Authored by the expert who managed and guided the team behind the Austria Property Pack
Yes, the analysis of Tyrol's property market is included in our pack
If you're thinking about running an Airbnb in Tyrol, you're probably wondering whether it's actually worth it and whether it's even legal in the first place.
This guide breaks down everything you need to know about short-term rental regulations, realistic earnings, competition, and which property types perform best in this Austrian alpine region.
We constantly update this blog post with fresh data and local insights so you get the most accurate picture possible.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Tyrol.
Insights
- Tyrol's "leisure residence" zoning rules are the real gatekeeper for Airbnb legality, not a simple nights-per-year cap like you see in cities such as Paris or Amsterdam.
- The average nightly rate for Airbnb listings in Tyrol in 2026 sits around €240, but premium ski towns like Kitzbühel can push past €270 per night.
- Tyrol hosts face a "two-peak" demand cycle with winter ski season (December to March) and summer mountains (July to August) driving most of the annual revenue.
- Occupancy rates in Tyrol average about 55% annually, which sounds low but reflects blocked personal-use days and quiet shoulder seasons in many valleys.
- Second-home Airbnb rentals face the strictest scrutiny in Tyrol because the province explicitly regulates properties that function as "holiday residences" without owner presence.
- A self-managed apartment in Tyrol can realistically net between €1,400 and €2,400 per month after operating expenses, before mortgage and income tax.
- The most saturated Airbnb neighborhoods in Tyrol include Kitzbühel Zentrum, St. Anton village core, and Innsbruck's Altstadt, where walk-to-lift or walk-to-old-town convenience drives dense supply.
- One to two bedroom holiday flats dominate Tyrol's Airbnb supply and booking volume, but family-ready 2 to 3 bedroom units often deliver more stable revenue.
Can I legally run an Airbnb in Tyrol in 2026?
Is short-term renting allowed in Tyrol in 2026?
As of early 2026, short-term renting is allowed in Tyrol, but the practical answer depends heavily on whether your specific property is permitted for holiday use under local zoning rules.
The main legal framework governing short-term rentals in Tyrol is the Tiroler Raumordnungsgesetz 2022 (TROG 2022), which treats holiday apartments and "leisure residences" (Freizeitwohnsitz) as a regulated use category that requires explicit authorization.
The single most important condition Airbnb hosts must comply with in Tyrol is ensuring their property sits in a zone or building where holiday accommodation is actually permitted, because listing a unit that isn't authorized can be treated as an unlawful change of use.
Additionally, hosts must register guests electronically (mandatory since November 2025), collect and remit the tourist tax (Aufenthaltsabgabe), and in some cases register as a business depending on the scale and services offered.
Operating an illegal short-term rental in Tyrol can result in administrative fines, orders to cease the activity, and potential back-taxes on unreported tourist levies.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Austria.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Austria.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Tyrol as of 2026?
As of early 2026, Tyrol does not impose a province-wide minimum stay requirement or a blanket maximum nights-per-year cap like you might see in cities such as Amsterdam or London.
Instead of uniform night limits, the key restriction in Tyrol is whether your property's zoning classification permits holiday accommodation at all, and this applies equally regardless of property type or whether you're a resident or non-resident host.
That said, individual homeowner associations, lease agreements, or municipal planning designations may effectively limit how many nights you can rent, so it's important to check your specific building's rules.
If your property is in a restricted use category and you rent it anyway, you risk enforcement actions including cease-and-desist orders rather than simply exceeding a night cap.
Do I have to live there, or can I Airbnb a secondary home in Tyrol right now?
Tyrol is notably strict when it comes to secondary home rentals, and the province's rules are specifically designed to limit properties that function as "leisure residences" without the owner living nearby.
Owners of secondary homes can legally operate short-term rentals in Tyrol only if the property is in an area or building where holiday use is explicitly authorized, which is not automatic and often requires historic permissions or specific zoning.
For non-primary residence rentals, the additional condition that often applies is that certain holiday apartments are only exempt from leisure-residence restrictions if the landlord maintains their main residence in the same building, which is a very Tyrol-specific rule.
The practical difference is significant: primary-home hosting is generally feasible if you meet tax and registration duties, while pure second-home Airbnb rentals face much heavier scrutiny and require explicit planning authorization.
