Buying a Guthrie, Oklahoma Rental in 2026: What the Numbers Say
A Guthrie, Oklahoma short-term rental purchase should be underwritten on Guthrie numbers, not on a nearby metro's numbers pasted into the wrong spreadsheet row. On an AirROI extract filed for the August 2025 through July 2026 window, typical listings in Guthrie earned about $19,099 last year from 61 active rentals. That figure, not an Oklahoma City figure, is the starting line for a buyer packet on a Logan County property.
Oklahoma City listings earned about $18,361 last year from 1,588 active rentals on the same August 2025 through July 2026 extract. That is a separate city, a separate guest pool, and a separate file. A buyer comparing the two Oklahoma markets should keep those two numbers on two different lines rather than blending them into one average that describes neither place accurately, and neither city's registration process transfers to the other.
This page walks through what a Guthrie buyer packet should carry: the typical revenue figure, the average daily rate, occupancy, revenue per available room, the direction the market has moved year over year, and the registration questions a buyer still has to confirm before closing. None of the numbers below are estimates built for this page. They come from the same extract and should be treated as a starting point for due diligence, not a finished underwriting model.
Every figure that follows is labeled by the extract it came from, and every registration item that is still open is labeled as open rather than assumed closed. That distinction matters more in a 2026 purchase than it did a few years ago, because supply in Guthrie has grown faster than revenue in this sample, which means the buyers entering the market now are competing against more listings for the same guest demand than buyers who purchased a year or two earlier. This is not legal advice.
Guthrie's Typical Year, By The Numbers
The August 2025 through July 2026 AirROI extract puts typical Guthrie revenue at about $19,099 across 61 active listings. Average daily rate on that same extract runs about $188 a night, occupancy sits at about 36.4 percent, and revenue per available room works out to roughly $67. Those four figures belong together because they explain each other: a $188 nightly rate paired with 36.4 percent occupancy is what produces a $67 RevPAR, and that RevPAR times the days in a year is what produces the $19,099 typical annual figure.
A buyer running a proforma on a Guthrie property should start with this set of numbers rather than a national average or a neighboring city's figure. Peak months on the extract are October, March, and June, while January is the revenue hole. That means a buyer's cash flow model should expect a strong fall stretch around October along with solid spring and early-summer months, and a lean January that needs to be planned for rather than papered over.
Year over year, the extract shows revenue down about 9.2 percent while supply is up about 45.2 percent. That combination matters to a buyer: more listings have entered the Guthrie market at the same time revenue per listing has softened. It does not mean the market is closed to new entrants, but it does mean a 2026 buyer should underwrite against current, softer numbers rather than last year's headline figures, and should expect more competition for the same guest nights.
Why Oklahoma City Doesn't Belong In This Spreadsheet
Oklahoma City is about $18,361 typical annual revenue on 1,588 listings, on the same August 2025 through July 2026 window used for Guthrie. That is a different file, a different guest pool, and a different supply picture, and it should stay on its own line in any comparison document rather than being folded into a blended average. A buyer packet that lists Guthrie's $19,099 on 61 listings next to Oklahoma City's $18,361 on 1,588 listings, clearly labeled, is doing its job. A packet that averages the two into a single 'Oklahoma STR' number is doing a disservice to whoever reads it next.
The practical reason to keep the two cities separate is that they draw guests for different reasons even though most Guthrie guests actually start their trip in Oklahoma City. Guthrie's typical stay runs about 3.3 nights, and most guests arrive from Oklahoma City, then Guymon, which tells a buyer this is a short getaway market rather than a longer or business-travel market. A rental in Guthrie should be underwritten as a roughly 3.3-night stay, not modeled on assumptions that fit a larger metro market with a different guest mix.
This also matters for named event weekends. The extract treats named event weekends as demand signals, not as occupancy data, which means a buyer should not assume a single busy weekend represents the market's typical performance. Underwriting on the annual typical-revenue figure, the ADR, and the occupancy rate together gives a more honest picture than pointing to one strong weekend and projecting it across fifty-two weeks.
Reading The January Revenue Hole Correctly
January is the revenue hole in this sample, and it is also the month where occupancy runs weakest, so a buyer should treat that pairing as a planning input rather than a red flag. Every short-term rental market has a slower stretch, and a market that is honest about where its slow month falls is more useful to underwrite than a market where every month is presented as equally strong. A Guthrie buyer's proforma should show a visibly lower January, built around lower nightly rates, longer minimum stays, or simply a lower expected occupancy for that single month, rather than smoothing January into the same line as October.
It is worth separating two different things that can look similar on a calendar: a revenue hole and a 30-night minimum-stay setting. About 19.7 percent of Guthrie listings already run a 30-night minimum, and that setting can sit on the calendar in any month, including January, without actually representing occupied nights. A buyer reviewing comparable listings for a January estimate should check whether a comp's low apparent activity is a real revenue hole or simply a long minimum-stay filter blocking short bookings, since the two produce very different pictures of the same calendar month.
