Real occupancy, nightly rates and RevPAR from live Airbnb calendars across Tyrol, Salzburgerland, the Arlberg and the Salzkammergut — the data layer for buying an Austrian alpine rental on numbers, not brochures.
Austria is not one season. The Arlberg and the Tyrolean ski valleys are winter-led markets that empty out in the April–May shoulder; the Salzkammergut is a summer lake-and-hiking market; Salzburgerland carries both. It is also the most legally gated market we track: Tyrol’s Freizeitwohnsitz cap, Salzburg’s Zweitwohnung-Beschränkungsgemeinden, Vorarlberg’s Grundverkehr consent for holiday flats and Upper Austria’s Zweitwohnungsgebiet designation all restrict holiday-home use regardless of the buyer’s nationality, and non-EU buyers need land-transfer approval on top — the four regions on this page span all four of those provinces. Read the demand data first, then the permission question — a property that cannot lawfully be let is worth nothing at any occupancy. Our calendar history here starts in mid-June 2026 — about two months — so treat this as a first read on relative demand, not a track record. For-sale listings ranked by measured STR yield are coming; the market data is already live below.
3,412
Tracked Listings
9
Areas Covered
39%
Avg Occupancy
$276
Typical ADR
$108
RevPAR
Occupancy and ADR are observed from live Airbnb calendars across Jun 2026–Nov 2026 (3,412 tracked listings), shown in USD. ADR reflects asking prices; upcoming months show booking pace to date and typically rise as the month approaches.
The largest tracked region — Innsbruck plus the Zillertal, Ötztal, Stubai and Kitzbühel ski valleys, and the strictest Freizeitwohnsitz regime in the country.
4 areas tracked
Salzburg city and the Pinzgau ski towns — Zell am See, Kaprun and Saalbach-Hinterglemm — the one region here with a genuine winter and a genuine summer season.
3 areas tracked
The lake district east of Salzburg — Hallstatt, Bad Ischl, Wolfgangsee and Attersee — a summer-peaking market that runs counter to the ski regions. Hallstatt, Bad Ischl and Attersee are in Upper Austria: the Oö. Grundverkehrsgesetz and §23 Oö. ROG 1994 govern there, not Salzburg law.
1 area tracked
The high-alpine ski cluster straddling the Tyrol–Vorarlberg border: St Anton, St Christoph, Lech and Zürs. Reputationally Austria’s premium ski address, but our data does not yet cover a winter season — the summer ADR we have observed is the lowest of the four regions here, and the winter premium is unmeasured. Lech and Zürs are in Vorarlberg, not Tyrol: a different Grundverkehrsgesetz and a different second-home regime apply.
1 area tracked
Live Airbnb performance by area — occupancy and typical nightly rate (USD) from tracked calendars, all property sizes blended.
| Area | Region | Listings | Occupancy | Typical ADR | Est. Monthly Revenue |
|---|---|---|---|---|---|
| Zell am See | Salzburgerland | 881 | 40% | $307 | $3,445 |
| Kitzbühel | Tyrol | 674 | 38% | $280 | $3,241 |
| Ischgl | Tyrol | 355 | 39% | $270 | $2,786 |
| Mayrhofen | Tyrol | 335 | 41% | $209 | $2,351 |
| Saalbach-Hinterglemm | Salzburgerland | 332 | 38% | $328 | $3,379 |
| Bad Gastein | Salzburgerland | 278 | 40% | $209 | $2,372 |
| Salzkammergut | Salzkammergut | 233 | 47% | $284 | $3,570 |
| Sölden | Tyrol | 171 | 36% | $225 | $2,168 |
| St Anton am Arlberg | Arlberg | 153 | 33% | $294 | $2,877 |
Calendar-observed occupancy per month. Upcoming months show bookings already on the calendar and fill further as dates approach.
