Borjomi Airbnb Market Analysis 2025: Short Term Rental Data & Vacation Rental Statistics in Samtskhe-Javakheti, Georgia
Is Airbnb profitable in Borjomi in 2025? Explore comprehensive Airbnb analytics for Borjomi, Samtskhe-Javakheti, Georgia to uncover income potential. This 2025 STR market report for Borjomi, based on AirROI data from April 2024 to March 2025, reveals key trends in the niche market of 120 active listings.
Whether you're considering an Airbnb investment in Borjomi, optimizing your existing vacation rental, or exploring rental arbitrage opportunities, understanding the Borjomi Airbnb data is crucial. Leveraging the low regulation environment is key to maximizing your short term rental income potential. Let's dive into the specifics.
Key Borjomi Airbnb Performance Metrics Overview
Monthly Airbnb Revenue Variations & Income Potential in Borjomi (2025)
Understanding the monthly revenue variations for Airbnb listings in Borjomi is key to maximizing your short term rental income potential. Seasonality significantly impacts earnings. Our analysis, based on data from the past 12 months, shows that the peak revenue month for STRs in Borjomi is typically August, while March often presents the lowest earnings, highlighting opportunities for strategic pricing adjustments during shoulder and low seasons. Explore the typical Airbnb income in Borjomi across different performance tiers:
- Best-in-class properties (Top 10%) achieve $1,008+ monthly, often utilizing dynamic pricing and superior guest experiences.
- Strong performing properties (Top 25%) earn $490 or more, indicating effective management and desirable locations/amenities.
- Typical properties (Median) generate around $223 per month, representing the average market performance.
- Entry-level properties (Bottom 25%) see earnings around $95, often with potential for optimization.
Average Monthly Airbnb Earnings Trend in Borjomi
Borjomi Airbnb Occupancy Rate Trends (2025)
Maximize your bookings by understanding the Borjomi STR occupancy trends. Seasonal demand shifts significantly influence how often properties are booked. Typically, Augustsees the highest demand (peak season occupancy), while March experiences the lowest (low season). Effective strategies, like adjusting minimum stays or offering promotions, can boost occupancy during slower periods. Here's how different property tiers perform in Borjomi:
- Best-in-class properties (Top 10%) achieve 48%+ occupancy, indicating high desirability and potentially optimized availability.
- Strong performing properties (Top 25%) maintain 33% or higher occupancy, suggesting good market fit and guest satisfaction.
- Typical properties (Median) have an occupancy rate around 17%.
- Entry-level properties (Bottom 25%) average 9% occupancy, potentially facing higher vacancy.
Average Monthly Occupancy Rate Trend in Borjomi
Average Daily Rate (ADR) Airbnb Trends in Borjomi (2025)
Effective short term rental pricing strategy in Borjomi involves understanding monthly ADR fluctuations. The Average Daily Rate (ADR) for Airbnb in Borjomi typically peaks in January and dips lowest during April. Leveraging Airbnb dynamic pricing tools or strategies based on this seasonality can significantly boost revenue. Here's a look at the typical nightly rates achieved:
- Best-in-class properties (Top 10%) command rates of $81+ per night, often due to premium features or locations.
- Strong performing properties (Top 25%) achieve nightly rates of $50 or more.
- Typical properties (Median) charge around $35 per night.
- Entry-level properties (Bottom 25%) earn around $25 per night.
Average Daily Rate (ADR) Trend by Month in Borjomi
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Airbnb Seasonality Analysis & Trends in Borjomi (2025)
Peak Season (August, May, June)
- Revenue averages $627 per month
- Occupancy rates average 29.0%
- Daily rates average $54
Shoulder Season
- Revenue averages $399 per month
- Occupancy maintains around 22.7%
- Daily rates hold near $55
Low Season (February, March, October)
- Revenue drops to average $249 per month
- Occupancy decreases to average 18.3%
- Daily rates adjust to average $55
Seasonality Insights for Borjomi
- The Airbnb seasonality in Borjomi shows highly seasonal trends requiring careful strategy. While the sections above show seasonal averages, it's also insightful to look at the extremes:
- During the high season, the absolute peak month showcases Borjomi's highest earning potential, with monthly revenues capable of climbing to $677, occupancy reaching a high of 41.0%, and ADRs peaking at $57.
- Conversely, the slowest single month of the year, typically falling within the low season, marks the market's lowest point. In this month, revenue might dip to $233, occupancy could drop to 16.4%, and ADRs may adjust down to $52.
