If you're underwriting a Sand Hollow vacation rental, the question that matters is the same one I ask before I write any offer on an STR: what does it actually earn, month by month, and is the price-to-revenue ratio worth the work? After running my own short-term rentals near Sand Hollow and pulling performance data across the area for the last several years, here are the numbers an investor should anchor to in 2026.
What Drives Sand Hollow STR Performance
Sand Hollow's revenue is shaped by four demand cycles:
The reservoir and OHV trails drive late-spring through early-fall demand. Zion National Park overflow drives shoulder seasons. Snowbird traffic from California and the Pacific Northwest fills January–March. And year-round corporate and event traffic — wedding parties, off-road racing weekends — fills the gaps. The result is a property type that doesn't fully shut off in any season, but has clear peaks.
Performance varies sharply by:
- Lot type (lakefront vs. off-water)
- Property size (3-bed vs. 5+-bed sleeps the larger groups)
- Toy garage / OHV access (huge ADR multiplier)
- Pool / hot tub
- Direct lake or trailhead access
Typical 2026 Performance Ranges
These are realistic operating ranges for actively managed properties with professional photos, dynamic pricing, and competitive amenities. Numbers will be lower for underperformers, higher for top decile.
3-bedroom standard home, off-water, basic amenities: - Average daily rate: $220–$320 - Occupancy: 50–62% - Annual revenue: $48,000–$72,000
4–5 bedroom home with pool/hot tub, off-water: - ADR: $380–$520 - Occupancy: 58–68% - Annual revenue: $90,000–$135,000
Lakefront / lake-view home with full amenities: - ADR: $550–$850+ - Occupancy: 60–72% - Annual revenue: $140,000–$220,000+
Toy-garage homes (OHV-focused): - 15–25% ADR premium over comparable standard homes - Occupancy lift in spring/summer due to OHV traffic
These ranges are anchored on observed market data, not projections. Verify against the specific subdivision and amenity mix before underwriting.
Revenue by Season — Typical Mid-Tier Property
Use this as a planning baseline for a 4-bedroom, off-water Sand Hollow home with pool and basic amenities, run professionally.
| Season | Months | Share of Annual Revenue | Notes |
|---|---|---|---|
| High season | Apr–Jun | 30–35% | Spring break, reservoir opening, OHV peak |
| Summer peak | Jul–Aug | 18–22% | Hot, but still strong nights and weekends |
| Fall | Sep–Oct | 20–24% | Strong OHV and Zion overflow weekends |
| Winter | Nov–Feb | 15–20% | Snowbird mid-term + holiday weeks |
| Shoulder | Mar | 8–12% | Early spring break starts |
Your revenue isn't smooth across the year — but Sand Hollow has fewer dead months than most markets in Utah because the OHV/reservoir audience runs roughly Mar–Oct, and the snowbird mid-term audience runs Nov–Feb.
Operating Costs You Need to Model
Investors frequently overestimate net cash flow because they underestimate operating expenses. Realistic ranges as a percent of gross revenue:
- Cleaning (passed through partly to guest, partly absorbed): 8–12%
- Platform fees: 3–15% depending on platform mix
- Utilities (electric, internet, gas, water): $300–$600/month for a 4-bed
- Pool/hot tub service: $200–$400/month
- HOA dues: $50–$300/month, varies by subdivision
- STR permit + business license: $300–$700/year combined
- Property tax (non-primary): higher rate; budget accordingly
- Property management (if used): 18–28% of revenue
- Maintenance + reserves: 8–12%
- Insurance (STR-rated): $1,800–$4,500/year
Self-managed properties keep more cash but require operator time. Professionally managed properties produce less net but free your time for acquisitions.
What Top Operators Do Differently
Three patterns I see consistently across the top-performing Sand Hollow STRs:
They use dynamic pricing tools, not static seasonal pricing. PriceLabs or Wheelhouse with custom rules beats manual pricing every time on annualized revenue.
They lean into specific guest segments — OHV families, multigenerational reunions, wedding parties — and design the listing photos and amenities for that segment rather than generic vacation messaging.
They treat guest communication as a conversion lever. Fast pre-booking response and clear pre-arrival info reduces cancellations and bumps repeat-booking percentage above 15%.
Underwriting a Specific Property
If you want a property-specific revenue projection — not a market range — pull a 12-month forward estimate using either AirDNA or Rabbu, then adjust for the specific amenity set, lot type, and management quality. Don't underwrite to optimistic projections. Use the 25th-percentile estimate for a margin of safety.
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If you're evaluating a Sand Hollow property and want a specific revenue model with comparable rentals, write-up of permit/zoning status, and break-even analysis, send me the address. I'll have it back within 48 hours.
FAQ
What's a realistic gross revenue for a 4-bedroom Sand Hollow home in 2026? Roughly $90,000–$135,000 annually for an actively managed property with pool, off-water. Lakefront and amenity-loaded homes run higher. Underperformers run lower.
Is lakefront worth the premium? Often yes, but not always. Lakefront commands 50–80% ADR premium and pulls 8–12% higher occupancy, which usually justifies the price-per-square-foot delta. Run the math on the specific lot — proximity to reservoir varies by phase.
How much does a toy garage add? A finished toy garage suitable for trailers and side-by-sides typically adds 15–25% to ADR for the right audience and meaningfully extends booking lead time.
Are STR returns in Sand Hollow better than Hurricane proper? Sand Hollow generally has higher ADR but tighter inventory and stricter zoning. Hurricane proper offers more options but lower premiums per night. Net cash-on-cash is often comparable. Choose based on price point and exit strategy.
Should I self-manage or hire a property manager? Below ~$120,000 gross revenue, self-management often nets meaningfully more if you have systems. Above that, the quality lift and scaling capacity from a strong manager often outweighs the fee. Depends on your time and other commitments.
How do I confirm the numbers I'm being given by a listing agent? Pull AirDNA or Rabbu data for the specific property, check public booking calendars across platforms, and ask the seller for actual prior-year statements. Trust statements over projections.
By Gerardo Lopez | MyHome Co.
Related reading: Sand Hollow STR Zones | Where STRs Are Allowed in Southern Utah | Sand Hollow Lakefront vs. Off-Water Returns
Related: For the complete framework, read our Southern Utah STR investing guide.
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