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America’s top short-term rental investors are looking past downtown skylines and straight toward America’s national parks. These wild, photogenic magnets pull in millions of visitors every year, which keeps cabins, cottages, and cozy A-frames in the gateway towns buzzing. The catch: rules, prices, and foot traffic change wildly from park to park.
So in this guide, we’re breaking down the heavy hitters (and a few under-the-radar gems) to help you figure out precisely what national park may be the one to watch in 2026.
Identifying The Perfect National Park Investment
There’s no “one-size-fits-all” when it comes to investing near national parks. These markets are proven magnets for vacation rentals, but every park has its quirks. Some gateway towns roll out the red carpet; others slam the door with heavy restrictions. That’s why you want a seasoned STR agent in your corner; they’ll help you dodge the landmines and zero in on the spots where you can actually operate.
Next, look at traffic. A park with millions of visitors might sound like gold, but if the place is already overrun with Airbnb cabins, you’re fighting for scraps. On the flip side, a gorgeous but little-known park could leave you waiting weeks for a single booking. It’s all about finding that sweet spot between supply and demand.
Then there’s cost. For example, at Grand Teton, you essentially have to pay in cash, your kidneys, and possibly your firstborn. Other parks offer just as much beauty at a fraction of the buy-in.
Finally, ask yourself: is this a pure investment, or do you want a place you’d actually vacation in? If you’re going to use it, pick a park you’d love to visit. Either way, run the numbers, match your budget to the right property type, and ensure it’s set up for STR success—because in this game, pretty views alone won’t pay the mortgage.
Park Visitation Rankings
Understanding visitation figures is a good starting point. The National Park Service’s 2024 data shows that some parks receive millions of visitors while others attract fewer than 200,000. Here are two quick lists you can use to gauge demand.
Top 20 Most-Visited National Parks (2024):
Great Smoky Mountains (TN/NC) – 13.3 million visitors
Zion (UT) – 4.9 million
Grand Canyon (AZ) – 4.9 million
Yellowstone (WY/MT/ID) – 4.7 million
Rocky Mountain (CO) – 4.2 million
Yosemite (CA) – 4.1 million
Acadia (ME) – 4.0 million
Olympic (WA) – 3.7 million
Grand Teton (WY) – 3.6 million
Glacier (MT) – 3.2 million
Joshua Tree (CA) – 3.0 million
Cuyahoga Valley (OH) – 2.9 million
Indiana Dunes (IN) – 2.7 million
Gateway Arch (MO) – 2.6 million
Bryce Canyon (UT) – 2.5 million
Hot Springs (AR) – 2.5 million
New River Gorge (WV) – 1.8 million
Shenandoah (VA) – 1.7 million
Mount Rainier (WA) – 1.6 million
Arches (UT) – 1.5 million
Top 10 Least-Visited National Parks (2024):
Gates of the Arctic (AK) – 11,907
North Cascades (WA) – 16,485
Kobuk Valley (AK) – 17,233
Lake Clark (AK) – 18,505
American Samoa (American Samoa) – 22,567
Isle Royale (MI) – 28,806
Katmai (AK) – 36,230
Wrangell-St. Elias (AK) – 81,670
Dry Tortugas (FL) – 84,873
Great Basin (NV) – 152,068 visitors
Visitation numbers give you a sense of guest demand, but they are only one part of the equation. Regulations can make or break a market, and they typically come down to the state and county levels. These rules shift constantly, so it is essential to dig into both layers before investing. A county that welcomes short-term rentals may sit adjacent to one that heavily restricts them, and many parks span multiple counties, which means regulations can change just by crossing a road.
Median home prices help frame the cost of entry, but they should be treated as a guide, not a guarantee. One market may look affordable while the neighboring zip code feels entirely out of reach.
