Ski season is right around the corner, and if there’s one thing we know about winter demand, it’s that it doesn’t wait for anyone. Between weather uncertainty, shifting guest behavior, and shrinking booking windows, hosts and property managers in mountain markets need to build flexibility into every piece of their revenue strategy.

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Across major ski destinations, Airbnb trends and vacation rental data show shorter lead times, 3–4-night stay patterns, and price-sensitive travelers who are willing to book late – if the snow looks good. This makes weather-responsive pricing more essential than ever.

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Below, we break down how a few popular ski towns are pacing heading into the season, then deep dive on what’s happening in Lake Tahoe specifically.

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How Key Ski Markets Compare Right Now

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Here’s a snapshot of how four major winter destinations stack up in occupancy, ADR, and booking behavior, all based on averages from last 12 months:

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Lake Tahoe

• 40% average occupancy
• $281 ADR
• $133 RevPAN
• 33-day booking lead time
• 4-day average stay

Lake Tahoe shows the longest lead times of the group, meaning travelers there are still planning ahead more than in other mountain markets. Higher occupancy and strong ADR indicate stable demand, great for managers who can secure early bookings before storms hit.

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Breckenridge

• 37% average occupancy
• $288 ADR
• $136 RevPAN
  
• 26-day lead time
• 3-day stay length
  
  

Breckenridge's RevPAN leads the pack thanks to high ADRs, but travelers book barely a month out. This is a classic market for weather-driven demand spikes—perfect for hosts who adjust rates rapidly ahead of storms.

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Park City

• 37% average occupancy
• $330 ADR (highest of all markets)
• $143 RevPAN
• 24-day lead time
• 3-day stays

Park City’s premium ADR shows just how strong brand-name and luxury ski destinations can be. Guests are willing to pay, but not necessarily early. With booking windows tight, dynamic pricing flexibility is king.

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Mammoth

• 37% average occupancy
• $247 ADR
• $114 RevPAN
• 13-day lead time (shortest of all markets!)
• 3.5-day stays

Mammoth stands out for how late guests book. With barely two weeks of lead time, this drive-to market is where a weather forecast can make or break a weekend.

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Deep Dive: The Tahoe STR Market

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Tahoe is one of the most volatile winter markets in the country, and this season is no exception. Our data reveals several key shifts:

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1. Booking windows are incredibly short

Guests book just 36 days out, meaning:

• Pricing needs to stay competitive close-in
• Minimum stays must be flexible
• Managers should expect surges when snow is predicted
  
  

2. Length of stays are shifting

• Current Length of stay: 4 days, vs. 3.5 days prior

Travelers are planning later but staying longer, meaning hosts should adjust minimum-stay rules to avoid blocking high-value bookings.

3. Year-to-date performance is softening

• Occupancy is down 1.7% YoY
• RevPAN is down 1.7%
• ADR is basically flat at +0.6%

Reduced demand + flat pricing means managers need to optimize for conversion, not rate growth.

4. Winter pacing is behind

Tahoe is pacing 22% behind last year for winter occupancy, meaning hosts must proactively capture early and last-minute demand rather than waiting for it.

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5. Weather volatility is the wildcard

With La Niña, the season will be unpredictable. That means your ability to adjust quickly will drive results.

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6. Neighborhood performance varies dramatically

• Tahoe City & Kings Beach lead in occupancy (44–51%)
• Alpine Meadows/Squaw & Tahoe Waterfront lead ADR ($405–$453)
• Truckee shows a balanced profile with strong RevPAN ($146)
  
  

This means hyper-local pricing matters. Two neighborhoods 15 minutes apart can behave like totally different markets.

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Key Takeaways: Prep Now for a Weather-Responsive Ski Season

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As winter approaches, STR managers in ski markets need to rethink old playbooks. Here’s what matters most heading into the season:

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1. Build flexibility into your strategy

Short lead times across markets mean you need adaptable pricing and minimum-stay settings to capture demand efficiently.

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2. Expect demand to move with the snow

This year’s La Niña pattern means storms will drive last-minute bookings. Use real-time market data and set up alerts so you can adjust instantly.

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3. Optimize for the 4-night sweet spot

Guest behavior shows stays of ~3-4 nights in most markets. Reward longer stays with small discounts, and reduce restrictive rules that block these bookings.

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4. Watch holiday pacing early

Searches for Christmas/New Year dates already represent 20% of all activity in these markets. If you want to capture those travelers, listing quality and pricing must be sharp now.

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5. Review neighborhood-level comps

Tahoe’s submarkets—Truckee vs. Tahoe City vs. the Waterfront—have very different performance profiles. Pricing must reflect hyper-local patterns, not regional averages.

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6. Focus on both ends of the booking curve

• Convert early planners with competitive baseline rates
• Capture late-bookers with rapid, weather-timed pricing moves

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How We Gather Our Data

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All insights are powered by Beyond’s proprietary dataset, built from tens of thousands of active vacation rental listings across global markets. We analyze real-time reservation activity, historical trends, forward-looking data, and anonymized performance metrics. Our focus is to surface actionable intelligence, from guest search habits to revenue per available night (RevPAN) movement, so STR operators can make informed pricing and portfolio decisions with confidence. Data in this post reflects trends for short-term rental markets in the U.S. and includes year-over-year comparisons where relevant.

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