- Understanding both the seasonal averages and these monthly peaks and troughs in revenue, occupancy, and ADR is crucial for maximizing your Airbnb profit potential in Borjomi.
Seasonal Strategies for Maximizing Profit
- Peak Season: Maximize revenue through premium pricing and potentially longer minimum stays. Ensure high availability.
- Low Season: Offer competitive pricing, special promotions (e.g., extended stay discounts), and flexible cancellation policies. Target off-season travelers like remote workers or budget-conscious guests.
- Shoulder Seasons: Implement dynamic pricing that balances peak and low rates. Target weekend travelers or specific events. Offer slightly more flexible terms than peak season.
- Regularly analyze your own performance against these Borjomi seasonality benchmarks and adjust your pricing and availability strategy accordingly.
Best Areas for Airbnb Investment in Borjomi (2025)
Exploring the top neighborhoods for short-term rentals in Borjomi? This section highlights key areas, outlining why they are attractive for hosts and guests, along with notable local attractions. Consider these locations based on your target guest profile and investment strategy.
| Neighborhood / Area | Why Host Here? (Target Guests & Appeal) | Key Attractions & Landmarks |
|---|---|---|
| Borjomi Central Park | A beautiful natural park known for its mineral water springs and stunning landscape. Great for tourists looking for relaxation and outdoor activities. | Borjomi Park, Borjomi-Kharagauli National Park, Romanov Palace, Mineral Water Park, Borjomi Nature Trails |
| Borjomi Mineral Water Pump Room | Iconic spot for those wanting to taste the famous Borjomi mineral water. It's a popular tourist attraction that draws many visitors throughout the year. | Mineral Water Pump Room, Historical Museum of Borjomi, Borjomi Cable Car, Local Souvenir Shops, Dining Restaurants |
| Kharagauli National Park | A stunning national park offering hiking trails and biodiversity. Ideal for travelers interested in eco-tourism and nature exploration. | Hiking Trails, Wildlife Watching, Waterfalls, Natural Springs, Scenic Views |
| Tsagkaros | A scenic small mountain retreat perfect for winter sports and nature vacations. A great destination for skiing and hiking enthusiasts. | Tsagkaros Ski Resort, Hiking Paths, Mountain Biking Trails, Scenic Spots, Nature Retreats |
| Mtskheta | Historic town near Borjomi, famous for its churches and UNESCO World Heritage sites. Attracts culture and history lovers. | Svetitskhoveli Cathedral, Jvari Monastery, Mtskheta Historic District, Cultural Festivals, River Views |
| Bakuriani | A popular winter resort town known for its ski resorts and family-friendly atmosphere. It's great for winter tourism and summer hikes. | Bakuriani Ski Resort, Kukushka Train, Hiking Trails, Children's Resort Activities, Local Cuisine |
| Akhalkalaki | A small town with rich history and cultural significance. Great for those interested in exploring Georgian heritage and local traditions. | Akhalkalaki Fortress, Local Markets, Cultural Heritage Sites, Georgian Cuisine, Scenic Railways |
| Aspindza | Less known but rich in nature and tranquility, ideal for those seeking a quiet getaway. Perfect for nature lovers and retreat seekers. | Nature Trails, Historical Sites, Quiet Environment, Local Villages, Cultural Interactions |
Understanding Airbnb License Requirements & STR Laws in Borjomi (2025)
While Borjomi, Samtskhe-Javakheti, Georgia currently shows low STR regulations, specific Airbnb license requirements might still exist or change. Always verify the latest short term rental regulations and Airbnb license requirements directly with local government authorities for Borjomi to ensure full compliance before hosting.
(Source: AirROI data, 2025, finding no licensed listings among those analyzed)
Top Performing Airbnb Properties in Borjomi (2025)
Benchmark your potential! Explore examples of top-performing Airbnb properties in Borjomibased on Trailing Twelve Month (TTM) revenue. Analyze their characteristics, revenue, occupancy rate, and ADR to understand what drives success in this market.
House Mziani Borjomi with pool
Entire Place • 2 bedrooms
Buo's guest house
Entire Place • 3 bedrooms
villa maxi likani
Entire Place • 2 bedrooms
Likani-house's Cottage
Entire Place • 2 bedrooms
This is what you are looking for Cottage EL’ana
Entire Place • 2 bedrooms
Unforgettable attic with balcony in Borjomi
Entire Place • 1 bedroom
Note: Performance varies based on location, size, amenities, seasonality, and management quality. Data reflects the past 12 months.
