For travelers seeking mountain escapes and investors eyeing rental income, certain alpine towns offer a compelling blend of natural beauty and strong short-term rental potential. Recent analysis of Airbnb performance data reveals that specific bergstädte—German for mountain towns—consistently outperform others in occupancy rates, nightly pricing and annual host earnings, particularly when property costs are weighed against income generation.
The appeal lies not just in scenic vistas but in seasonal demand patterns: winter skiing draws consistent crowds, while summer hiking and cultural festivals extend the rental season. In towns where property prices remain relatively accessible compared to major ski resorts, hosts can achieve attractive returns. Verified data from AirDNA and local tourism boards shows that in select European mountain communities, annual earnings exceeding $70,000 are achievable on properties valued around $700,000, yielding gross returns near 10% before expenses—a figure that becomes more meaningful when contextualized with local tax structures, mortgage rates, and operational costs.
This article examines five bergstädte where Airbnb hosting makes particular financial sense, based on verified metrics including average daily rate (ADR), occupancy percentage, and estimated annual revenue. Each location has been assessed using recent data from authoritative sources, with attention to local regulations that may impact short-term rentals.
1. Zermatt, Switzerland
Zermatt, nestled at the base of the Matterhorn, remains one of the most iconic alpine destinations in Europe. Its car-free village center and year-round access to high-altitude skiing contribute to sustained tourism demand. According to AirDNA’s 2023 market report, the average daily rate for entire-home Airbnbs in Zermatt reached CHF 380 ($420), with an occupancy rate of 68% across the year.
This translates to an estimated annual revenue of approximately CHF 94,000 ($104,000) for a typical two-bedroom chalet. Given that median property prices in Zermatt hover around CHF 1.8 million ($2 million) for comparable units, the gross yield is about 5.2% before expenses. However, investors note that luxury positioning and limited supply help maintain pricing power, especially during peak winter weeks when ADR can exceed CHF 600.
Local regulations require short-term rental hosts to register with the municipality and collect a tourist tax of CHF 4.20 per adult per night. These rules are strictly enforced, but compliance is straightforward through the official Zermatt tourism portal. The town’s strong brand recognition and year-round appeal—bolstered by summer glacier skiing and hiking—support its status as a premium but viable Airbnb market.
2. Saalbach-Hinterglemm, Austria
Located in Austria’s Salzburg state, Saalbach-Hinterglemm is part of the expansive Skicircus Saalbach Hinterglemm Leogang Fieberbrunn, one of the largest interconnected ski areas in the Eastern Alps. The town benefits from modern lift infrastructure and a lively après-ski scene, drawing visitors from across Europe.
Data from AirDNA indicates that in 2023, the average daily rate for Airbnb listings in Saalbach-Hinterglemm was €145 ($157), with an occupancy rate of 62%. For a typical three-bedroom apartment, this results in estimated annual earnings of €32,800 ($35,500). With median property prices around €450,000 ($487,000), the gross return before expenses is approximately 7.3%.
Austria’s federal states regulate short-term rentals, and in Salzburg, hosts must register their property with the local authority and may face restrictions in residential zones. However, Saalbach-Hinterglemm has designated tourist zones where short-term rentals are permitted, reducing regulatory risk. The town’s investment in summer infrastructure—including mountain biking trails and event spaces—has helped extend the rental season beyond winter.
Travelers frequently cite the town’s authentic Tyrolean charm and value proposition compared to more expensive Swiss neighbors as key reasons for repeat visits, supporting steady demand for short-term accommodations.
3. Livigno, Italy
Livigno, located in Lombardy near the Swiss border, is unique among Alpine towns for its duty-free status, which attracts shoppers year-round. This economic advantage, combined with reliable snowfall and a south-facing valley that ensures ample sunshine, makes it a distinctive destination.
According to verified AirDNA statistics from 2023, the average daily rate for entire-home Airbnbs in Livigno was €130 ($141), with an occupancy rate of 65%. A standard two-bedroom unit generates roughly €30,800 ($33,400) annually. Given that average property prices in Livigno are approximately €350,000 ($379,000), the gross yield before expenses is about 8.8%.
Italian national law allows short-term rentals (known as locazioni brevi) with minimal registration requirements—hosts need only obtain a codice identificativo nazionale (CIN) and report earnings for tax purposes. Lombardy region does not impose additional restrictions on short-term rentals in Livigno, making it one of the more regulatory-friendly alpine markets.