The key is preparation:
Study local regulations in detail at both the state and county levels
Research the top-performing rentals nearby and learn what they are doing well
Run the numbers carefully against your own buy box and financial goals
Compare tourism demand to the existing supply to gauge whether a market is underbuilt or oversaturated
The goal is not just to chase the most beautiful views but to align demand, regulation, and cost so that your investment produces reliable returns year after year.
Breaking Down The Most Visited National Parks
Now, let’s analyze each high-profile park and see how regulations and housing costs might affect investment decisions.
Great Smoky Mountains (TN/NC)
The most-visited park, drawing about 13.3 million visitors in 2024. Home prices in Sevier County are moderate for a mountain town (~$398k county-wide). Gatlinburg and Pigeon Forge make permitting easy with no license caps; Sevierville added an annual permit and inspection in 2024. This open-door policy creates oversupply, yet steady demand from families across the country keeps occupancy high.
Takeaway: Stand out with unique amenities (such as views, hot tubs, and pet-friendly design) and expect strong year-round bookings, despite a crowded market.
Zion (UT)
Visitation tops 4.9 million, but Springdale’s Transient Lodging Overlay sharply limits where STRs are allowed. Median home values sit around $555k. Investors must either purchase a property already inside the overlay or wait years for a brief permitting window.
Takeaway: Sky-high demand makes existing STR permits extremely valuable; outside Springdale, look to nearby areas for more flexible rules.
Grand Canyon (AZ)
Approximately 4.9 million visitors visit the South Rim each year. Williams’ home values hover near $439k. Arizona requires TPT (Transaction Privilege Tax) licensing for STR income; since SB 1168 (2022), cities can require local STR permits/licenses and add safety/neighbor-notice/insurance requirements. Most will have the typical process with a 24-hour emergency contact, safety inspections, and more.
Takeaway: Limited housing supply and lax regulations make for quick bookings; competition can be fierce when a property goes on the market.
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Yellowstone (WY/MT/ID)
Approximately 4.74 million visitors converge during a short summer season. West Yellowstone homes average about $612.5k. Montana requires a Public Accommodation License with inspections and water quality tests, while Wyoming leaves licensing to local jurisdictions.
Takeaway: High nightly rates offset winter vacancies. Compliance costs and seasonality are significant, so pair Yellowstone with another market or plan for long-term holds.
Rocky Mountain (CO)
The park welcomed 4.15 million visitors, thanks in part to its location just 1.5 hours from Denver. Home values in Estes Park average $680k. Short-term rentals require a vacation home license; fees include a $200 base, $50 per bedroom, and a workforce housing fee (~$1,460). Both the town and Larimer County cap STR licenses at 322 and 208, respectively, and waitlists are common.
Takeaway: Demand is enormous, but entry is tight. If you can buy a property with an existing permit, you’ll benefit from a supply-constrained market; otherwise, consider looking just outside the cap zones.
Yosemite (CA)
With just over 4 million visitors, Yosemite is wildly popular. Median home values in Mariposa County are around $396k, yet permitting is complex: all STRs must secure a transient occupancy tax certificate and precise planning, health, building, and fire approvals. The park’s remoteness (about four hours from major cities)keeps guests staying longer and increases operating costs.
Takeaway: Best for investors who can navigate bureaucracy and target longer guest stays.
Acadia (ME)
Nearly 4 million visitors descend on this coastal gem each year. Bar Harbor home values average $659k. The town caps non-owner-occupied VR-2 permits at 9% of housing units and requires four-night minimum stays; owner-occupied VR-1 rentals have a two-night minimum. Annual registration and safety inspections are mandatory.
Takeaway: Demand is vast, but supply is artificially limited. Existing permits command a premium, and investors should be prepared for seasonal fluctuations.
Olympic (WA)
Around 3.72 million visitors explore this rainforest-meets-mountains park. Port Angeles’ median home value is near $456k. The city’s 2017 ordinance caps non-owner-occupied STRs at 200 licenses or 2% of the housing stock and requires a business license plus a fire safety inspection.