Studio
38% occupancy
$139 per night
285 tracked
1 bedroom
41% occupancy
$167 per night
1,091 tracked
2 bedrooms
39% occupancy
$258 per night
1,145 tracked
3 bedrooms
38% occupancy
$394 per night
518 tracked
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Yes, and freehold (Eigentum) is the normal tenure — but read the Grundbuch first, because Austria does recognise Baurecht under the Baurechtsgesetz 1912: a registrable building right of 10 to 100 years against an annual Bauzins, sold as Baurechtswohnungen at a discount precisely because the land is not acquired and the right expires. A decaying term caps resale value the way a Bali leasehold does. Two separate approvals then matter. EU and EEA nationals are placed on the same footing as Austrians for foreign-buyer purposes (Ausländergrundverkehr) and need no foreign-acquisition consent — but they are not outside the Grundverkehr system: a declaration or Positiverklärung is still filed with the Grundverkehrsbehörde in Tyrol and Vorarlberg, and agricultural or forestry land (grüner Grundverkehr) needs approval from every buyer, Austrian citizens included. Third-country nationals, including UK buyers since Brexit and US buyers, need a Genehmigung from the Grundverkehrsbehörde, granted case by case. Separately, and regardless of nationality, Tyrol requires a declaration that the purchase will not create a Freizeitwohnsitz, and no new leisure-residence designation may be granted in a municipality where existing ones already exceed 8% of dwellings. Salzburg operates a parallel regime through 82 Zweitwohnung-Beschränkungsgemeinden, and Vorarlberg and Upper Austria run second-home regimes of their own again.
Not reliably, and it is the most expensive assumption a buyer can make in this market. In Tyrol, accommodation that goes beyond furnished-room letting is legally a Gastgewerbe and therefore not a Freizeitwohnsitz — but there is no statutory line between the two and the classification is decided case by case on Administrative Court criteria, so it cannot be inferred from a booking calendar. Salzburg poses a different question again: §31b ROG 2009 permits touristic letting of a dwelling only within a closed list of exceptions, and since August 2025 unpermitted use is reported to carry fines up to €25,000 for offering it and €50,000 for using it. Confirm the specific unit’s Widmung and register entry in writing before underwriting.
There is no federal one. The Federal Ministry of Economy, Energy and Tourism states that as at the EU STR Regulation’s 20 May 2026 application date, no Austrian province had opted in — so there is currently no registration requirement and no number to display in listings, though the ministry is building the Single Digital Entry Point and each province can join independently. That absence is not a green light: zoning permission for touristic use, condominium consent under §16 WEG 2002, trade-law classification under the Gewerbeordnung, and registration for the municipal Ortstaxe all still apply. Brixfox does not state that any property shown here is permitted for short-term letting.
You fall under beschränkte Steuerpflicht — taxed in Austria on Austrian-source income only, filed annually via FinanzOnline at progressive rates running from 0% to 55%. Non-residents have a fictitious amount added to the tax base — €11,077 from 1 January 2026 under §102(3) EStG, applied to every limited taxpayer regardless of how any foreign income is treated — which absorbs most of the zero band, so the effective rate on a first Austrian property is higher than the headline bracket suggests. Touristic accommodation carries 10% VAT. The small-business exemption (turnover up to €55,000 from 2025) reaches a non-established owner only through the EU SME scheme: you must be established in another EU member state, apply for the scheme in your home country, stay under the EU-wide €100,000 threshold as well, and file quarterly per-country turnover reports — owners established outside the EU, including UK and US buyers, cannot use it and are liable to register for Austrian VAT from the first euro. The municipal second-home levy sits on top and is not automatically waived by letting the property out: Tyrol re-set its ceilings by state ordinance from 1 January 2026 and each Gemeinde fixes its own rate within them, doubled in Vorbehaltsgemeinden, so ask the specific municipality rather than working from a range; Salzburg’s ZWAG runs up to roughly €2,500 a year by usable floor area.
