A new state law, a growing supply of competitors, and a gross-revenue gap that's nearly closed. Here's the honest math on switching to a long-term tenant.
Get the Long-Term Number →Not the numbers from a year or two ago — the current trailing-12-month reality:
Source: AirROI Coeur d'Alene short-term rental market report, trailing 12 months through July 2026, retrieved August 2026. Demand here runs seasonal — summer-peaked, with real troughs in the winter months.
Idaho's HB 583 was signed March 16, 2026 and took effect July 1, 2026. What it does: it stops cities and counties from passing STR-specific rules — permit requirements, extra fees, caps on how many STRs can operate in an area — unless the rule is a genuine public-safety measure. What it doesn't do: it doesn't erase the rules that already apply to every residence in town. Noise ordinances, parking rules, nuisance complaints — those still apply to your STR exactly like they apply to a neighbor's owner-occupied house, because they aren't STR-specific.
The practical read for an owner: local governments lost their main tool for capping or fee-ing STRs out of existence, which is part of why supply here is still growing even as revenue per unit softens. More competition is coming, not less — HB 583 removed the brakes on new STR listings, not the brakes on a neighbor's noise complaint.
On raw gross, the average Coeur d'Alene short-term rental now clears about $29,149 a year against a typical 3-bedroom long-term lease at $28,584 — a gap of roughly 2% before either side's costs. That gap used to be the whole argument for going short-term; at today's numbers it barely covers a slow month. No net-income figures are shown below — real costs vary too much by property to state as one number, so here are the categories that matter instead:
| Short-term (current) | Long-term rental | |
|---|---|---|
| Typical annual gross | $29,149/yr (avg. Coeur d'Alene STR, AirROI) | $28,584/yr (typical 3BR asking rent × 12, Rentometer) |
| Occupancy | 40.0% of nights booked | Effectively full once leased — one tenant, one lease term |
| Your time | Turnover cleaning, guest messages, calendar and pricing management, more frequent maintenance — realistically a part-time job | One placement, then periodic check-ins and repair calls — a few hours a month |
| What eats the gross | Cleaning and turnover costs, platform fees, supplies, faster wear from constant turnover | Vacancy between leases, routine maintenance, a management fee if you hire it out |
| Predictability | Revenue swings with the season — summer-peaked, real winter troughs | Close to the same rent check every month for the lease term |
STR figures per AirROI's Coeur d'Alene market report, trailing 12 months through July 2026. Long-term rent per Rentometer, Kootenai County, retrieved August 2026 (typical asking rent for a 3BR, not a median).
No. Cities can't single out short-term rentals anymore with STR-specific permits, fees, or caps unless it's a genuine public-safety rule. But the rules that apply to every house in town — noise, parking, nuisance complaints — still apply to yours. HB 583 preempted STR-specific restrictions, not general ones.
Not necessarily. You're trading a shrinking gross-revenue edge and a real time commitment for predictable monthly income and far fewer hours. Whether that trade is worth it depends on what your STR is actually netting you today, hours included — which most owners have never actually calculated.
That's part of the conversation, not an obstacle. Furnished long-term leases are common here, and a fully-outfitted short-term rental often converts easily — it's a property-specific call the rental analysis covers.
Jeff Kanally — Broker, Epique Realty. Licensed in Idaho & Washington, serving Coeur d'Alene, Post Falls, Hayden, Rathdrum & the greater Spokane area. Short-term rental figures per AirROI's Coeur d'Alene market report, trailing 12 months through July 2026. HB 583 facts per LegiScan and Rent Responsibly coverage of the bill, retrieved August 2026. Long-term rent figures per Rentometer, Kootenai County (typical asking rent, not a median). General information, not an appraisal, and not tax or legal advice — confirm tax questions with a CPA and current figures with the relevant county.