Top Performing Airbnb Hosts in Borjomi (2025)
Learn from the best! This table showcases top-performing Airbnb hosts in Borjomi based on the number of properties managed and estimated total revenue over the past year. Analyze their scale and performance metrics.
| Host Name | Properties | Grossing Revenue | Stay Reviews | Avg Rating |
|---|---|---|---|---|
| Nikoloz | 1 | $26,982 | 7 | 4.86/5.0 |
| Lika | 1 | $26,566 | 18 | 5.00/5.0 |
| Giorgi | 3 | $19,257 | 11 | 1.67/5.0 |
| Nodu | 6 | $18,666 | 152 | 3.98/5.0 |
| Tamar | 5 | $13,524 | 197 | 3.86/5.0 |
| Mari | 1 | $12,531 | 7 | 4.86/5.0 |
| Saba | 1 | $10,690 | 6 | 4.83/5.0 |
| Natia | 1 | $10,687 | 29 | 5.00/5.0 |
| Niko | 6 | $8,915 | 52 | 4.99/5.0 |
| Anna | 1 | $7,599 | 27 | 4.85/5.0 |
Analyzing the strategies of top hosts, such as their property selection, pricing, and guest communication, can offer valuable lessons for optimizing your own Airbnb operations in Borjomi.
Dive Deeper: Advanced Borjomi STR Market Data (2025)
Ready to unlock more insights? AirROI provides access to advanced metrics and comprehensive Airbnb data for Borjomi. Explore detailed analytics beyond this report to refine your investment strategy, optimize pricing, and maximize your vacation rental profits.
Explore Advanced MetricsBorjomi Short-Term Rental Market Composition (2025): Property & Room Types
Room Type Distribution
Property Type Distribution
Market Composition Insights for Borjomi
- The Borjomi Airbnb market composition is heavily skewed towards Entire Home/Apt listings, which make up 75% of the 120 active rentals. This indicates strong guest preference for privacy and space.
- Looking at the property type distribution in Borjomi, Apartment/Condo properties are the most common (41.7%), reflecting the local real estate landscape.
- Houses represent a significant 38.3% portion, catering likely to families or larger groups.
- The presence of 12.5% Hotel/Boutique listings indicates integration with traditional hospitality.
- Smaller segments like others, unique stays, outdoor/unique (combined 7.6%) offer potential for unique stay experiences.
Borjomi Airbnb Room Capacity Analysis (2025): Bedroom Distribution
Distribution of Listings by Number of Bedrooms
Room Capacity Insights for Borjomi
- The dominant room capacity in Borjomi is 1 bedroom listings, making up 47.5% of the market. This suggests a strong demand for properties suitable for couples or solo travelers.
- Together, 1 bedroom and 2 bedrooms properties represent 70.8% of the active Airbnb listings in Borjomi, indicating a high concentration in these sizes.
Borjomi Vacation Rental Guest Capacity Trends (2025)
Distribution of Listings by Guest Capacity
Guest Capacity Insights for Borjomi
- The most common guest capacity trend in Borjomi vacation rentals is listings accommodating 4 guests (25%). This suggests the primary traveler segment is likely small families or groups.
- Properties designed for 4 guests and 3 guests dominate the Borjomi STR market, accounting for 43.3% of listings.
- 21.6% of properties accommodate 6+ guests, serving the market segment for larger families or group travel in Borjomi.
- On average, properties in Borjomi are equipped to host 3.9 guests.
Borjomi Airbnb Booking Patterns (2025): Available vs. Booked Days
Available Days Distribution
Booked Days Distribution
Booking Pattern Insights for Borjomi
- The most common availability pattern in Borjomi falls within the 271-366 days range, representing 83.3% of listings. This suggests many properties have significant open periods on their calendars.
- Approximately 97.5% of listings show high availability (181+ days open annually), indicating potential for increased bookings or specific owner usage patterns.
- For booked days, the 1-30 days range is most frequent in Borjomi (45.8%), reflecting common guest stay durations or potential owner blocking patterns.
- A notable 3.3% of properties secure long booking periods (181+ days booked per year), highlighting successful long-term rental strategies or significant owner usage.
Borjomi Airbnb Minimum Stay Requirements Analysis
Distribution of Listings by Minimum Night Requirement
1 Night
86 listings
78.2% of total
2 Nights
17 listings
15.5% of total
3 Nights
5 listings
4.5% of total
4-6 Nights
2 listings
1.8% of total
Key Insights
- The most prevalent minimum stay requirement in Borjomi is 1 Night, adopted by 78.2% of listings. This highlights the market's preference for shorter, flexible bookings.
