Average Daily Rate (ADR)

Average Daily Rate (ADR):

ADR growth was one of the defining success stories of 2025, with a 10% year-over-year increase. Even with modest Occupancy pressure during shoulder seasons, nightly rates increased at a healthy pace. This growth reflects continued demand for higher-quality vacation rentals, such as ski-in/ski-out chalets and premier lakeview homes, while validating disciplined pricing strategies across professionally managed homes. Homes offering exclusive amenities, such as breath-taking views, private hot tubs, or freshly remodeled interiors, led the charge in capturing the strongest ADRs. Travelers continued to prioritize space, amenities, and trusted brands over lower-cost alternatives.

Adjusted Paid Occupancy

Adjusted Paid Occupancy (APO):

Occupancy remained stable throughout the year, with slight gains despite increased market supply. Booking windows tightened compared to prior years, particularly outside of peak seasons. However, well-positioned homes with flexible stay requirements and strong guest reviews continued to perform above average. Homes with the strongest Occupancy were primarily located within the Big Mountain Resort District, the downtown Whitefish corridor, and the north and east sections of Columbia Falls. Homes that saw a decline in Occupancy were primarily located in Bigfork and along Highway 2 between Kalispell and Columbia Falls.

Adjusted Revenue per Available Rental (RevPAR)

Adjusted Revenue per Available Rental (RevPAR):

RevPAR growth outpaced Occupancy gains, underscoring the importance of rate optimization over raw booking volume. Strong summer and winter performance, particularly in Q3, helped offset softer shoulder seasons and delivered solid annual revenue growth across the market. Homes with professional management services outpaced self-managed units. This once again affirms that companies such as Natural Retreats, with targeted marketing channels, dedicated data analytics, revenue management teams, and top-shelf property care, can unlock additional revenue potential—even in homes that may already have owner-sourced booking history.

Natural Retreats vs. Whitefish Market - 2025

Natural Retreats continued to significantly outperform the broader Whitefish market throughout 2025. This consistent outperformance reflects the strength of Natural Retreats’ operating model: curated inventory, proactive revenue management, dynamic pricing, and white-glove guest services. Natural Retreats continues to maintain higher revenue efficiency, delivering superior results for our homeowners.

Across bedroom sizes, larger homes (5+ bedrooms) showed especially strong Occupancy gains relative to prior years, while premium homes across all sizes continued to command higher nightly rates. Strategic rate management, optimized length of stay requirements, and strong brand recognition allowed Natural Retreats’ homes to sustain premium pricing while remaining competitive.

Seasonal & Market Insights

• Peak Season Strength: Summer (Q3) once again delivered the strongest performance, with ADR and RevPAR peaking in July and August.
• Winter Demand: Ski season remained a reliable revenue driver, particularly for homes near Whitefish Mountain Resort.
• Shoulder Season Discipline: Strategic pricing and targeted marketing were key to maintaining Occupancy outside peak periods.

These trends reinforce the importance of professional management and proactive strategy in an increasingly nuanced booking environment.