The four regions do not share one curve. The Arlberg and the Tyrolean ski valleys are winter-led, peaking from Christmas through February and emptying out in April–May; the Salzkammergut is a July–August lake market with no ski season; Salzburgerland carries both. Our calendar history starts on 18 June 2026 — about two months — so roughly two summer months are observed and no spring, autumn or winter period has been observed at all. Read this page as a first read on relative regional demand, not as proven multi-year performance.
Freehold (Eigentum) is the normal tenure and the default assumption for alpine resort stock, and there is no nationality surcharge on the transfer tax. Austria does, however, recognise Baurecht (Baurechtsgesetz 1912) — a registrable building right of 10 to 100 years against an annual Bauzins, sold as Baurechtswohnungen at a discount because the land is not acquired and the right expires; Superädifikat is a second non-freehold form. Check the Grundbuch for a Baurecht entry and its remaining term before underwriting: a decaying term caps resale value the way a Bali leasehold does. Two independent gates then sit in front of a foreign holiday-home buyer, and they are not the same gate. (1) Land-transfer approval (Grundverkehr): EU and EEA nationals are placed on the same footing as Austrians for foreign-acquisition purposes (Ausländergrundverkehr) by every Land’s Grundverkehrsgesetz and need no foreign-buyer consent — but they are not outside the system: a declaration or Positiverklärung is still filed with the Grundverkehrsbehörde in Tyrol and Vorarlberg, and grüner Grundverkehr (agricultural and forestry land, not rare around alpine chalets) requires approval from every buyer including Austrian citizens. Third-country nationals — which since Brexit includes UK buyers, alongside US and other non-EU buyers — must obtain a Genehmigung from the Grundverkehrsbehörde, under §13 Tiroler Grundverkehrsgesetz in Tyrol and under the Salzburger Grundverkehrsgesetz 2023 (as amended 2025) in Salzburg. It is a discretionary case-by-case decision, not a formality. (2) Use restriction (Freizeitwohnsitz / Zweitwohnung): this applies regardless of nationality, and Austrian citizens are caught by it too. In Tyrol a buyer of building land must declare that the acquisition will not create a Freizeitwohnsitz, and §13 TROG 2022 bars new leisure-residence designations in any municipality where existing ones already exceed 8% of total dwellings — a ceiling most sought-after Tyrolean resort communes passed long ago. Tyrol also operates Vorbehaltsgemeinden in which almost every acquisition triggers a leisure-residence declaration. Salzburg runs a parallel regime through its Zweitwohnung-Beschränkungsgemeinden (82 municipalities under the standing ordinance, redefined every five years). Two of the four regions on this page sit outside both provinces: Lech and Zürs on the Arlberg are in Vorarlberg, where the Grundverkehrsbehörde requires a Positiverklärung or Genehmigung and examines the intended use, with Ferienwohnung acquisition particularly restricted; Hallstatt, Bad Ischl and Attersee in the Salzkammergut are in Upper Austria, where the Oö. Grundverkehrsgesetz restricts acquisition in reserved areas and §23 Oö. ROG 1994 makes a second residence outside a designated Zweitwohnungsgebiet a straight breach of the building designation. The practical consequence: buying a property that already carries a lawful, registered Freizeitwohnsitz status is possible and is priced accordingly; creating a new one in a capped municipality generally is not. A company structure can change the Grundverkehr analysis in some Länder but does not switch off the use restriction.