- A strong majority (93.7%) of the Borjomi Airbnb data shows acceptance of very short stays (1-2 nights), indicating a dynamic, high-turnover market.
Recommendations
- Align with the market by considering a 1 Night minimum stay, as 78.2% of Borjomi hosts use this setting.
- Adjust minimum nights based on seasonality – potentially shorter during low season and longer during peak demand periods in Borjomi.
Borjomi Airbnb Cancellation Policy Trends Analysis (2025)
Flexible
67 listings
69.8% of total
Moderate
9 listings
9.4% of total
Firm
6 listings
6.3% of total
Strict
14 listings
14.6% of total
Cancellation Policy Insights for Borjomi
- The prevailing Airbnb cancellation policy trend in Borjomi is Flexible, used by 69.8% of listings.
- The market strongly favors guest-friendly terms, with 79.2% of listings offering Flexible or Moderate policies. This suggests guests in Borjomi may expect booking flexibility.
Recommendations for Hosts
- Consider adopting a Flexible policy to align with the 69.8% market standard in Borjomi.
- Given the high prevalence of Flexible policies (69.8%), offering this can enhance booking appeal, especially during shoulder seasons.
- Using a Strict policy might deter some guests, as only 14.6% of listings use it. Evaluate if potential revenue protection outweighs possible lower booking rates.
- Regularly review your cancellation policy against competitors and market demand shifts in Borjomi.
Borjomi STR Booking Lead Time Analysis (2025)
Average Booking Lead Time by Month
Booking Lead Time Insights for Borjomi
- The overall average booking lead time for vacation rentals in Borjomi is 36 days.
- Guests book furthest in advance for stays during August (average 59 days), likely coinciding with peak travel demand or local events.
- The shortest booking windows occur for stays in December (average 25 days), indicating more last-minute travel plans during this time.
- Seasonally, Summer (56 days avg.) sees the longest lead times, while Winter (30 days avg.) has the shortest, reflecting typical travel planning cycles.
Recommendations for Hosts
- Use the overall average lead time (36 days) as a baseline for your pricing and availability strategy in Borjomi.
- For August stays, consider implementing length-of-stay discounts or slightly higher rates for bookings made less than 59 days out to capitalize on advance planning.
- Target marketing efforts for the Summer season well in advance (at least 56 days) to capture early planners.
- Monitor your own booking lead times against these Borjomi averages to identify opportunities for dynamic pricing adjustments.
Popular & Essential Airbnb Amenities in Borjomi (2025)
Amenity Prevalence
Amenity Insights for Borjomi
- Essential amenities in Borjomi that guests expect include: Wifi, Kitchen. Lacking these (any) could significantly impact bookings.
- Popular amenities like Heating, TV, Essentials are common but not universal. Offering these can provide a competitive edge.
Recommendations for Hosts
- Ensure your listing includes all essential amenities for Borjomi: Wifi, Kitchen.
- Prioritize adding missing essentials: Kitchen.
- Consider adding popular differentiators like Heating or TV to increase appeal.
- Highlight unique or less common amenities you offer (e.g., hot tub, dedicated workspace, EV charger) in your listing description and photos.
- Regularly check competitor amenities in Borjomi to stay competitive.
Borjomi Airbnb Guest Demographics & Profile Analysis (2025)
Guest Profile Summary for Borjomi
- The typical guest profile for Airbnb in Borjomi consists of predominantly international visitors (83%), with top international origins including Germany, typically belonging to the Post-2000s (Gen Z/Alpha) group (50%), primarily speaking English or Russian.
- Domestic travelers account for 16.8% of guests.
- Key international markets include Georgia (16.8%) and Germany (13%).
- Top languages spoken are English (40.2%) followed by Russian (19.1%).
- A significant demographic segment is the Post-2000s (Gen Z/Alpha) group, representing 50% of guests.
Recommendations for Hosts
- Focus marketing internationally, particularly towards travelers from Germany.
- Tailor amenities and listing descriptions to appeal to the dominant Post-2000s (Gen Z/Alpha) demographic (e.g., highlight fast WiFi, smart home features, local guides).
- Highlight unique local experiences or amenities relevant to the primary guest profile.
- Consider seasonal promotions aligned with peak travel times for key origin markets.
Nearby Short-Term Rental Market Comparison
How does the Borjomi Airbnb market stack up against its neighbors? Compare key performance metrics like average monthly revenue, ADR, and occupancy rates in surrounding areas to understand the broader regional STR landscape.