How to Write a Short-Term Rental Listing Description

A short-term rental listed for sale carries data that a traditional residential listing doesn't: annual rental revenue, trailing occupancy rate, average nightly rate, platform review scores, and — increasingly — a permit or license number that determines whether the property can legally continue operating as an STR after closing. Buyers evaluating these properties aren't just assessing a home; they're assessing a business. Writing the MLS description for an STR means presenting that business data accurately while also marketing the property on its own merits for buyers who may have no intention of continuing the rental.

Two Types of Buyers, One Listing Description

Short-term rental listings attract two distinct buyer profiles, and your MLS description needs to serve both simultaneously.

Investor buyers are evaluating the income potential. Their priority information includes verified gross revenue for the trailing 12 months, occupancy rate for the same period, average nightly rate, platform status (active listing, review count, Superhost or Premier Host designation if applicable), and — critically — whether the STR permit transfers with the property.

Owner-occupant buyers may plan to use the property part-time as a rental, or they may have no interest in the STR operation at all. For this group, the listing reads like any residential property: bedroom count, layout, condition, outdoor space, parking, and proximity to amenities.

The most effective structure for an STR description leads with the physical features that make the property desirable to any buyer, then presents the income history as a documented bonus. This approach serves investors without alienating owner-occupants, and it avoids a Fair Housing complication: implying that the property is designed for a specific buyer type.

Phrases like "perfect for an investor" or "ideal for a buyer who wants a turnkey Airbnb business" can inadvertently signal that certain buyers — families who want a primary residence, buyers who don't operate short-term rentals — aren't the intended audience. Describe the features and let the income data speak. The same principles that apply to writing fair housing compliant listing descriptions for any property type apply here.

One structural note before writing: many MLSs have explicit rules about income claims in public remarks. Some prohibit income projections entirely; others require that stated figures be verified and attributed. Confirm what your MLS allows before including revenue data in public-facing fields. What belongs in public remarks versus agent-only remarks may differ significantly.

Income Data and STR Permit Status

These two items carry more weight in an STR listing than any other piece of information. Getting them right — and getting them into the listing accurately — is the central challenge of writing MLS copy for these properties.

Income data: what to include

• Gross annual revenue for the most recent completed 12-month period (not annualized from a partial period)
• The source of the data: Airbnb booking history, VRBO payout summary, or tax records
• Occupancy rate for the same period
• Whether the revenue was generated under current ownership or a different operator

A phrase like "verified $67,200 gross revenue on Airbnb, trailing 12 months — documentation available" is specific, honest, and gives buyer's agents something concrete to request during due diligence. This builds credibility without overreaching.

Income data: what to avoid

• Projected income ("could earn $X per year") — often prohibited by MLS rules and creates liability when projections don't materialize
• Rounded or approximated figures without backup documentation
• Revenue from an outlier year presented without context

STR permit status: how to address it

Permit transferability is now one of the most consequential facts in many STR listings. In cities from Denver to Nashville to Austin, STR regulations range from loosely enforced to effectively prohibitive, and whether a buyer can continue operating the property as a rental often determines its investment value entirely.

If the permit is transferable: state the permit number and jurisdiction, confirm it transfers with the property (not all do — check local rules), and note whether it's a grandfathered permit or issued under the current regulatory regime.

If the permit is owner-specific and non-transferable: disclose this clearly. Omitting it is a material fact problem that can unwind a transaction after closing. Note whether a buyer could likely obtain a new permit under current rules, and reference the local ordinance so buyers can verify independently.

If the property operates in a zone where STR permits are no longer issued: this is a significant material fact and belongs in the listing description. Market the property on its residential merits; don't rely on income history that may not be replicable by the next owner.

The complete guide to MLS listing descriptions covers how to handle material disclosure in public remarks generally — the principle is that any fact materially affecting value must be disclosed, and STR permit status now clearly qualifies in most markets.

