Big Sky

As of May 2026, Big Sky has 2,001 active Airbnb and VRBO listings. This represents a 2% increase from the previous year.

The average Airbnb or VRBO in Big Sky generates $88K per year. High-performing properties earn $188K/year, while low-performing properties earn $35K/year. This significant variance suggests that top-tier assets capture a disproportionate share of demand, effectively insulating them from the broader 10% revenue decline observed across the market.

Average home prices in Big Sky vary by property size: 1-bedroom properties cost approximately $380K, 2-bedroom homes average $510K, 3-bedroom properties are around $650K, and 4+ bedroom homes average $830K. These prices reflect median home values across the Big Sky area.

Airbnb and VRBO can be profitable in Big Sky, with an average gross yield of 13% across all properties. High-performing properties achieve yields up to 27%, which is considered top for short-term rental investment. The wide spread between average and peak yields highlights the intense disparity in operational efficiency within this market.

The average occupancy rate for Airbnbs and VRBOs in Big Sky is 33%. This occupancy level, combined with an average nightly rate of $645, results in a RevPAR (revenue per available room) of $169 per day.

4+ bedroom properties demonstrate the strongest performance in Big Sky, with an average gross yield of 11% and annual revenue of $131K. These properties balance purchase price ($830K), operating costs, and rental demand most effectively in the Big Sky market.

Short-term rental regulations vary by jurisdiction in the Big Sky area. Big Sky: Lenient. No specific short-term rental permits or licenses required at town level. Gallatin County Resort Tax registration needed. No owner-occupancy rules or density caps. Minimal enforcement - market operates freely with thousands of vacation rentals. Most regulations focus on tax collection rather than restricting operations. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Big Sky Airbnb and VRBO market is currently showing balanced conditions. Supply has grown 2% year-over-year, while RevPAR has decreased 10%. This indicates balanced supply-demand dynamics. The contraction in revenue amidst stagnant supply growth signals a softening of consumer spending power that is currently pressuring average unit economics.

Launch around November, 2-3 months before peak winter season (February peaks). This pre-peak timing lets you build reviews when competition is 79% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (October-November) when gaining traction is harder.

The most common amenities in Big Sky listings include: Kitchen (96%), Washing Machine (83%), Tv (74%), Balcony (60%), Heating (60%). Amenities that boost revenue the most include Hot Tub, Ski In Out, Bbq, with Hot Tub properties earning approximately 139% more ($182K/year vs $76K/year).

Monthly estimated revenue per listing in Big Sky over the last 12 months: May: $1K, June: $3K, July: $4K, August: $3K, September: $2K, October: $1K, November: $979, December: $7K, January: $9K, February: $14K, March: $14K, April: $2K. 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 Big Sky is $645, up 16% year-over-year. By property size: 1-bedroom properties average $283/night, 2-bedroom properties average $398/night, 3-bedroom properties average $574/night, 4+ bedroom properties average $1K/night. Rates peak in February and are lowest in May.

Guests in Big Sky book an average of 53 days in advance, down 4% from last year. By property size: 1-bedroom: 40 days, 2-bedroom: 49 days, 3-bedroom: 53 days, 4+ bedroom: 65 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Big Sky Airbnb and VRBO market has seen the following changes: supply grew 2%, revenue per listing decreased 10%, occupancy fell 11%, average nightly rates increased 16%, and lead time decreased 4%. Increased nightly rates paired with lower occupancy suggest a pricing strategy shift that has yet to offset declining demand volume.

In Big Sky, Friday sees the highest booking demand while Tuesday has the lowest. Nightly rates peak on Friday and are lowest on Tuesday. Weekends show 15% higher occupancy than weekdays.