Big tax perks are back for short-term rental (STR) owners in 2025, but only if you qualify as a material participant. This guide breaks down what material participation means, how to pass one of the IRS’s seven tests, and what STR hosts need to track to unlock nonpassive income treatment and maximize deductions.

Short-Term Rental Material Participation Playbook for 2025

You’ll need to pass the material participation test to claim those juicy 2025 tax breaks from the OBBA, like 100% bonus depreciation and the QBI deduction, 

Short-term rental material participation means you’re actively involved in managing the property on a regular, continuous, and substantial basis. 

You must pass one of seven material participation tests to qualify, but you’ll need to back up your claim with documentation. 

You’ve probably heard the buzz. 2025 is shaping up to be a big year for short-term rental (STR) taxes.

The One Big Beautiful Bill Act brought back full bonus depreciation and locked in the qualified business income (QBI) deduction for good. That means hosts have a real chance to write off major expenses and keep more of what they earn.

However, there's one thing standing between you and those big tax savings: whether the IRS sees your rental as a business or just an investment.

The key to tipping that scale? Material participation.
If you’re not actively involved in running your rental (or can’t prove that you are), you could miss out on the very deductions that make STRs so attractive right now.

In this guide, we’ll walk through what material participation means for short-term rental owners, how the IRS defines it, and how to track your involvement so you’re set up for success this tax year.

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What Is Short-term Rental Material Participation?

Short-term rental material participation is the IRS's way of determining if you’re actively involved in managing your rental property or simply collecting passive income. Whether you meet the IRS’s material participation rules determines if your STR qualifies for the most valuable tax benefits available.

To qualify, your involvement must be regular, continuous, and substantial. The IRS outlines seven specific tests to define this participation, including things like spending over 500 hours per year or handling most of the work yourself.

Material participation is especially important for STR owners because it’s one of two requirements for using the short-term rental tax loophole, a carveout that allows certain STR income to qualify for business-level tax treatment:

Short stays: Your average guest stay must be seven days or fewer.

Material participation: You must be actively involved in managing the property, as defined by one of the IRS’s seven tests.

Meet both and your short-term rental activity may be treated as a trade or business, not just passive rental real estate. In the wake of the Big Beautiful Bill, that distinction matters more than ever to unlock enhanced deductions like 100% bonus depreciation and the QBI deduction.

The 7 Short-Term Rental Material Participation Tests

You don’t need to meet all the IRS tests for material participation to qualify your short-term rental income as nonpassive: just one.

That’s right. Passing any one of the seven tests is enough to treat your activity as a trade or business activity for tax purposes. The key is to choose the one that best matches how you operate your property and to track your hours and involvement carefully.

Here are the IRS’s seven tests for material participation in rental property activities:

1. You participated more than 500 hours during the tax year.

This is the most straightforward test for hands-on operators. All time counts: booking management, cleaning, maintenance, guest messaging, and more.

2. Your participation constituted substantially all of the participation in the activity.

If you're doing nearly everything yourself (and using little to no outside help), this test might be for you—even if you didn’t hit 500 hours.

3. You participated more than 100 hours, and no one else participated more than you.

This is often the most accessible test for STR owners who use some help but still do most of the heavy lifting.

4. You participated more than 100 hours across multiple significant rental activities.

This test allows you to combine similar rental real estate activities (like multiple properties) if each one on its own wouldn’t qualify, but together, they add up.

5. You materially participated in five of the last 10 tax years.

This “experience-based” test rewards consistency. If you’ve been actively managing rentals for years, this can be your path.

6. You materially participated in any three prior years for personal service activities.

Less commonly used by STR owners, but useful if your work history includes real property trade or service businesses.

7. Based on all the facts and circumstances, you participated in the activity on a regular, continuous, and substantial basis.

This one’s tricky. It requires thorough documentation and is often harder to defend in an audit. Best used with guidance from a tax pro.

Each of these tests has different implications depending on how many properties you own, how much you outsource, and how much time you log annually. However, they all point to the same outcome: proving you’re more than a passive investor.

If you’re a material participant, you’re considered to be actively managing your short-term rental like a business, and that’s what qualifies you for the biggest tax advantages.

How to Choose the Best Material Participation Test for Your STR

You only need to pass one of the IRS’s seven tests to qualify as a material participant, but choosing the one that actually matches how you operate your STR is key. Use the guide below to find your best fit.

If you manage your STR like a full-time job

Choose Test #1: You participated more than 500 hours. Ideal for year-round hosts who regularly handle guest messaging, maintenance, cleanings, and pricing.

Example: You log time almost daily and consistently spend 10+ hours a week on operations.

Choose Test #2: You did substantially all the work. Even without 500 hours, this test works if you personally manage the bulk of activity—without much outside help.

