How Much Do Short Term Rentals Make in Southern Utah?

The median short term rental in St. George and the greater Southern Utah region generates approximately $32,774 in annual gross revenue for a 3-bedroom property — the most common investment size with 233 tracked listings. Top-performing 3-bedroom properties at the 75th percentile earn $46,322, and the top 10% generate $69,428. These numbers come from AirDNA’s analysis of 628 active short term rental listings in the St. George market.

Southern Utah has quietly become one of the most compelling vacation rental investment markets in the western United States — and the real data shows why.

Southern Utah’s appeal is anchored by an extraordinary concentration of natural attractions. Zion National Park, Bryce Canyon, Grand Staircase-Escalante, Snow Canyon State Park, and the gateway to the North Rim of the Grand Canyon are all within driving distance of St. George. The region draws over 4.5 million visitors to Zion alone each year, and that number has been climbing steadily. When you add visitors to Bryce Canyon (2.5M+), Snow Canyon, and the growing roster of state parks, the total tourism footprint is massive — and most of those visitors need a place to stay.

St. George, the largest city in the region with a population of about 100,000, serves as the primary base for vacation rental investment. It offers the infrastructure, services, and property inventory that smaller gateway towns like Springdale or Hurricane can’t match. The city has been one of the fastest-growing metros in the country for the past decade, with strong population growth, new commercial development, and improving amenities.

For short term rental investors, Southern Utah combines national park-driven demand, strong revenue, growing population, and property values that remain accessible compared to coastal or major metro markets.

How Much Do Short Term Rentals Make in Southern Utah?

AirDNA market data across 628 active listings in the St. George market shows the full revenue picture:

Revenue by Bedroom Count (2026 Data)

Bedrooms	Median Revenue	75th Percentile	90th Percentile	Sample Size
1 BR	$25,528	$34,724	$41,108	18 listings
2 BR	$32,594	$43,969	$58,697	201 listings
3 BR	$32,774	$46,322	$69,428	233 listings
4 BR	$33,070	$58,008	$76,055	94 listings
5 BR	$49,326	$65,629	$85,705	32 listings
6+ BR	$39,994	$68,673	$120,096	40 listings

Source: AirDNA market data, trailing 12 months. Sample includes 628 active listings in the St. George area. Data sourced from AirDNA analysis of 628 active listings, trailing 12 months as of May 2026.

Several things stand out in this data:

The 2BR–4BR segment is remarkably flat at the median level — $32,594, $32,774, and $33,070 respectively. This means adding bedrooms doesn’t automatically boost median revenue in Southern Utah the way it does in Orlando or Destin. However, the percentile spread widens dramatically with bedroom count: a 4BR at the 75th percentile ($58,008) earns 75% more than the median ($33,070), while a 2BR at the 75th percentile ($43,969) earns only 35% more than its median. This tells you that property positioning and management matter more for larger properties.

Five-bedroom properties show the strongest median at $49,326, with the 75th percentile at $65,629 and 90th percentile at $85,705. This segment serves the larger family and group market — two families visiting national parks together is an extremely common booking pattern.

The 6+ bedroom segment has an interesting pattern: the median ($39,994) is actually lower than the 5BR median, but the 90th percentile ($120,096) is significantly higher. This suggests high variance — some oversized properties underperform while the best-positioned ones earn exceptional returns.

With 628 total listings, Southern Utah has a manageable supply that hasn’t yet overwhelmed demand. For context, Gatlinburg/Pigeon Forge has over 17,800 listings — nearly 28x more inventory than Southern Utah while serving a comparable number of national park visitors (Great Smoky Mountains vs. Zion). This supply-to-demand ratio works strongly in Southern Utah’s favor.

Revenue by Property Type

Property Type	Average Annual Revenue	Average ADR	Occupancy
Single-Family Home	$62,400	$310	55%
Condo/Townhouse	$38,500	$215	50%
New Construction (STR-designed)	$70,800	$345	57%

Single-family homes perform best in the Southern Utah market. Condos and townhomes serve the budget-traveler segment and perform adequately but can’t command the rates that homes with private pools, yards, and mountain views achieve.

A notable trend in St. George is the emergence of STR-designed new construction. These properties are purpose-built for vacation rental use with features like multiple master suites, separate entrances, splash pads, pickle ball courts, and home theaters. They command premium rates and represent the highest-performing segment of the market.

What Affects STR Revenue in Southern Utah?

Seasonality

Southern Utah has a strong seasonal pattern driven by national park visitation and weather:

Season	Monthly Revenue (3BR avg)	Occupancy
Spring (Mar–May)	$5,800–$7,500	66%
Fall (Sep–Nov)	$5,500–$7,000	62%
Summer (Jun–Aug)	$4,200–$5,800	52%
Winter (Dec–Feb)	$3,000–$4,200	40%

Spring and fall are peak seasons, aligning with the best weather for hiking and national park visits. March through May sees the biggest demand surge as park visitation ramps up and daytime temperatures are ideal for outdoor activities.

Summer is somewhat counterintuitive — despite being “vacation season,” the extreme heat in St. George (105°F+ daily highs) dampens demand compared to spring and fall. However, Zion and Bryce Canyon’s higher elevations remain popular, so STR occupancy stays reasonable.

Winter is the softest period but benefits from several factors: snowbird migration from colder states, proximity to Brian Head ski resort (the only ski area in Southern Utah), and the growing trend of winter hiking in Zion’s less-crowded months. December holidays also provide a revenue bump.

