Payson & Rim Country Short-Term Rental Market Update

What Does AirDNA Mean by “Payson”?

AirDNA’s Payson market is not limited to the Town of Payson. The supplied market boundary covers a broad portion of Rim Country, including areas around Pine and Strawberry, Christopher Creek, Forest Lakes, Young, and Roosevelt. As a result, these figures should be described as representing the AirDNA Payson market or the broader Rim Country market, and not just the Town of Payson or any single community.

Figure 1. AirDNA’s broad Payson market boundary

Source: AirDNA Market Explorer screenshot, accessed July 2026.

More Supply, Softer Utilization

The best market indicator is the disparity between supply and usage. Active listings rose by 2.8%. However, both occupancy levels and income decreased. As the average daily rate remained nearly the same, the fall in income seems to be due to fewer bookings per available listing. 

Figure 2. Year-over-year change in key short-term-rental measures

Source: AirDNA Market Explorer, data through June 2026.

Seasonality Still Defines Rim Country

A 47% annual occupancy rate does not mean demand is evenly distributed throughout the year. Monthly occupancy is usually strongest in June and July and weakest in January and February. March also tends to create a noticeable shoulder-season lift.

AirDNA reports an average booking lead time of approximately 40 days and an average stay of about three days. Guests and owners should therefore expect meaningful differences between summer weekends, holiday periods, shoulder seasons, and winter weekdays.

Figure 3. Monthly occupancy by year, with June and July highlighted

Source: AirDNA Market Explorer export. 2023 and 2026 are partial calendar years in the three-year data window.

What the Data Means for Buyers

A buyer should not use the $35,730 regional average as a plug-and-play income projection. Two similarly sized homes can be completely different in performance based on factors such as location, the number of guests they can accommodate, layout, condition, views, parking, pet policy, reviews, and the availability of days offered by the owner.

• Calculate the potential revenue for the individual piece of property, using comparable active listings as a starting point.
• Calculate gross revenue and net income individually. Consider management, cleaning, utilities, supplies, repairs, insurance, taxes, platform, furnishing replacement, debt service, and owner usage periods.
• Look into any specific requirements related to the community, deed restrictions, insurance requirements, lending guidelines, and any taxation or registration requirements before utilizing the property for renting.
• If you’re looking at an operating rental, obtain financial records from the platform, including booking history, expenses, inventory information, any contracts, and any information about future reservations.

What the Data Means for Sellers

If you own a successful short-term rental, you have more to present to buyers than just the property itself. Good operating records can make the buyer aware of the property’s background, and the previous performance has to be shown honestly without any promises.

• Gross booking records and a schedule of operating costs should be organized separately.
• List furniture, equipment, maintenance records, permits/registrations, and any management agreement that could impact the sale.
• Clarify owner-use days and blocked days to ensure that historical occupancy is understood accurately.
• Highlight the physical features guests value, while keeping listing descriptions and representations precise.
• Don’t sell the property based on an average from another region, an estimate, or prior year’s performance.

Outdoor living and forest surroundings are important parts of the Rim Country guest experience. Illustrative image created from an actual Payson-area property

What the Data Means for Hosts

The market at present appreciates consistent operations. The guest reviews on AirDNA show appreciation for outdoor decks/patios, pet-friendly accommodations, a fire pit area, a fully stocked kitchen, and comfortable furniture. The common issues faced include noisy neighbors, cleanliness problems, inconsistent Wi-Fi, lack of supplies, and confusion about the property amenities. For a fuller look at what makes a Payson short-term rental succeed, see our guide to short-term rentals in Payson.

In total, 54.4% of rentals are listed on more than one reservation site, and a minimum stay of two nights is common among about 63.4% of listings. Those market practices are useful for context. But they are not the best choice for every host. Pricing, minimum stays, availability, and channels should always take into account cost, guests, and seasonal demand.

What the Data Means for Guests

For visitors, the rise in supply means having more options. However, there will be times when the best months of summer and holidays are quickly booked up. Booking roughly a month or more in advance is a reasonable starting point for peak periods, especially if you need a specific number of bedrooms, pet accommodation, an accessibility feature, or a particular location.

• Read the property description properly and confirm the exact features that you need.
• Check cancellation, minimum-stay, pet, and noise policies before booking.
• Ask about Wi-Fi, road access, parking, heating or cooling, and seasonal conditions.
• Remember that Rim Country includes distinct communities; distance, elevation, and access can vary considerably.

Property Size Matters – But Averages Are Not Guarantees

Three-bedroom properties represent about 33% of the inventory. But two-bedroom units account for 29%, and one-bedroom units account for 20% of the inventory. Bigger homes can accommodate more people and usually generate higher gross income, although they may cost more to buy, furnish, maintain, and operate. 

Figure 4. Estimated trailing-12-month gross revenue by bedroom count

Source: Calculation as per AirDNA’s monthly average listing revenue for July 2025-June 2026. Six-plus bedrooms are a small, volatile segment.

Revenue Varies Widely 

For June 2026, the 25th percentile shows a monthly listing income of about $1,970, while the 50th and 75th percentiles are $3,121 and $4,621, respectively. The 90th percentile figure is $6,499. The wide variation in these figures shows that the yearly market average figure is $35,

The Bottom Line

Rim Country continues to be an established short-term rental market with consistent nightly rates and strong summer bookings. The market is not in decline, but it is now more competitive: there is more inventory, lower occupancy and revenue, and travelers stay for shorter periods.

The takeaway for purchasers and sellers is clear. Regional averages might be useful in helping to understand market movements, but a good real estate decision needs an understanding of specific property factors, along with realistic cost projections and consideration of relevant rules and local conditions.

Data Notes and Disclaimer

Market Data: AirDNA Market Explorer, AirDNA-defined Payson market, accessed on July 27, 2026. The historical data covers the period through June 2026. Figures labeled “last year” are year-over-year growth rates from AirDNA reports. The figures are not “exact” because of rounding, availability policy, matching, and denominator differences.

This article is for general informational purposes. It is not a property appraisal, income guarantee, legal opinion, tax advice, or investment recommendation. Verify all property-specific facts, expenses, restrictions, insurance, financing, taxes, permits, and operating requirements with the appropriate professionals and authorities.