Example: You clean the unit, respond to guests, and fix issues without using a co-host or property manager.

If you use help but still do more than anyone else

Choose Test #3: You participated over 100 hours and more than any other person. A practical fit for hosts who delegate tasks but remain the primary operator.

Example: You outsource cleaning but handle bookings, guest messaging, and vendor coordination yourself.

If you manage multiple properties but split your time

Choose Test #4: You spent over 100 hours across significant combined activities. This test lets you combine time across properties to show significant participation activity overall.

Example: You spend 40 hours on one STR, 35 on another, and 30 on a third.

If you used to be heavily involved, but not recently

Choose Test #5: You materially participated in 5 of the last 10 years. A good fit for seasoned hosts who’ve stepped back but have a strong history of participation.

Example: You managed every aspect for five years, then hired help more recently.

If your past work was in a real estate or service field

Choose Test #6: You materially participated in any 3 prior years of personal service. Best for those who previously worked in a real property trade or business.

Example: You were a contractor, leasing agent, or interior designer before hosting STRs.

If your involvement is meaningful but harder to quantify

Choose Test #7: Based on facts and circumstances. Requires proof that your involvement is regular, continuous, and substantial. Use only if the others don’t apply.

Example: You manage a seasonal STR with intense hands-on work during peak months but lower hours overall.

Choosing the right test and keeping clear records is what helps the IRS view your short-term rental as a business.

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Common mistakes when choosing a material participation test

Choosing the right material participation test isn’t just about what sounds right. It’s about what you can prove. Many STR owners get tripped up by the same few missteps:

Guessing your hours instead of tracking them. The IRS needs documentation, not estimates.

Choosing a test that’s tough to justify. Some tests rely on subjective standards like “substantially all”—hard to defend if others pitch in.

Overlooking simpler, time-based options. Tests #1 and #3 are more concrete and often easier to substantiate.

Assuming one test fits everyone. Your property setup, service level, and involvement all matter—what works for a DIY host won’t fit someone with a co-host or cleaner.

Forgetting to combine hours with a spouse. Joint filers can pool time, which may shift which test you qualify for.

How to Document Your Material Participation

To claim non-passive treatment (and actually keep it), your records have to do more than exist. They need to tell a clear, consistent story of how you operate your short-term rental as a business.

Think beyond hour counts. The IRS is looking for what you did, how often, and why it mattered. Solid documentation includes:

Time logs tied to specific, operational activities (not just “admin”)

Booking platform messages showing direct guest interaction

Receipts or invoices tied to maintenance or property decisions

Contracts with cleaners, co-hosts, or vendors (to show your role vs. theirs)

Notes on pricing strategy, guest experience upgrades, or other business calls

Choose tools that fit how you actually work, not just what looks good on paper:

Use a calendar to pre-schedule and reflect actual tasks

Track your hours in real time with apps like Toggl, or log your time retroactively with details

Store files (screenshots, receipts, messages) in a dated cloud folder for each tax year

Set a recurring reminder to log activities weekly, otherwise accuracy fades fast with time

If the IRS reviews your return, they’ll look beyond your hour totals. Be prepared to show:

Credibility: Do your reported hours make sense for the type of property and level of involvement?

Consistency: Are your logs backed up by other records like emails, invoices, or booking activity?

Classification: Does how you file your Airbnb income (such as Schedule C or E) match the way your rental operates?

What's the Difference Between Active vs. Material Participation?

If you’re researching how to qualify your short-term rental income as nonpassive, you might come across the term active participation in rental real estate. If that’s left you wondering how it’s different from material participation, you’re not alone.

These terms sound similar, but they’re not interchangeable. In fact, they apply to two very different tax situations.

Active participation is a lower bar. It means you're involved in decision-making for your rental, like setting prices, approving guests, or hiring a cleaner. If you meet this standard, the IRS may let you deduct up to $25,000 in passive losses. However, this deduction phases out completely once your income hits $150,000. Your rental activity is also still considered passive, so it doesn't qualify you for bonus depreciation or the QBI deduction.

Material participation, on the other hand, is what actually reclassifies your short-term rental as a trade or business. This is the one that matters if you're trying to access the short-term rental tax loophole and claim business-level deductions. To qualify, you need to meet one of the IRS’s seven material participation tests, such as spending over 500 hours a year managing your property or doing most of the work yourself.

Because they both entail “being involved” in your rental. The difference is that material participation is the gateway to treating your STR income as nonpassive and unlocking the biggest tax benefits.

Just remember: active participation rules apply when you're deducting limited passive losses. For business-level tax benefits (like the ones available in 2025), the IRS looks to material participation instead.

