Buying Ellicottville: $26,763 on 58, Transfer Unknown

Jacob Mishalanie
Aug 19
11 min read

Updated: Aug 21

Ellicottville Main Street historic storefronts

Underwrite the Ellicottville cell, not a Buffalo mash and not an inspector year. Typical year is $26,763 on 58 listings, ADR $388, occupancy 30.1 percent, RevPAR $124, vintage August 2025 through July 2026. Year over year is not on the page. Do not invent one. Do not mash the inspector $35,000 to $37,500 from about 200 licensed STRs. Cite $26,763. Peak-3 is January, February, and July. January is the peak month. March is the hole.

Two halls sit with the parcel. Town Local Law 1-2025 is the Town file. The village ordinance is a second desk. A parcel may need Town, Village, or both. The 375 Town cap sits with a Town license. Transfer on sale is unknown this pass. Flag it. Ask before you bid. Olean and Salamanca returned 404. Do not invent their years on a closing packet. Buffalo is origin. Buffalo is not this T12.

Professionally managed share is 19.0 percent. EVL Rentals runs three listings. That is not a closed field. Stay is 3.3 nights. Lead is 43 days. Seven listings set 30-plus. Eight-plus capacity is 55.2 percent. Entire-home share is 91.4 percent. Houses are 63.8 percent. One-bedroom is the largest single size at 27.6 percent. Superhost share is 50.0 percent. AirROI Low is a scrape. It is not the live Town ordinance.

Underwrite $26,763 on 58 Listings

DSCR math on this cell starts at $26,763. ADR $388. Occupancy 30.1 percent. RevPAR $124. Vintage August 2025 through July 2026. Entire-home share is 91.4 percent. Houses are 63.8 percent. One-bedroom is the largest single size at 27.6 percent. Eight-plus capacity is most common at 55.2 percent. Superhost share is 50.0 percent. Those stock facts belong in the packet next to the year. They do not belong next to an inspector leftover. Stay is 3.3 nights. Lead is 43 days. Seven listings set 30-plus.

A lender who wants a mashed rent roll is asking for a different driveway.Financing an Ellicottville rentalstays on this cell. Do not lift Buffalo rents. Do not lift inspector licensed-STR dollars. Do not lift Holiday Valley visitor spend and call it debt service. Visitor dollars are not T12. Occupancy is 30.1 percent. That is the host figure. Peak-3 is January, February, and July. March is the hole. A DSCR memo that only shows January is incomplete.

Year over year is not on the page. The extract printed N/A. Do not invent a move to make the ratio look cleaner. Peak month is January. The hole is March. A DSCR memo that ignores the two halls is incomplete. Carry $26,763 and the clerks. Leave leftover empty-winter copy off the ratio. Professionally managed share is 19.0 percent. EVL Rentals runs three listings. Those names do not rewrite the cell year. Cite $26,763 only. Stay is 3.3 nights. Lead is 43 days. Seven cards set 30-plus on this village extract.

Keep Inspector $35,000 Off the Bid

The Town Building Inspector desk printed about $35,000 to $37,500 from about 200 consistently active licensed STRs. That is a different file. It is licensed-STR talk from a May 2026 board, not this AirROI cell. Typical year is $26,763. Never replace $26,763 with the inspector band. Never split the difference. Label the inspector figure if a broker brings it. Then put it back on its own desk. Occupancy on this extract is 30.1 percent. ADR is $388. RevPAR is $124.

A closing packet that blends those desks is already wrong.Rulescan carry the cap and the halls. They cannot mint a blended year. Holiday Valley Realty 250-plus is another different inventory. EVL Rentals at three listings is this extract’s manager row. Stay is 3.3 nights. Lead is 43 days. Seven cards set 30-plus. Those operating desks sit on $26,763. They do not sit on $35k.