Registration Still Needs Confirming Before Closing
Guthrie sits in Logan County, and short-term rental oversight runs through the City of Guthrie's own files rather than a county-only process. A buyer should confirm the remaining registration requirements, remaining zoning and special-use questions, and remaining Hotel Tax Article obligations directly at cityofguthrie.com before assuming a property qualifies as-is. These items were still being confirmed as of this sample and should not be treated as settled without a direct check with the permit desk.
This pass does not carry a confirmed Guthrie short-term rental permit dollar amount, and a buyer packet should not guess one. If a fee figure surfaces elsewhere in casual research, treat it as unconfirmed until the City of Guthrie permit desk verifies it directly for the parcel in question, since a wrong fee assumption baked into a proforma is worse than an honest blank line waiting on a phone call.
If a buyer is comparing a Guthrie property against a property in Oklahoma City or another Oklahoma city, two separate 2026 registration packets need to be filed, because city files do not transfer between jurisdictions. A property that already carries a valid registration in one city tells a buyer nothing about whether a similar property in Guthrie will clear the same bar, since zoning, special-use review, and lodging tax filing can differ by jurisdiction even within the same county or state.
What A 2026 Buyer Should Actually Underwrite
Start the proforma at $19,099 typical annual revenue on 61 active listings, not a rounder or more optimistic number pulled from a listing description or a seller's own claim. Build in the $188 ADR and 36.4 percent occupancy as the pair that produces the $67 RevPAR, rather than assuming either figure alone tells the story. A buyer who only looks at the $188 rate without the 36.4 percent occupancy is likely to overstate expected income, since a moderate rate paired with moderate occupancy still produces a modest RevPAR that a proforma needs to respect.
Plan the calendar around October, March, and June as the strongest months in this sample, and treat January as the month that needs a plan, whether that plan is a lower rate, a longer minimum stay, or simply an accepted lower month in the annual model. About 19.7 percent of Guthrie listings already run a 30-night minimum stay, which is worth knowing before assuming every property in the comps set is competing for the same short-stay guest that this market's 3.3-night typical stay describes.
Finally, keep the registration question open until it is actually closed. A buyer who assumes remaining 2026 city files are a formality is taking on risk that belongs in the underwriting, not in a footnote. Confirm the registration path, the zoning classification, and the Hotel Tax Article filing with the City of Guthrie permit desk before finalizing a purchase price built on the assumption that the property will operate as a registered short-term rental starting on a specific date.
What The Extract Doesn't Tell A Buyer
This data set is useful precisely because it is limited: it shows typical revenue, ADR, occupancy, RevPAR, peak and hole months, guest origin, and length of stay across an actual sample of 61 listings, but it does not price a specific parcel, a specific house, or a specific renovation budget. A buyer should treat the $19,099 typical figure as a market-level anchor, then layer in the property's own bedroom count, parking, condition, and proximity to downtown before arriving at a property-specific revenue estimate.
The extract also does not resolve every registration detail, and it does not carry every fee figure a buyer might want. Confirm the current registration process, any zoning or special-use caps, and the Hotel Tax Article filing directly with the City of Guthrie permit desk before underwriting a specific fee into the proforma, since this pass deliberately does not mint a permit dollar amount that was not confirmed in the source extract.
One number worth flagging directly: some research pulls in this cluster carried a $21,759 figure alongside a 1,227-listing count that actually belongs to a separate Tulsa market report, not to Guthrie. A Guthrie buyer packet should exclude that figure entirely rather than mistake it for a Guthrie or Oklahoma City number. If that figure appears anywhere in an older draft, it should be treated as cross-market contamination and confirmed against the source extract before it goes anywhere near an underwriting file.
Building The Actual Offer
An offer on a Guthrie short-term rental should rest on three separate legs: the market-level numbers from this sample, a property-specific revenue estimate built from comparable Guthrie listings, and a confirmed registration path from the City of Guthrie permit desk. None of those three legs should be skipped in favor of a seller's pro forma alone, since a seller's projection is built to sell the property, not to underwrite it conservatively.
A buyer who wants a second opinion on the property-specific piece, the registration piece, or how the two fit together with a marketing plan for the listing itself has a reason to loop in a local marketing partner before closing rather than after. Getting the registration and the marketing questions answered before the purchase agreement is signed, rather than after move-in, tends to save the most time and the most money for a first-year Guthrie host.
It also helps to write down, in the offer file itself, exactly which numbers came from this sample and which numbers are estimates layered on top. A clean paper trail that separates '$19,099 typical revenue, 61 listings, August 2025 through July 2026 extract' from 'estimated property-specific revenue based on comparable Guthrie listings' keeps the underwriting honest for anyone who reviews the file later, including a lender, a co-investor, or the buyer's own future self reviewing the deal a year after closing.