There is currently no Austria-wide short-term-rental licence or registration number. The Federal Ministry of Economy, Energy and Tourism states that as at the EU STR Regulation (EU) 2024/1028 application date of 20 May 2026, no Austrian province had opted into the registration scheme — so there is at present no registration requirement for STR providers and no registration number to display in a platform listing. The ministry is building the Single Digital Entry Point and, because tourism is a provincial competence under the Austrian constitution, each Land decides independently whether to join; this can change province by province at short notice. What binds an owner today is provincial, municipal and civil law. The property’s zoning (Widmung) must permit touristic accommodation: Salzburg’s §31b ROG 2009 allows touristic letting of a dwelling only within a closed list of exceptions (designated second-home/tourism zones, pre-1973 buildings with original touristic approval, certain farm accommodation, genuine single-room letting, and documented lawful touristic use before 1 Jan 2018), an Apartmenthaus needs an express designation in the Flächenwidmungsplan under §39 ROG 2009, and since 1 August 2025 unpermitted use is reported to carry fines up to €25,000 for offering and up to €50,000 for using or permitting use. In Tyrol, accommodation that goes beyond furnished-room letting is treated as a Gastgewerbe and therefore not as a Freizeitwohnsitz under TROG — but that boundary has no statutory definition and is decided case by case on Administrative Court (VwGH) criteria, so it cannot be assumed from a booking calendar. An apartment in a condominium separately needs co-owners’ consent for the change of use under §16 WEG 2002; building-authority approval does not substitute for it. Trade law (Gewerbeordnung) distinguishes exempt small-scale Privatzimmervermietung from a licensable commercial accommodation business. And the guest-night levy (Ortstaxe / Aufenthaltsabgabe) must be registered with, and remitted to, the municipality. Brixfox never asserts that an individual property holds any of these permissions: the Widmung, the Freizeitwohnsitz register entry and the WEG position must be confirmed in writing for the specific unit before underwriting.
Acquisition: Grunderwerbsteuer at 3.5% of consideration plus a 1.1% Grundbuch (land-register) entry fee. Add contract/notary or lawyer and escrow fees, typically around 1–3%, and agent commission where payable, usually up to 3% plus VAT — roughly 9–11% all-in on top of price is the working assumption, not a quoted figure. Recurring: municipal Grundsteuer, plus the alpine-specific charge — a Freizeitwohnsitzabgabe in Tyrol under the TFLAG (in force since 1 Jan 2023) or a Zweitwohnsitzabgabe in Salzburg under the ZWAG. Both are municipal levies scaled by usable floor area within a state-set ceiling; Tyrol’s ceilings were re-set by state ordinance with effect from 1 January 2026 and each municipality fixes its own rate within them, doubled in Vorbehaltsgemeinden — which covers much of the resort stock here — so ask the specific Gemeinde for its current rate rather than working from a published range; Salzburg’s ZWAG maximum runs up to roughly €2,500 per year, scaled by usable floor area. There is no blanket exemption for a property that is let touristically — spatial planning, trade law, the guest-night levy and the second-home levy are assessed separately and one property can be caught by more than one. Rental income: a non-resident owner is subject to beschränkte Steuerpflicht on Austrian-source income and files an annual Austrian return via FinanzOnline at the progressive rates (seven rates — 0%, 20%, 30%, 40%, 48%, 50% and 55%; the 2026 zero band ends at €13,539). Non-residents have a fictitious amount added to the tax base — €11,077 from 1 January 2026 under §102(3) EStG, applied to every limited taxpayer regardless of how any foreign income is treated — which absorbs most of the benefit of the zero band, so the effective rate on a first Austrian property is higher than the headline bracket implies. Touristic accommodation carries the reduced 10% VAT rate. The small-business exemption (turnover up to €55,000 per year from 2025) is available to a non-established owner only through the EU SME scheme — established in another EU member state, applied for at home, under the EU-wide €100,000 threshold as well, with quarterly per-country reporting; owners established outside the EU, including UK and US buyers, cannot use it and are liable to register for Austrian VAT from the first euro. Ortstaxe is charged to the guest per night and remitted by the host. Bands, ceilings and municipal rates change annually — treat the above as the shape of the bill and have an Austrian Steuerberater price the actual one.