If a broker memo still leads with the inspector year as this T12, send the memo back. Cite $26,763. Cite. Cite January, February, and July. Cite March as the hole.Tourism datacan name Holiday Valley and HoliMont as landscape. Landscape is not debt service. Fall Festival on October 10 and 11, 2026, is visitor. It is not a money month. Do not let a festival weekend raise the underwriting year. Stay is 3.3 nights. Lead is 43 days. Occupancy is 30.1 percent. Cite $26,763 only on this cell.

375 Cap Sits With the Town License

The Town of Ellicottville formalized a hard cap of 375 licenses. The April 30, 2026 report printed 300 already issued and about 75 remaining. Live remaining slots are unknown this pass. Confirm at the Building Inspector before you bid as if a slot were waiting. The cap is a Town file. It does not automatically sit on every village parcel. A parcel may need Town, Village, or both. Typical year is still $26,763. Occupancy is still 30.1 percent. The cap is not occupancy. The cap is a license count.

A scarce Town license can change what a buyer is buying. It does not change the extract year. It does not invent a year-over-year. It does not fill March.Startup costsstill start. the hall path. Town Clerk sits at 1 West Washington,. Ask remaining slots live. Ask zoning district. May 2026 enforcement targeted out-of-district operators. A cap slot on the wrong district is not a slot you can use.

If a packet treats 375 as a reason to raise $26,763, send the packet back. Scarcity is diligence. Scarcity is not T12. Stay is 3.3 nights. Lead is 43 days. Seven listings set 30-plus. Professionally managed share is 19.0 percent. Those desks do not move because a cap exists. Peak-3 is January, February, and July. March is the hole. Carry the cap next to the year. Do not replace the year with the cap. Occupancy is 30.1 percent. ADR is $388. Cite $26,763 on 58 cards on this cell.

Transfer on Sale Is Unknown

Permit transfer on sale is not settled on a primary page this pass. Flag it. Do not write a yes. Do not write a no. Ask Town Hall before you bid if the parcel is Town. Ask Village Hall if the parcel is village. Ask both if the driveway needs both. Town Clerk is. Village clerk is, extension 2.Does the permit transferis the sibling that holds the flag. This page will not invent a closing fact the halls have not settled.

A cap makes the question material. A 375 Town ceiling means a license that dies at sale is not the same asset as a license that rides. Until a clerk answers the live file, the packet carries unknown. Typical year is $26,763. Occupancy is 30.1 percent. ADR is $388. Those figures assume an operating card. They do not assume a transferable permit. Stay is 3.3 nights. Lead is 43 days. Seven cards set 30-plus. None of those desks answer transfer.

If a broker writes transfer as settled, send the contract back to the hall. Do not let unknown become yes in a footnote. Do not let unknown become no as a scare. Call the desk that owns the license.Town versus villagetells you which phone. Peak month is January. March is the hole. Transfer unknown does not change those months. It changes what you are buying if the license is the asset. Stay is 3.3 nights. Occupancy is 30.1 percent. Cite $26,763 only until a clerk answers on this cell.

EVL Rentals Does Not Close the Field

EVL Rentals runs three listings on this extract. Professionally managed share is 19.0 percent. That is a manager row. It is not a closed field. Independent hosts still carry most of 58 cards. Superhost share is 50.0 percent. Entire-home share is 91.4 percent. Typical year is $26,763. Occupancy is 30.1 percent. ADR is $388. A buyer who hears three manager cards and walks away is reading the wrong signal. Label EVL Rentals. Then keep reading the cell.

Holiday Valley Realty 250-plus is local agency inventory. It is not this extract’s leading PM. Do not treat that book as proof the Airbnb cell is full. Do not treat Evolve’s brand scrape as the lead.DIY versus hirealready split those desks. A buyer packet should split them too. Stay is 3.3 nights. Lead is 43 days. Seven listings set 30-plus. Eight-plus capacity is 55.2 percent. Those operating facts belong next to the manager share.