Related Reading
More Buying a Guthrie, Oklahoma Rental in 2026 host reading on desks, calendars, and listing clarity.
Frequently Asked Questions
Do I need a Guthrie STR permit before I list a property I'm buying?
Likely, yes, but this pass does not carry a confirmed permit dollar amount for Guthrie. The City of Guthrie oversees registration through its own files, and a buyer should confirm remaining zoning, remaining special-use questions, and remaining Hotel Tax Article obligations directly at cityofguthrie.com before assuming a property qualifies. Treat any fee figure you find elsewhere as unconfirmed until the permit desk verifies it for the specific parcel you are buying.
What did a typical Guthrie short-term rental actually earn last year?
On the August 2025 through July 2026 AirROI extract, typical Guthrie listings earned about $19,099 across 61 active rentals. That figure pairs with an average daily rate near $188 and occupancy around 36.4 percent, which together produce a revenue per available room of roughly $67. A buyer underwriting a purchase should use this typical figure rather than a single strong month or a seller's optimistic projection as the anchor number for the deal.
How does Guthrie compare to Oklahoma City for an STR buyer?
They are not comparable on the same line. Oklahoma City listings earned about $18,361 typical annual revenue from 1,588 active rentals on the same extract window, against Guthrie's $19,099 on 61 listings. The two cities have different guest pools, different supply levels, and different registration processes, so a buyer packet should keep them as two clearly labeled figures rather than blending them into a single regional average.
Is the Guthrie STR market growing or shrinking?
Year over year, the extract shows Guthrie revenue down about 9.2 percent while supply is up about 45.2 percent. That means more listings have entered the market while typical revenue per listing has softened, which a 2026 buyer should factor into a conservative proforma. It does not mean the market is closed, but it does mean new supply is competing harder for the same guest nights than it was a year earlier in this sample.
Which months should a Guthrie buyer plan around?
Peak months in this sample are October, March, and June, and the revenue hole is January. A buyer's cash flow model should expect the strongest performance in those three peak months, plan for a lean January rather than assuming it performs like the rest of the year, and avoid projecting a single strong named-event weekend across the full calendar, since named events are demand signals, not occupancy data in this sample.
Where do Guthrie's short-term rental guests come from?
Most guests arrive from Oklahoma City, then Guymon, with a typical stay of about 3.3 nights. That points to a short getaway market rather than a business-travel or extended-stay market. A buyer should underwrite length of stay and turnover costs around a roughly 3.3-night average rather than assuming a longer typical booking, since a longer assumption will understate real cleaning and turnover frequency across a full year of bookings.
Does a 30-night minimum change how I should underwrite occupancy?
About 19.7 percent of Guthrie listings already run a 30-night minimum stay setting, but that setting is not the same thing as filled occupancy. A 30-night filter can sit on a calendar without producing 30 nights of actual bookings, so a buyer should not treat that percentage as a proxy for guaranteed occupancy. Underwrite from the 36.4 percent occupancy figure on the extract instead, and treat the minimum-stay setting as a separate operating decision worth noting.
Can I use the same registration packet if I also own a property in Oklahoma City?
No. City files do not transfer between jurisdictions, so a buyer who operates in two cities needs to file two separate remaining-2026 registration packets. A registration confirmed for a property in one city tells you nothing about whether a Guthrie property clears the same bar, since zoning, special-use caps, and lodging tax filing can differ even within the same county or state, and each city runs its own review.
What should a lender-facing buyer packet for a Guthrie property include?
A solid packet carries the $19,099 typical revenue figure on 61 listings, the $188 ADR, the 36.4 percent occupancy rate, the $67 RevPAR, a clear note that remaining city registration still needs confirming at cityofguthrie.com, and Oklahoma City figures kept on a separate, clearly labeled line. That structure shows a lender what is confirmed by the extract, what is still pending with the city, and what belongs to a different market entirely.
Is a $21,759 revenue figure something I should underwrite for a Guthrie purchase?
No. That figure and its accompanying 1,227-listing count trace back to a separate Tulsa market report, not to Guthrie or Oklahoma City. If a $21,759 number appears in any draft material tied to this Guthrie cluster, it should be treated as cross-market contamination and excluded from the underwriting file. Guthrie's confirmed typical revenue figure in this sample is $19,099 across 61 listings, and that is the number a buyer packet should carry.
Work with Crest & Cove Creative
Guthrie listings cleared about $19,099 typically last year on a 61-listing sample, a very different story than Oklahoma City's $18,361 on the same window. See what a 2026 buyer packet should actually carry before an offer goes in.
Crest & Cove Creative builds host-facing buyer packets that keep Guthrie numbers on Guthrie and Oklahoma City numbers on Oklahoma City, so your underwriting file never blends two markets into one misleading average. Reach out and we'll walk your Logan County purchase through the same extract data used on this page, plus the registration questions still open at the City of Guthrie permit desk.
Reach out at crestcove.co or (256) 998-7502.
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