The four published regions do not share one curve, and averaging them into a single ski season would misprice two of them. Tyrol’s ski valleys and the Arlberg are winter-dominant: demand concentrates from the Christmas/New Year spike through a February–early-March peak tied to European school holidays, then collapses in the April–May shoulder before a lighter hiking-and-lakes summer. The Salzkammergut is the inverse — a July–August lake-and-hiking market with no meaningful ski demand. Salzburgerland carries both, with a Pinzgau winter (Zell am See, Kaprun, Saalbach) and a summer city-and-lake season around Salzburg. Net across tracked supply the shape is dual-peak, with the winter peak the stronger of the two, separated by deep April–May and late-October–November troughs when many alpine operators close entirely. Important qualifier: our calendar history starts in mid-June 2026, so this shape is derived from market structure and from forward-looking calendar availability for months that have not yet elapsed — only about two summer months are observed at all, and no winter season has been observed end to end.
Calendar history for Austria starts on 18 June 2026 — about two months. No complete season of any kind has been observed end to end, so winter occupancy and ADR here rest entirely on forward-looking calendar availability for months that have not yet elapsed, plus roughly two observed summer months. No spring, autumn or winter period has been observed at all, and none of these figures is proven multi-year performance. 14,231 Airbnb listings are tracked in Austria and 13,943 carry occupancy statistics, but only 7,097 are assigned to the four regions published here (Tyrol 3,511, Salzburgerland 2,761, Salzkammergut 486, Arlberg 339); the remaining 7,134 are not yet resolved to a named region and are excluded from the regional tables. Arlberg and Salzkammergut rest on a few hundred listings each — read them as indicative. Listings without usable calendar data are excluded from occupancy and RevPAR figures rather than counted as zero. Occupancy is inferred from day-to-day changes in Airbnb availability calendars. A night blocked by the owner is indistinguishable from a night sold, so occupancy is an upper bound on paid occupancy. ADR is derived from displayed asking prices, not realised transactions. Discounts, long-stay rates, cleaning fees and platform commission are not reflected in it. Region labels come from our own geocoding and are approximate; a listing near a regional boundary may be attributed to either side. Only the four regions named above are published — around half of tracked Austrian supply is not yet resolved to a named region and is excluded from the regional tables.
This is a short-term-rental data hub. Brixfox does not list Austrian property for sale, and nothing here is a property offering. Nothing on this page states or implies that any individual property is licensed, zoned or permitted for short-term letting. Austria has no national STR licence to point at; permission is decided per property by provincial zoning, municipal rules and — for apartments — the co-owners under §16 WEG 2002. Holiday-home use in Tyrol and Salzburg is restricted independently of the buyer’s nationality. §13 TROG 2022 blocks new Freizeitwohnsitz designations where existing ones exceed 8% of a municipality’s dwellings; Salzburg restricts second homes across 82 Zweitwohnung-Beschränkungsgemeinden. Assume a new leisure-residence permission is unavailable in a resort commune unless proven otherwise. Non-EU/EEA buyers require Grundverkehr (land-transfer) approval from the provincial authority. It is a discretionary, case-by-case decision, not an administrative formality, and it can be refused. Salzburg penalties for unpermitted touristic use of a dwelling are reported at up to €25,000 for offering and up to €50,000 for use, since 1 August 2025. Confirm current amounts with an Austrian lawyer. Tax rates, second-home levy bands and municipal rates change annually and vary between municipalities. Figures given are indicative of scale only and are not tax advice. Rules differ materially between Tyrol, Salzburg, Vorarlberg and Upper Austria — the four provinces covering the regions on this page — and again between municipalities within each. Do not generalise from one region’s position to another — confirm the specific commune with an Austrian Rechtsanwalt or Notar and a Steuerberater before committing.
Brixfox tracks live Airbnb availability calendars across Austria and derives occupancy, ADR and RevPAR from observed bookings — the same engine behind our Bali, Portugal, Dubai and Spain markets. It is real market data shown in USD, not survey estimates.
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