If a memo says the field is closed because EVL Rentals exists, send the memo back. Three cards are three cards. 58 listings remain the sample. Peak-3 is January, February, and July. March is the hole. A manager name does not fill the hole and does not close the year. Cite $26,763. Cite. Cite 19.0 percent. Then decide whether the parcel, the hall, and the license still work. The field is a cell, not a lock. Stay is 3.3 nights. Lead is 43 days. Occupancy is 30.1 percent on this village extract. Cite $26,763 and before you walk.

Two Halls Sit With the Parcel

Town of Ellicottville and Village of Ellicottville are two desks. Town Local Law 1-2025, adopted February 19, 2025, is the Town file. Annual permit, fee by unit size, 24-hour local contact within 25 miles, $1M liability, safety inspection. The village ordinance is separate, revised around September 2025. A parcel may need Town, Village, or both. The 375 cap is a Town cap. Village districts are a second map. Confirm which driveway you are buying. Typical year is $26,763. Occupancy is 30.1 percent.

Town Clerk Robyn George sits at 1 West Washington Street, PO Box 600, Ellicottville, NY 14731,. Village clerk Amy Hayward answers, extension 2. Hours print Monday through Friday, 8 to 4. Cattaraugus County Clerk is records and court, not the permit window. Do not send a buyer there for the license.Ruleswalk the stack. AirROI Low is a scrape. Low is not the live file. Confirm remaining Town cap slots at the inspector before you treat a license as waiting.

If a packet files this cell as one hall, send the packet back. Dual identity is diligence. It is not two fake calendars. Peak-3 is still January, February, and July. March is still the hole. Stay is 3.3 nights. Lead is 43 days. Seven cards set 30-plus. Those extract facts travel with whichever hall owns the driveway. The hall does not rewrite them. Confirm the parcel. Then underwrite $26,763, not a Buffalo mash. Occupancy is 30.1 percent. ADR is $388. Year over year is not on the page here. Cite $26,763 only on this cell.

Superhost Share Is 50.0 Percent

58 listings is a boutique slice of a 375-cap market. Say so. One listing can move a percent on a sample this small. Professionally managed share is 19.0 percent. EVL Rentals at three cards is already a visible slice. Seven listings set 30-plus, 12.1 percent. Superhost share is 50.0 percent. Entire-home share is 91.4 percent. Those percents are live on this vintage. They are not a reason to invent a larger cell. Typical year is $26,763. Occupancy is 30.1 percent. ADR is $388.

Do not invent a year-over-year the page marked N/A.Who booksstill splits ski week, July, and the walker. A small sample still has those guests. Stay is 3.3 nights. Lead is 43 days. Eight-plus capacity is 55.2 percent. Write the small cell honestly. It should carry stay 3.3, lead 43, seven listings at 30-plus, 19.0 percent professionally managed, EVL Rentals at three cards, and 8-plus capacity at 55.2 percent.

If a lender wants a bigger n, say the n is 58. That is the honesty test. Peak month is January. March is the hole. A small sample does not become a metro year because Buffalo is origin.Remote staysalready said seven 30-plus settings are not a filled March. The same seven settings are not a DSCR product. Carry next to $26,763. Leave the mash off the percent. Stay is 3.3 nights. Occupancy is 30.1 percent on this village extract. Cite.

What a Buyer Packet Should Carry

A buyer packet should carry $26,763,, ADR $388, occupancy 30.1 percent, RevPAR $124, vintage August 2025 through July 2026. It should carry peak-3 as January, February, and July. It should carry March as the hole. It should carry stay 3.3, lead 43, seven listings at 30-plus, 19.0 percent professionally managed, EVL Rentals at three cards, and 8-plus capacity at 55.2 percent. It should carry year over year as N/A. It should label the inspector $35k to $37.5k desk and leave it off the average.

The packet should carry both halls. Town Clerk, 1 West Washington,. Village clerk,, extension 2. It should carry the 375 Town cap and the April 30, 2026 remaining-slot report as a confirm-live item. It should flag transfer on sale as unknown. It should confirm Town versus Village versus both on the actual parcel.Shoulder seasoncan travel as the calendar page. AirROI Low should travel as a scrape, not as the ordinance.