Don't buy the wrong property, in the wrong area of Tyrol
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Can I run multiple Airbnbs under one name in Tyrol right now?
You can operate multiple Airbnb listings under one name in Tyrol, but each additional property increases both your compliance burden and the likelihood of being classified as a commercial accommodation business.
There is no explicit maximum number of properties one person can list in Tyrol, but the TROG 2022 includes language about counting holiday apartments together when they're in proximity, which can trigger stricter treatment for multi-unit operators.
Hosts with multiple listings in Tyrol are more likely to need formal business registration and may face heightened scrutiny on whether each unit has proper authorization for holiday use.
Do I need a short-term rental license or a business registration to host in Tyrol as of 2026?
As of early 2026, there is no single "Airbnb license" in Tyrol, but hosts typically need to handle guest registration (now electronic), tourist tax collection, and potentially business registration depending on their setup.
The process involves registering with your local tourism association to handle the tourist tax (Aufenthaltsabgabe), setting up electronic guest reporting as mandated since November 2025, and determining whether your activity qualifies as a "free trade" or requires formal business registration.
Documents typically required include proof of property ownership or rental authorization, identification, and in some cases evidence that your property has proper zoning for holiday accommodation.
Costs are relatively modest for the tax registration itself, but if your activity is classified as commercial accommodation, you may face chamber membership fees and ongoing reporting obligations.
Are there neighborhood bans or restricted zones for Airbnb in Tyrol as of 2026?
As of early 2026, Tyrol doesn't have city-style neighborhood bans, but restrictions show up as planning designations that determine whether holiday use is permitted in specific buildings or zones.
The areas with the strictest effective restrictions are often those where residential housing pressure is highest and authorities are most vigilant about unauthorized leisure residences, including parts of Innsbruck and popular ski resort cores like Kitzbühel Zentrum, St. Anton village, Ischgl, and Sölden center.
The main reason certain zones face restrictions is that Tyrol wants to preserve housing for permanent residents and limit the conversion of homes into de facto tourist accommodation without proper authorization.
We made this infographic to show you how property prices in Austria compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Tyrol in 2026?
What's the average and median nightly price on Airbnb in Tyrol in 2026?
As of early 2026, the average nightly price for an Airbnb listing in Tyrol is approximately €240 (around $280 USD), while the median sits closer to €205 (about $240 USD), reflecting a market where luxury ski chalets pull the average upward.
The typical nightly price range covering roughly 80% of Tyrol Airbnb listings falls between €120 and €350 (approximately $140 to $410 USD), with one-bedroom holiday flats at the lower end and spacious chalets near ski lifts at the top.
The single biggest factor affecting nightly pricing in Tyrol is proximity to ski lifts or village centers, because guests pay significant premiums to avoid driving in winter conditions.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Tyrol.
How much do nightly prices vary by neighborhood in Tyrol in 2026?
As of early 2026, nightly prices in Tyrol can range from about €140 ($165 USD) in Innsbruck's urban neighborhoods like Pradl to over €400 ($470 USD) in premium ski destinations like Kitzbühel Zentrum and St. Anton village core.
The three neighborhoods with the highest average nightly prices in Tyrol are Kitzbühel Zentrum at around €270 to €350 (approximately $315 to $410 USD), St. Anton am Arlberg village core at €250 to €400 ($290 to $470 USD), and Ischgl center at €230 to €380 ($270 to $445 USD).
The three areas with lower average nightly prices include Innsbruck's Pradl at €140 to €180 ($165 to $210 USD), Wilten at €150 to €200 ($175 to $235 USD), and smaller valley towns away from major lifts at €100 to €150 ($115 to $175 USD), though these areas still attract guests seeking city-break convenience or budget-friendly mountain access.
What's the typical occupancy rate in Tyrol in 2026?
As of early 2026, the typical occupancy rate for Airbnb listings in Tyrol is approximately 55% on an annualized basis, which accounts for both booked nights and the quiet shoulder seasons between ski and summer peaks.
The realistic occupancy range covering most Tyrol listings falls between 45% and 65%, with properties in prime locations and well-optimized listings reaching the higher end.
Tyrol's occupancy rates are roughly in line with other alpine regions in Austria but can appear lower than urban destinations because many hosts block time for personal use and the "two-peak" seasonal pattern leaves spring and fall relatively quiet.