Location Within the Market

Southern Utah’s vacation rental market spans several distinct areas:

• St. George proper — Largest inventory, best infrastructure, shopping and dining. Solid all-around performer.
• Hurricane/LaVerkin — Gateway to Zion (30 min), lower acquisition costs, growing inventory. Value play.
• Springdale — Zion’s doorstep, highest ADR in the region, but extremely limited and expensive inventory.
• Ivins/Snow Canyon — Upscale, near Snow Canyon State Park, popular with golf and outdoor enthusiasts. Premium positioning.
• Washington/Santa Clara — Residential communities near St. George, moderate pricing, family-friendly.
• Brian Head — Mountain/ski community, strong winter season, smaller market. Niche opportunity.

For most investors, St. George and Hurricane offer the best balance of acquisition cost, rental performance, and property availability.

Amenities That Drive Revenue

The data shows the gap between median and 75th percentile is $11,000–$25,000 depending on bedroom count. Amenities drive that gap:

• Private pool/hot tub — A pool is the top amenity in the desert climate. Hot tubs add value year-round, especially in shoulder and winter months.
• Mountain/red rock views — Views of Snow Canyon, Pine Valley Mountains, or red rock formations command $40–$80/night premiums.
• Outdoor entertaining — BBQ areas, fire pits, shaded patios. After a day in the parks, guests want to relax outdoors.
• Game room — Keeps families and groups entertained during heat-of-day downtime in summer.
• Garage/covered parking — Practical in the desert heat; guests appreciate not returning to a 150°F car interior.
• National park proximity — Properties within 30 minutes of Zion outperform those farther away.

Regulations

Washington County and St. George have been generally STR-friendly, though regulations are evolving. Utah state law currently preempts some local restrictions on short term rentals, but individual HOAs can and do restrict or ban them. Always verify HOA bylaws before purchasing.

Property management in Southern Utah costs 20–25% of gross revenue. The management market is less mature than Orlando or Scottsdale, meaning there’s wider variation in quality among management companies.

Expenses and Net Income

Typical expense breakdown for a 3-bedroom Southern Utah vacation rental:

Expense Category	Annual Cost	% of Gross Revenue
Property Management	$6,555–$8,194	20–25%
Cleaning & Turnover	$5,600	17%
Utilities (incl. pool/cooling)	$4,400	13%
Insurance (STR policy)	$2,400	7%
Supplies & Consumables	$1,600	5%
Maintenance & Repairs	$3,200	10%
Platform Fees (Airbnb/Vrbo)	$980	3%
Landscaping (desert req.)	$1,200	4%
Total Operating Expenses	$25,935–$27,574	79–84%

On a 3-bedroom property grossing $32,774 (the median), net operating income is approximately $5,200–$6,839 before mortgage, property taxes, and depreciation. At the 75th percentile ($46,322), NOI jumps to approximately $18,748–$20,387 — a much healthier picture. And at the 90th percentile ($69,428), NOI reaches approximately $41,854–$43,493.

This is why targeting above-median performance matters in Southern Utah. The median property generates modest cash flow, but properties positioned to perform at the 75th percentile or above deliver strong returns.

Property taxes in Utah are approximately 0.5–0.65% of assessed value — a meaningful advantage.

The short term rental tax loophole applies here and can be especially powerful. With moderate acquisition costs, cost segregation can accelerate depreciation to offset significant amounts of active income.

Is Southern Utah a Good Place to Invest in Short Term Rentals?

Southern Utah is one of the most promising emerging STR markets in the country:

Strengths:

• National park-anchored demand that isn’t going away (Zion visitation keeps growing)
• Favorable supply-to-demand ratio (only 628 listings vs. 4.5M+ Zion visitors)
• Solid revenue at the 75th percentile ($46,322 for 3BR, $58,008 for 4BR)
• Lower expense ratios than many competing markets
• One of the fastest-growing metros in the US (population growth supports appreciation)
• Generally STR-friendly regulatory environment
• Year-round demand across all four seasons

Considerations:

• Median 3BR revenue ($32,774) requires careful expense management for cash flow
• The flat median revenue across 2-4BR means bedroom count alone won’t drive higher returns
• Summer heat can dampen demand in St. George proper
• Market is growing and attracting more investor attention
• Management ecosystem is still maturing
• Some areas have HOA restrictions
• Water scarcity is a long-term concern for the region’s growth trajectory
• Distance from major airports (Las Vegas is 2 hours, Salt Lake City is 4.5 hours)

Who this market is for: Southern Utah is excellent for investors seeking national park-driven demand at a moderate price point — especially those who can target properties with the amenities and positioning to perform at the 75th percentile. The 5-bedroom segment ($49,326 median, $85,705 at 90th percentile) looks particularly attractive for investors who can find the right property. It’s also a strong choice for investors who want a personal-use property in one of the most scenic regions in America.

Avery Carl, founder of The Short Term Shop, has identified Southern Utah as a market with a favorable supply-demand trajectory. With only 628 active listings against 4.5M+ Zion visitors, the supply-to-demand ratio is among the best in the country — a dynamic that supports both revenue and property values.

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Ready to invest in a Southern Utah vacation rental? The Short Term Shop’s team of STR-specialized agents can help you find properties positioned for maximum revenue near Zion, Bryce Canyon, and St. George. Visit theshorttermshop.com or contact us today to get started.