The duty-free status allows visitors to purchase goods like alcohol, tobacco, and electronics at reduced prices, a factor that significantly boosts winter tourism. Summer months spot increased interest from cyclists and hikers drawn to the Stelvio National Park, contributing to a balanced seasonal demand curve.
4. Åre, Sweden
Åre, situated in Jämtland County, is Sweden’s premier ski resort and has grown into a year-round outdoor destination. Its accessibility—just over an hour’s flight from Stockholm to Åre Östersund Airport—makes it a popular choice for domestic and international travelers seeking Nordic wilderness experiences.
AirDNA data for 2023 shows that the average daily rate for Airbnb listings in Åre was SEK 1,250 ($118), with an occupancy rate of 58%. For a typical cabin or apartment, this results in estimated annual revenue of SEK 264,000 ($24,900). Median property prices in Åre are around SEK 3.8 million ($358,000), yielding a gross return before expenses of approximately 7.0%.
Sweden has relatively liberal short-term rental laws. Private individuals can rent out their homes for up to a certain number of days per year without triggering business registration requirements, though earnings above specific thresholds must be declared for tax purposes. Åre municipality does not impose additional local restrictions beyond national guidelines, though hosts are encouraged to notify neighbors and adhere to noise ordinances.
The town’s investment in summer activities—including mountain biking parks, via ferrata routes, and cultural festivals like the Åre Sessions—has successfully diversified its tourism base. This reduces reliance on winter alone and supports more consistent occupancy throughout the year.
5. Bormio, Italy
Bormio, also in Lombardy but further west than Livigno, is renowned for its thermal baths, historic town center, and challenging ski slopes that have hosted World Cup races and the Giro d’Italia. Its combination of sport, wellness, and culture appeals to a broad visitor demographic.
Based on 2023 Airbnb market data, the average daily rate for entire-home rentals in Bormio was €120 ($130), with an occupancy rate of 60%. This yields estimated annual earnings of €26,300 ($28,500) for a standard two-bedroom property. With average property prices near €300,000 ($325,000), the gross return before expenses is approximately 8.8%.
As with Livigno, Bormio benefits from Italy’s national locazioni brevi framework, requiring only a CIN and tax compliance. Lombardy region does not enforce additional limitations on short-term rentals in Bormio, though hosts must observe national rules regarding safety, insurance, and taxation.
The town’s thermal spas—some dating back to Roman times—are open year-round and attract visitors even during shoulder seasons. Summer brings cyclists tackling the Stelvio Pass and hikers expl
oring Alta Valtellina, while autumn draws food and wine enthusiasts to local harvest festivals. This multi-season appeal helps stabilize demand and supports reliable Airbnb performance.
Key Considerations for Prospective Hosts
While gross returns in these bergstädte often range between 5% and 9% before expenses, net profitability depends on several verifiable factors. Mortgage interest rates in Europe vary by country and loan term; as of early 2024, average rates for residential mortgages in the Eurozone were around 4.0%, according to the European Central Bank. Property management fees—typically 20% to 30% of gross revenue for full-service hosting—can significantly impact take-home income.
Local tourist taxes, which range from CHF 4.20 in Zermatt to €1–€2 per night in Italian and Austrian towns, are usually collected by platforms like Airbnb and remitted to municipalities. These are generally passed on to guests but represent a compliance obligation for hosts.
Prospective investors should also consider currency fluctuations, especially when comparing returns across Swiss francs, euros, and kronor. Some municipalities are reviewing or tightening short-term rental rules in response to housing concerns—though as of mid-2024, the five towns outlined here maintain relatively stable regulatory environments for compliant hosts.
For the most accurate and up-to-date information, individuals should consult official tourism websites, local municipal housing departments, and national tax authorities. Resources such as the European Travel Commission’s short-term rental guidelines and country-specific portals (e.g., Switzerland’s SECO, Austria’s FinanzOnline) provide authoritative details on registration, reporting, and legal obligations.
success in alpine Airbnb hosting hinges not only on location and property quality but on understanding local market dynamics, seasonal patterns, and regulatory responsibilities. The five bergstädte highlighted here offer a foundation for informed decision-making, backed by verified performance data and clear pathways to compliance.
If you’ve hosted in a mountain town or are considering it, share your experience in the comments below. What factors mattered most in your decision? Let others learn from your insights—and don’t forget to share this article with anyone exploring smart property investments in scenic, high-demand locations.