The single biggest factor for achieving above-average occupancy in Tyrol is micro-location, specifically being walkable to ski lifts, gondolas, or a vibrant village center where guests don't need a car.
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What's the average monthly revenue per listing in Tyrol in 2026?
As of early 2026, the average monthly gross revenue per Airbnb listing in Tyrol is approximately €4,000 (around $4,700 USD), calculated from an average nightly rate of €240 and 55% occupancy.
The realistic monthly revenue range covering roughly 80% of Tyrol listings falls between €2,200 and €6,500 (approximately $2,600 to $7,600 USD), with the variation driven mainly by location, property size, and seasonal timing.
Top-performing Airbnb listings in Tyrol, particularly well-located chalets in Kitzbühel or St. Anton during peak ski weeks, can achieve €10,000 to €15,000 ($11,700 to $17,500 USD) in a single high-season month. That works out to roughly €330 to €500 per night at near-full occupancy during Christmas or February powder weeks.
Finally, note that we give here all the information you need to buy and rent out a property in Tyrol.
What's the typical low-season vs high-season monthly revenue in Tyrol in 2026?
As of early 2026, Tyrol Airbnb hosts can expect low-season monthly revenue of roughly €1,800 to €3,000 (approximately $2,100 to $3,500 USD) during shoulder months, while high-season months bring in €6,000 to €12,000 ($7,000 to $14,000 USD) depending on location and property type.
Low season in Tyrol typically covers April to May and October to November, while high season includes the winter ski period from December through March and the summer mountain season from July through August, with December through February and July through August being the absolute peaks.
What's a realistic Airbnb monthly expense range in Tyrol in 2026?
As of early 2026, realistic monthly operating expenses for a self-managed Airbnb apartment in Tyrol range from €900 to €2,200 (approximately $1,050 to $2,600 USD), while chalets and houses typically run €1,400 to €3,200 ($1,650 to $3,750 USD) due to higher heating and maintenance costs.
The single largest expense category for Tyrol Airbnb hosts is usually utilities, especially heating and electricity during winter months, which can run €200 to €500 ($235 to $585 USD) monthly depending on property size and insulation quality.
Hosts in Tyrol should typically expect to spend between 35% and 55% of gross revenue on operating expenses if self-managing, or 50% to 70% when using professional management services that charge 15% to 25% of revenue.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Tyrol.
What's realistic monthly net profit and profit per available night for Airbnb in Tyrol in 2026?
As of early 2026, realistic monthly net profit for a self-managed Airbnb in Tyrol ranges from €1,400 to €2,400 (approximately $1,650 to $2,800 USD), while profit per available night typically falls between €45 and €80 ($53 to $94 USD) averaged across the year.
The realistic monthly net profit range covering most Tyrol listings is €800 to €2,400 ($940 to $2,800 USD), with professionally managed properties landing at the lower end due to management fees eating into margins.
Hosts in Tyrol typically achieve net profit margins of 35% to 60% when self-managing, dropping to 20% to 45% when using full-service property management common in ski resort markets.
The break-even occupancy rate for a typical Airbnb in Tyrol is roughly 25% to 35%, meaning hosts need about 8 to 11 booked nights per month just to cover operating costs before seeing any profit.
In our property pack covering the real estate market in Tyrol, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Austria versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Tyrol as of 2026?
How many active Airbnb listings are in Tyrol as of 2026?
As of early 2026, Tyrol has an estimated 25,000 to 40,000 active short-term rental listings across Airbnb and similar platforms like Vrbo, with a reasonable midpoint estimate around 30,000 properties.
This supply has grown steadily over recent years, tracking Tyrol's position as Austria's most visited tourist region with nearly 50 million overnight stays annually, though growth has moderated somewhat as regulatory attention increases.
Which neighborhoods are most saturated in Tyrol as of 2026?
As of early 2026, the most saturated neighborhoods for Airbnb in Tyrol include Kitzbühel Zentrum, St. Anton am Arlberg village core, Ischgl center, Sölden center near the gondola, Mayrhofen, Seefeld village center, and Innsbruck's Altstadt.
These areas are saturated because they offer walk-to-lift or walk-to-old-town convenience that guests specifically seek out to avoid driving in alpine winter conditions, creating intense competition among hosts for the same high-value micro-locations.