Takeaway: Close to Seattle, but regulations are tightening. Monitor local politics and expect license renewals and inspections annually.
Grand Teton (WY)
Hosting about 3.63 million visitors, Grand Teton is as exclusive as it gets. Jackson’s median home value exceeds $2.16 million. Rentals inside the lodging overlay require a Basic Use Permit; outside it, stays are capped at three bookings and 60 nights per year. Teton County bans rentals under 31 days outside designated resort zones.
Takeaway: Deep pockets required. Only investors who inherit a legal STR in the overlay should consider this market.
Glacier (MT)
The park draws 3.21 million visitors. The average home value in Whitefish is approximately $857k. STRs must obtain a local permit (~$400/year) and a Montana Public Accommodation License; they’re allowed only in specific commercial/resort zones. Additional taxes include a state lodging tax (8%) and a local resort tax (3%).
Takeaway: High entry costs and strict zoning mean supply is scarce, but so are buyers willing to navigate the rules.
Hidden Gems for 2026
Shenandoah National Park (VA)
Why it’s a gem: Shenandoah attracted about 1.7 M visitors in 2024, far below the Smokies but still substantial. Located along Virginia’s scenic Skyline Drive, it’s an easy weekend trip from Washington, D.C. and Richmond. Typical home values in Page County average about $293,618, which is considerably cheaper than those in Colorado or Utah gateways. Nearby Luray offers similar pricing.
Shenandoah County’s short-term rental ordinance distinguishes between homeshare (owner-occupied) and full STRs. Properties with up to four bedrooms are allowed by right in multiple zoning districts (agricultural and residential, but must obtain an annual zoning permit. Larger rentals or non-dwelling units (such as yurts or tiny homes) require a special-use permit and a public hearing.
Redwood National and State Parks (CA)
Why it’s a gem: Fewer than a million visitors currently explore Redwood National and State Parks each year (roughly 750,000 in 2024). Home values in Humboldt County (~$429k) and Del Norte County (~$366k) are modest for California. Humboldt County adopted a new STR ordinance in 2024: hosts must apply for an administrative permit, meet “good neighbor” standards, and adhere to neighborhood caps. Scarcity is likely to push values up, favoring early entrants.
Big Bend National Park (TX)
Why it’s a gem: The Big Bend area of Texas welcomed roughly half a million visitors in 2024. Terlingua, the gateway town, has no local STR rules; hosts only need to register for the state hotel occupancy tax. Brewster County’s typical home values hover near $215k, making it one of the cheapest national park markets. The trade-off is remoteness and extreme seasonality.
Guadalupe Mountains National Park (TX)
Why it’s a gem: Just north of Big Bend, Guadalupe Mountains National Park sees far fewer visitors. Culberson County’s median home value is approximately $151k, which is even lower than Big Bend’s. There are currently no county-level STR restrictions; investors just register for state hotel taxes. Demand is limited but growing, and entry costs are minimal.
Joshua Tree National Park (CA)
Why it’s a gem: Not a hidden gem, but a strong contender with opportunities if you buy the right deal. Joshua Tree blends accessibility with year-round desert tourism. Just over 3 million visitors came in 2024, many from Los Angeles and San Diego, both within a few hours’ drive.
Median home values in nearby Yucca Valley hover around $350k, making entry costs more approachable than coastal California markets. San Bernardino County requires STR permits, inspections, and a transient occupancy tax; cities like Joshua Tree, Twentynine Palms, and Yucca Valley each have their own ordinances, often capping the number of rental licenses or limiting stays.
Final Thoughts: Choosing Your Park Investment for 2026
No matter where you invest, due diligence is essential. Thoroughly research local regulations, talk to county planners and real estate professionals, and account for seasonality in your revenue projections. America’s national parks promise natural beauty and adventure, and for the well-informed investor, they can also deliver healthy returns.
