Is Clovis, New Mexico Good for Airbnb Investment?

Potentially—Clovis, New Mexico combines visitor demand with long-term real estate upside.

• Presents a mixed but potentially viable opportunity.
• Current market conditions in Clovis are influenced by its connection to Cannon Air Force Base, which provides a steady, albeit fluctuating, demand for short-term housing for military personnel and their families.
• Tourism trends are modest, primarily driven by visitors to the base and regional events, rather than large-scale leisure tourism.
• Property values in Clovis are generally more affordable compared to major metropolitan areas, which can lead to a lower barrier to entry for investors.
• However, the investment potential for Airbnb in Clovis largely hinges on catering to the specific needs of the military community and short-term contractors.
• Success will depend on competitive pricing, proximity to the base, and understanding the transient nature of the local population.

$800–$1,800 per month based on location, season, and property quality.

• Based on available market data and regional analysis, Airbnb hosts in Clovis, New Mexico typically earn between $800 to $1,800 per month.
• Seasonal variations show peak earnings during summer months (June through August) when revenues can increase by 25-40% due to tourism and family visits.
• Spring months often perform well due to military family relocations and events at nearby Cannon Air Force Base.
• Key factors affecting earnings include proximity to the air base (properties within 10 miles command premium rates), property size and amenities.
• The presence of military personnel creates steady demand for longer-term stays, though competition from traditional hotels and limited tourist attractions keep average daily rates relatively modest at $65-95.
• Properties offering military discounts, pet-friendly policies, and extended-stay options tend to achieve higher occupancy rates of 60-75% compared to the regional average of 45-60%.

Potentially strong—typical annual ROI is 8–12%.

• Typically generate ROI between 8-12% annually, with payback periods ranging from 8-12 years due to the city's modest property values averaging $120,000-$180,000 and nightly rates of $65-$85 driven by Cannon Air Force Base personnel and regional business travelers.
• The market shows seasonal fluctuations with higher occupancy during military training periods and summer months, achieving 60-70% average occupancy rates for well-managed properties.
• Compared to traditional long-term rentals yielding 6-8% ROI with monthly rents of $800-$1,200, short-term rentals can outperform by 2-4 percentage points but require significantly more active management.
• Properties near the air base and downtown area perform best, while success heavily depends on property condition, marketing effectiveness.

Clovis, New Mexico averages 45–55% annual occupancy, with seasonal variation.

• Airbnb occupancy rates in Clovis, New Mexico typically average around 45-55% annually, with peak seasons occurring during late spring through early fall (May-September) when occupancy can reach 65-75% due to favorable weather and increased tourism activity.
• The lowest occupancy rates occur during winter months (December-February) at approximately 30-40% as harsh weather and reduced travel impact demand.
• Summer months see the highest occupancy around 70-80% particularly in July and August when families travel and outdoor activities peak.
• Clovis performs slightly below the New Mexico state average of approximately 60% annual occupancy, which benefits from major tourist destinations like Santa Fe and Albuquerque.
• The city's occupancy is influenced by its proximity to Cannon Air Force Base, agricultural seasons, and regional business travel.

The strongest opportunities balance visitor demand, nightly rates, and acquisition cost.

• The best Airbnb investment neighborhoods in Clovis, New Mexico include the Historic Downtown District which offers charm and walkability to local restaurants and shops with moderate property prices and appeal to business travelers visiting the area's government offices, the North Clovis residential area near the hospital and medical facilities that attracts medical professionals and visiting families with steady demand and mid-range pricing power, the area around Clovis Community College which draws visiting academics, prospective students, and families during events with consistent seasonal demand, the neighborhoods near Cannon Air Force Base that provide excellent occupancy rates from military families, visiting personnel, and contractors with strong pricing power due to limited base housing, the Central Clovis area around the civic center and municipal facilities that appeals to government workers and event attendees with reliable business travel demand, and the residential zones near the railroad district which attract train enthusiasts and workers in the transportation industry while offering lower property acquisition costs with potential for appreciation as the area develops.

Yes, but only where zoning permits short-term rentals and every required license is current.

• Clovis, New Mexico currently operates under relatively permissive short-term rental regulations that require property owners to obtain a business license through the city clerk's office and comply with standard zoning ordinances, with most residential properties in R-1, R-2, and R-3 zones permitted to operate as short-term rentals without special use permits.
• The city does not mandate owner-occupancy requirements, allowing both primary residences and investment properties to function as vacation rentals.
• Registration involves submitting a business license application, providing proof of liability insurance, and ensuring compliance with fire safety codes and building standards.
• Zoning restrictions primarily exclude short-term rentals from certain commercial districts and may require conditional use permits in some mixed-use areas.
• Recent regulatory discussions have focused on potential registration databases and neighbor notification processes.

Tax rates vary by jurisdiction; licensing, inspection, and insurance costs are additional.

• In Clovis, New Mexico, short-term rental operators are subject to several fees and taxes including the state gross receipts tax of 5.125%, Curry County gross receipts tax of approximately 1.5%.
• Registration with the New Mexico Taxation and Revenue Department requires a CRS number with no initial fee, while business registration with the city typically costs around $25-50 annually.
• Property owners must obtain a short-term rental permit from the city costing approximately $100-200 per year, and may need a business license for an additional $50-75.
• Tourism taxes are collected through the lodging tax structure, and operators must also pay applicable property taxes which vary based on assessed value.
• Additional costs may include inspection fees of $75-150 and potential homeowners association fees if applicable.