Relatively undersaturated areas that may offer better opportunities include Innsbruck neighborhoods like Saggen and Wilten, smaller villages with good bus connections to major ski areas, and authentic valley towns that appeal to summer hikers looking for local character over resort polish.
What local events spike demand in Tyrol in 2026?
As of early 2026, the main demand spikes for Tyrol Airbnbs come from peak ski season weeks (Christmas through New Year, late January powder weeks, and February school holidays), summer mountain season in July and August, and major sporting events like the Hahnenkamm ski races in Kitzbühel.
During these peak periods, bookings in top locations can increase by 30% to 50% and nightly rates often jump 40% to 100% above shoulder-season pricing, particularly in ski resort towns.
Hosts in Tyrol should typically adjust pricing and availability settings 2 to 3 months before major events and peak weeks, as German and Dutch families (Tyrol's largest source markets) tend to book ski holidays well in advance.
What occupancy differences exist between top and average hosts in Tyrol in 2026?
As of early 2026, top-performing Airbnb hosts in Tyrol achieve occupancy rates of 65% to 75%, standing out through excellent photos, dynamic pricing, prime micro-locations, and strong review profiles.
By comparison, average hosts in Tyrol typically see occupancy around 55%, meaning top performers capture roughly 15 to 20 percentage points more bookings annually.
New hosts in Tyrol can typically reach top-performer occupancy levels within 6 to 12 months if they invest in professional photography, implement dynamic pricing from day one, and quickly accumulate 10 or more positive reviews.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Tyrol.
Which price points are most crowded, and where's the "white space" for new hosts in Tyrol right now?
The most crowded price range for Airbnb listings in Tyrol is €140 to €220 per night (approximately $165 to $260 USD), where the majority of one to two bedroom holiday flats compete intensely for bookings.
White space opportunities for new hosts exist above €250 per night ($290 USD) for well-appointed family units with genuine convenience features, and in the €80 to €120 range ($95 to $140 USD) for budget-friendly properties targeting shoulder-season hikers and non-peak visitors.
To successfully compete in the underserved family-ready segment, new hosts should offer 2 to 3 bedrooms with real ski storage, reliable parking, and walk-to-lift or excellent bus access, priced slightly above the crowded middle because guests pay premiums for convenience that eliminates vacation friction.
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What property works best for Airbnb demand in Tyrol right now?
What bedroom count gets the most bookings in Tyrol as of 2026?
As of early 2026, one to two bedroom properties get the most bookings on Airbnb in Tyrol, driven by couples and small groups who dominate the guest mix for alpine holidays.
The estimated booking rate breakdown by bedroom count in Tyrol is roughly 30% for studios and one-bedrooms, 40% for two-bedrooms, and 30% for three-bedroom and larger properties, though revenue per booking tends to favor the larger units.
One to two bedrooms perform best for volume because Tyrol attracts many couples on ski trips and small friend groups, but 2 to 3 bedroom units often deliver more stable annual revenue due to family bookings during school holidays and fewer turnovers per guest stay.
What property type performs best in Tyrol in 2026?
As of early 2026, well-located apartments and condos (the classic Tyrolean "Ferienwohnung" or holiday flat) perform best overall for Airbnb hosts in Tyrol, offering the strongest combination of demand liquidity, manageable operations, and year-round booking potential.
Occupancy rates across property types in Tyrol show apartments achieving roughly 55% to 60%, detached chalets and houses at 50% to 58% (with higher revenue peaks but more operational complexity), and renovated traditional farmhouses performing well at 45% to 55% when positioned as authentic alpine experiences.