Before you bid, send the parcel. We will not mint a cap T12. Cite $26,763 only. Leave Buffalo wages off the note. Leave Holiday Valley Realty inventory off the extract row. Leave Olean and Salamanca off the packet. This is Ellicottville, Cattaraugus County, Town and Village. This is a ski village on the extract. Name January. Name February. Name July. Name March as the hole. Then close only on the year and the hall the driveway actually has. Stay is 3.3 nights. Occupancy is 30.1 percent. Flag transfer as unknown on this packet.

Frequently Asked Questions

What year do I underwrite?

Vintage August 2025 through July 2026. Typical year is $26,763 on 58 listings, ADR $388, occupancy 30.1 percent, RevPAR $124, vintage August 2025 through July 2026. A buyer packet should carry $26,763,, ADR $388, occupancy 30.1 percent, RevPAR $124, vintage August 2025 through July 2026. It should carry stay 3.3, lead 43, seven listings at 30-plus, 19.0 percent professionally managed, EVL Rentals at three cards, and 8-plus capacity at 55.2 percent.

Can I mash the inspector year?

About $35,000 to $37,500 from about 200 licensed stays is a leftover inspector desk. The Town Building Inspector desk printed about $35,000 to $37,500 from about 200 consistently active licensed STRs. Do not mash the inspector $35,000 to $37,500 from about 200 licensed STRs. Underwrite the Ellicottville cell, not a Buffalo mash and not an inspector year.

Does the permit transfer?

Ask Town Hall and, if Village,, extension 2. Village clerk is, extension 2.Does the permit transferis the sibling that holds the flag. Village clerk,, extension 2. Village clerk Amy Hayward answers, extension 2. Flag transfer as unknown on this packet. Until a clerk answers the live file, the packet carries unknown. Cite $26,763 only until a clerk answers on this cell.

Does EVL close the field?

Professionally managed share is 19.0 percent. Entire-home share is 91.4 percent. Superhost share is 50.0 percent. A manager name does not fill the hole and does not close the year. Then close only on the year and the hall the driveway actually has. It does not fill March.Startup costsstill start. A small sample does not become a metro year because Buffalo is origin.Remote staysalready said seven 30-plus settings are not a filled March.

Olean or Salamanca?

Leave Olean and Salamanca off the packet. Olean and Salamanca returned 404. Leave Holiday Valley Realty inventory off the extract row. Holiday Valley Realty 250-plus is local agency inventory. Holiday Valley Realty 250-plus is another different inventory. Cite March as the hole.Tourism datacan name Holiday Valley and HoliMont as landscape. It should carry March as the hole.

Is Buffalo this T12?

This is a ski village on the extract. Occupancy is 30.1 percent on this village extract. Occupancy on this extract is 30.1 percent. Seven cards set 30-plus on this village extract. Seven listings set 30-plus, 12.1 percent. EVL Rentals runs three listings on this extract. EVL Rentals at three listings is this extract’s manager row.

30-plus?

Eight-plus capacity 55.2 percent. Eight-plus capacity is 55.2 percent. Eight-plus capacity is most common at 55.2 percent. Leave the mash off the percent. Leave Buffalo wages off the note. Then underwrite $26,763, not a Buffalo mash. It should label the inspector $35k to $37.5k desk and leave it off the average. Then put it back on its own desk.

Who holds the parcel?

Town 1 West Washington,, or Village, extension 2. It should confirm Town versus Village versus both on the actual parcel.Shoulder seasoncan travel as the calendar page. A parcel may need Town, Village, or both. It should carry the 375 Town cap and the April 30, 2026 remaining-slot report as a confirm-live item. The April 30, 2026 report printed 300 already issued and about 75 remaining.

Work with Crest & Cove Creative

Stop bidding Washington Street with an inspector $35,000 mash or a minted transfer.

Bring the extract. We will keep the bid on $26,763, n=58, and flag transfer unknown. Reach out at crestcove.co or (256) 998-7502.