Highlighting Features That Drive Rental Performance

Once income data and permit status are handled, the property description for an STR follows the same craft principles as any listing — with one addition: the furnishings and amenities that drive rental performance are also selling points for investor buyers who plan to continue operating the property.

Features worth highlighting for STR-focused buyers:

• Sleeping capacity: "Sleeps 8" is relevant to rental income potential and belongs in the listing
• Premium amenities: Hot tub, fire pit, game room, pool — items that command higher nightly rates and broader seasonal bookings
• Technology: Smart locks, streaming services, high-speed internet — the operational infrastructure guests expect
• Outdoor living: Decks, patios, and outdoor kitchens are among the highest-ROI features in most STR markets
• Low-maintenance landscaping: Relevant for both owner ease and efficient between-guest turnover

Features relevant to all buyers:

• Physical condition and recent system updates (roof, HVAC, water heater)
• Parking capacity — important in markets where street parking restrictions apply specifically to STR operations
• Storage space for owner's personal items if the property operates as a part-time rental
• Proximity to the attraction that drives bookings (ski resort, beach, downtown district)

For agents generating listing copy with AI tools, building STR-specific data directly into the prompt produces far better output than generic listing instructions. Include the verified income figure, occupancy rate, permit status, sleeping capacity, and the two or three amenities that most directly drive bookings. The AI listing copy guide covers how to structure these prompts effectively for any property type.

MLS character limits apply here as they do anywhere. Prioritize the income data and differentiating features in your public remarks; save supporting detail for agent remarks and supplemental documents. For market-specific limits, the MLS public remarks character limits guide covers major MLSs across the country, including character counts and formatting rules.

Before You Submit the STR Listing

Run through four items before the listing goes live: verified income figure with source documentation attached, permit status clearly stated with transferability confirmed, property description focused on physical features rather than buyer type, and a Fair Housing review to catch any language that implies who the "right" buyer is. For properties with strong rental histories, attaching the payout summary as a listing document gives buyer's agents everything they need without requiring it to all fit inside public remarks. The investment property listing description guide covers these final review steps in the context of income-producing properties broadly.

Frequently Asked Questions

Can I include income projections in an STR MLS listing?

Most MLSs prohibit income projections in public remarks — they create compliance issues and liability when projections don't materialize. What you can include is verified historical income, clearly attributed. "Documented $58,000 gross revenue over trailing 12 months — Airbnb payout history available" is standard compliant practice. Forward-looking income estimates belong in a separate investment summary document provided to interested buyers, not in the MLS description itself. Check your local MLS rules before including any income figures, as policies vary by market.

What happens if an STR permit doesn't transfer to the new buyer?

Non-transferable permits are a material fact that must be disclosed in the listing. Omitting this information creates liability for the listing agent and seller, and can unwind a transaction if the buyer discovers it post-closing. In many markets, STR permit status is now a required disclosure item. Include the permit status directly in your listing description and, where required, attach a disclosure form as a listing document. Check with your state's disclosure requirements and your broker's guidance on how to handle non-transferable permit situations.

Should I use the same description for the MLS and for the Airbnb listing?

No — they serve different audiences with different intent. The MLS description is written for a buyer evaluating a purchase: it needs material facts, income documentation, and condition information. The Airbnb listing is written for a guest booking a short stay: it focuses on comfort, amenities, and experience. Keeping them separate also protects you from situations where guest-facing marketing language ends up in your MLS copy and creates Fair Housing issues — phrases like "perfect for couples getaway" or "kid-friendly retreat" that work fine for a guest listing can be problematic in an MLS description.

How do I list a short-term rental that also has a long-term tenant?

If the property has both an active STR permit and a long-term tenant — common in properties with an ADU or secondary unit — disclose both clearly. State the current tenant situation, lease terms, and which unit operates as the STR. Buyers need to evaluate their intent: continue the long-term lease, transition to full STR operation, or occupy one unit. Present the current situation accurately in the listing description; use agent remarks for buyer strategy notes. Both the rental income and the lease obligations are material facts that belong in the listing.