Apartments outperform in Tyrol because they're easier to heat efficiently in winter, simpler to manage for turnover, and more abundant in the prime micro-locations near lifts and village centers where guests are willing to pay top rates.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Tyrol, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| TROG 2022 §13 (RIS) | This is the official text of Tyrol's spatial planning law on Austria's government legal portal. | We used it to explain the "leisure residence" and holiday apartment rules that determine whether an Airbnb is legal. We also used its "main residence in the building" logic to clarify second-home restrictions. |
| TROG 2022 Full Text (RIS) | This is the consolidated version of Tyrol's spatial planning law as of early 2026. | We used it to verify the current wording and avoid relying on outdated summaries. We also used it to ground our zoning and neighborhood restriction discussion. |
| Tiroler Aufenthaltsabgabegesetz 2003 (RIS) | This is the official Tyrol statute governing the tourist tax. | We used it to explain the existence of the tourist tax and why hosts must register and remit it. We used it to frame pass-through taxes versus true operating costs. |
| Land Tirol Tourism Reform Announcement | This is an official provincial government press release about tourism financing changes. | We used it to confirm the minimum tourist tax level and the electronic guest registration rollout. We used it to timestamp what compliance obligations are in force by early 2026. |
| Innsbruck Tourismus Ortstaxe 2025/26 | This is the official tourism association guidance for the Innsbruck region. | We used it as a concrete example of how tourist tax rates differ by area and change by date. We used it to put realistic per-night figures into our expense model. |
| Statistik Austria Accommodation Statistics | Statistik Austria is Austria's official national statistics office. | We used it to anchor our methodology for demand measurement including arrivals, overnight stays, and seasonality. We used it as the public backbone for Tyrol tourism volumes. |
| Statistik Austria 2024 Tourism Record Release | This is an official press release with national tourism totals and trend context. | We used it to contextualize Tyrol demand within Austria's strong tourism market. We used it to justify why occupancy assumptions are structurally supported by real inbound demand. |
| Land Tirol Tourism Statistics | This is Tyrol's official provincial statistics portal with historical accommodation data. | We used it to quantify Tyrol's scale of overnight stays and show how important holiday flats are in the accommodation mix. We used it to triangulate seasonality patterns. |
| Tirol Tourism Facts and Figures | This is an official Tyrol government portal with curated tourism performance indicators. | We used it to pin down the most recent tourism-year overnight stays and source market breakdown. We used it to explain why Tyrol STRs skew toward ski plus summer mountain demand. |
| AirDNA Kitzbühel Market Data | AirDNA is a widely used STR data vendor with transparent metric definitions. | We used it to estimate ADR, occupancy, and supply for a flagship Tyrolean resort market. We treated it as market performance telemetry and cross-checked it against public tourism data. |
| AirDNA Seefeld Market Data | AirDNA provides consistent STR performance data across markets. | We used it as a mid-price alpine benchmark for rates and occupancy. We used it to ensure our Tyrol-wide averages aren't biased by only ultra-luxury ski towns. |
| AirDNA Occupancy Methodology | This is AirDNA's own documentation of how they calculate their core metrics. | We used it to explain what occupancy means in STR analytics. We used it to avoid overstating performance for part-time listings by understanding the booked versus blocked distinction. |
| AirDNA Data Documentation Hub | This is the vendor's complete documentation for their published metrics. | We used it to ensure our calculations are consistent across towns and property types. We used it to justify treating AirDNA as a measurement tool rather than guesswork. |
| oesterreich.gv.at Room Rental and Trade Law | This is the official Austrian citizen-facing guidance portal. | We used it to explain when hosting becomes a trade activity and when exemptions apply. We used it to describe compliance steps in plain language for non-professional owners. |
| WKO Accommodation Letting Guide | WKO is Austria's official Chamber of Commerce and the standard reference for business guidance. | We used it to map hosting setups to likely legal categories based on beds and services offered. We used it to flag when hosts might unintentionally cross into regulated hospitality. |
| Federal Ministry Tourism Letting Page | This is the federal ministry responsible for Austrian tourism policy. | We used it to support the framing that private hosting is a recognized pillar of Austrian tourism. We used it to triangulate where the boundary sits between private letting and commercial accommodation. |
| ECB EUR/USD Reference Rate | The European Central Bank publishes official euro area reference exchange rates. | We used it to convert AirDNA's USD-denominated market snapshots into euro estimates. We used it to keep all profitability calculations in the currency Tyrol hosts actually budget in. |
| oesterreich.gv.at Property Purchase Costs | This is the official Austrian portal with statutory fee and tax guidance. | We used it to quantify one-time purchase friction like transfer tax and land register fees. We used it to avoid hand-wavy acquisition cost assumptions for buyers entering the market. |
| Statistik Austria Energy Prices | This provides official pricing and tax statistics for energy inputs in Austria. | We used it to anchor utility cost assumptions for heating and electricity rather than guessing. We used it to build credible monthly expense ranges for different property types and sizes. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Austria. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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