Bull Run Mountain

As of June 2026, Leesburg, Manassas, Warrenton have 311 active Airbnb and VRBO listings. This represents a 18% decrease from the previous year.

The average Airbnb or VRBO in Bull Run Mountain generates $35K per year. High-performing properties earn $73K/year, while low-performing properties earn $10K/year. The substantial spread between tiers suggests that revenue is highly polarized, likely driven by specific property attributes or amenities that capture a disproportionate share of the limited demand.

Average home prices in Bull Run Mountain vary by property size: 1-bedroom properties cost approximately $251K, 2-bedroom homes average $478K, 3-bedroom properties are around $647K, and 4+ bedroom homes average $899K. These prices reflect median home values across the Leesburg, Manassas, Warrenton area.

Airbnb and VRBO can be profitable in Bull Run Mountain, with an average gross yield of 4% across all properties. High-performing properties achieve yields up to 9%, which is considered fair for short-term rental investment. This yield disparity indicates that while the market baseline is modest, top-tier assets are capturing significantly higher returns, signaling potential for upside through strategic positioning.

The average occupancy rate for Airbnbs and VRBOs in Bull Run Mountain is 34%. This occupancy level, combined with an average nightly rate of $280, results in a RevPAR (revenue per available room) of $64 per day.

2-bedroom properties demonstrate the strongest performance in Bull Run Mountain, with an average gross yield of 7% and annual revenue of $34K. These properties balance purchase price ($478K), operating costs, and rental demand most effectively in the Bull Run Mountain market.

Short-term rental regulations vary by jurisdiction in the Bull Run Mountain area. Leesburg: Moderate. Zoning permit required, conditional use permit in residential zones, business license needed. Some enforcement through complaint-based system. Manassas: Moderate. Business license required, zoning approval needed, owner-occupancy preferred in residential areas. Enforcement exists but complaint-driven. Warrenton: Lenient. Business license required, must comply with zoning. Minimal active enforcement, largely complaint-based monitoring. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.

The Bull Run Mountain Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 18% year-over-year, while RevPAR has decreased 10%. This indicates balanced supply-demand dynamics. The synchronized contraction in both inventory and revenue suggests a market undergoing a period of adjustment rather than one experiencing rapid growth or saturation.

Launch around January, 2-3 months before peak fall season (April peaks). This pre-peak timing lets you build reviews when competition is 45% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (March-January) when gaining traction is harder.

The most common amenities in Bull Run Mountain listings include: Air Conditioning (99%), Kitchen (99%), Tv (86%), Washing Machine (78%), Heating (73%). Amenities that boost revenue the most include Hot Tub, Washing Machine, Bbq, with Hot Tub properties earning approximately 43% more ($89K/year vs $62K/year).

Monthly estimated revenue per listing in Bull Run Mountain over the last 12 months: May: $2K, June: $2K, July: $2K, August: $2K, September: $2K, October: $2K, November: $2K, December: $2K, January: $1K, February: $1K, March: $2K, April: $3K. 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 Bull Run Mountain is $280, up 26% year-over-year. By property size: 1-bedroom properties average $152/night, 2-bedroom properties average $262/night, 3-bedroom properties average $328/night, 4+ bedroom properties average $562/night. Rates peak in April and are lowest in January.

Guests in Bull Run Mountain book an average of 28 days in advance, down 17% from last year. By property size: 1-bedroom: 22 days, 2-bedroom: 31 days, 3-bedroom: 32 days, 4+ bedroom: 36 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.

Over the past year, the Bull Run Mountain Airbnb and VRBO market has seen the following changes: supply declined 18%, revenue per listing decreased 10%, occupancy fell 11%, average nightly rates increased 26%, and lead time decreased 17%. The combination of higher rates and lower occupancy points to a shift toward shorter-stay demand and an increasingly price-sensitive guest base.

In Bull Run Mountain, Saturday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Saturday and are lowest on Tuesday. Weekends show 34% higher occupancy than weekdays.