GEL57K/year. Declining supply coupled with growing revenue suggests tightening market conditions, though the significant gap between average and top performers indicates substantial performance variance, pointing to differentiation as a key factor in outcomes.

The average occupancy rate for Airbnbs and VRBOs in Gudauri is 19%. This occupancy level, combined with an average nightly rate of GEL328, results in a RevPAR (revenue per available room) of GEL53 per day.

4+ bedroom properties demonstrate the strongest performance in Gudauri, with annual revenue of GEL64K. These properties balance operating costs and rental demand most effectively in the Gudauri market. Property performance varies significantly by location, amenities, and management quality.

Short-term rental regulations vary by jurisdiction in the Gudauri area. Gudauri: Lenient. No specific STR regulations or permits required. Operates in largely unregulated tourism zone. Minimal enforcement. Stepantsminda: Lenient. No formal STR licensing system. Guesthouses register with tourism board but enforcement minimal for private rentals. Kazbegi: Lenient. Same municipality as Stepantsminda. No STR-specific rules, basic business registration optional. Light oversight, market self-regulates. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Gudauri Airbnb and VRBO market is currently showing balanced with strong demand conditions. Supply has declined 10% year-over-year, while RevPAR has increased 22%. This indicates healthy demand growth outpacing supply. The wide performance gap between average ($22,913) and high-performing ($57,355) properties suggests meaningful differentiation opportunities, while the 19% occupancy rate indicates substantial room inventory relative to current booking activity.

Launch around November, 2-3 months before peak winter season (February peaks). This pre-peak timing lets you build reviews when competition is 98% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (November-May) when gaining traction is harder.

The most common amenities in Gudauri listings include: Tv (98%), Kitchen (94%), Heating (93%), Elevator (73%), Ski In Out (69%). Amenities that boost revenue the most include Bbq, Internet, Parking, with Bbq properties earning approximately 56% more (GEL86K/year vs GEL55K/year).

Monthly estimated revenue per listing in Gudauri over the last 12 months: May: GEL88, June: GEL146, July: GEL315, August: GEL428, September: GEL182, October: GEL117, November: GEL118, December: GEL2K, January: GEL5K, February: GEL7K, March: GEL3K, April: GEL331. 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 Gudauri is GEL328, up 19% year-over-year. By property size: 1-bedroom properties average GEL256/night, 2-bedroom properties average GEL438/night, 3-bedroom properties average GEL317/night, 4+ bedroom properties average GEL734/night. Rates peak in February and are lowest in November.

Guests in Gudauri book an average of 21 days in advance, down 10% from last year. By property size: 1-bedroom: 20 days, 2-bedroom: 23 days, 3-bedroom: 19 days, 4+ bedroom: 25 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Gudauri Airbnb and VRBO market has seen the following changes: supply declined 10%, revenue per listing increased 22%, occupancy rose 1%, average nightly rates increased 19%, and lead time decreased 10%. The supply contraction outpacing occupancy gains suggests tightening supply-demand dynamics, while the substantial gap between average revenue ($22,913) and top performers ($57,355) indicates significant performance stratification in a competitive market.

In Gudauri, Saturday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Friday and are lowest on Monday. Weekends show 7% higher occupancy than weekdays.