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Claiming material participation requires aligning your operations with how the IRS defines a real, ongoing business. Here’s how to document the work you’re putting into your STR business, so that you’re ready if the IRS comes knocking:

Calculate your average stay length to confirm whether your rental qualifies for the short-term rental tax loophole. This loophole only applies if your average guest stay is seven days or fewer, making your property exempt from the typical passive rental real estate rules. Once that’s established, the next requirement is proving that you materially participate in the operation of this business. Without meeting both conditions, your STR income stays passive and the best tax benefits remain out of reach.

2. Choose the material participation test that reflects your reality.

Are you managing guest communications, coordinating cleanings, and adjusting pricing yourself? Then time-based tests like #1 (500+ hours) or #3 (100 hours and more than anyone else) may fit best. The right test should match both your involvement and your ability to prove it.

3. Log activities that show you're actively managing.

The IRS isn’t looking for vague “management time.” They want to see real, operational decisions: responding to guests, scheduling repairs, handling turnovers. Documenting the nature of your work is just as important as the total hours.

4. Leverage spousal participation, if applicable.

For joint filers, your spouse’s hours count toward the total. Cleaning help, supply runs, even assisting with guest check-ins. If it’s meaningful involvement, it matters.

5. Build documentation with the audit in mind.

Keep your hour logs, receipts, platform messages, and service contracts in one place. Aim to show consistency across your tax filings, your claimed participation level, and the services your listing actually provides.

6. Partner with a CPA who understands STR nuance.

Not all tax professionals are familiar with the distinctions between rental real estate activities, the short-term rental loophole, and material participation. Work with one who is. Ideally, connect with them before tax season starts.

Treating your rental like a business means managing it and proving it with that same level of care. The more deliberately you operate and track your involvement now, the stronger your position will be when it’s time to claim your tax benefits.

What does it mean to materially participate in a business?

To materially participate in the operation of a business, the IRS requires that your involvement be regular, continuous, and substantial. For STRs, this means meeting one of seven material participation rules, such as spending over 500 hours managing the property or doing most of the work yourself.

What does materially participate mean for taxes?

If you meet the IRS definition of material participation, your short-term rental income is treated as nonpassive. That opens the door to bigger deductions, like 100% bonus depreciation and the QBI deduction, without income-based limits.

Passive income comes from investments where you don’t materially participate, like a long-term rental managed by a property manager. Nonpassive income means you’re actively involved in the business, qualifying you for broader deductions. STRs can qualify as nonpassive if they meet the short-stay rule and pass a material participation test.

Learn how short-term rental material participation rules work in 2025 and how STR owners can qualify for major tax breaks like bonus depreciation and QBI.

How to Scale Rental Properties: Strategies for Growing Your STR Portfolio


Key Takeaways:
Grow your STR portfolio through careful selection of diverse properties, guided by detailed market data.
Boost earnings by using dynamic pricing and frequently evaluating your investments for performance.
Overcome expansion hurdles with strategic management and insights from current market trends.

You've already climbed the first big hill: your initial real estate investment. You navigated through those early mornings and late nights, balancing spreadsheets, managing your first guests, and maybe even tackling a surprise maintenance issue or two. Now you’re looking over the horizon, thinking, "What's next?”  The answer: it’s time to scale up. 

If you're looking to grow your short-term rental (STR) business, it's not just about adding more properties to your portfolio. You want to create a legacy and a consistent source of passive income that can withstand market changes. You need a well-planned strategy that considers every step carefully to achieve this goal. That’s why we’ve outlined the strategies on how to scale your rental properties successfully and sustainably. 

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Why You Should Scale Your Short-Term Rental Business 

Scaling is all about strategically increasing the scope of your investments to make them more profitable, spread risk, and capitalize on new opportunities. For real estate investors, this goes beyond adding more properties to their portfolio. They should also consider diversification across different real estate types, such as raw land, single-family homes, multifamily real estate, and commercial properties.

When applied to the niche of STRs, scaling becomes an avenue for tapping into the growing market of travelers and vacationers looking for unique lodging experiences. It's about leveraging the flexibility and high-yield potential of Airbnb properties to build a resilient, profitable investment strategy. Read AirDNA’s article, 10 Reasons Why You Should Scale Your Airbnb Investments, if you’re intrigued by the prospect of expanding your Airbnb operations.

How to Scale Rental Properties Effectively
1. Set the Right Foundation for your Rental Property Business
Establish a Goal

Sophisticated investors know that clear, measurable objectives are the bedrock of successful real estate investments. Your focus may range from maximizing rental income to purchasing properties that will appreciate in value over time to enhancing your portfolio's diversity. Regardless of your focus, setting precise goals guides your strategic decisions and investment choices.

Educate Yourself on Real Estate Investment Strategies

Advanced real estate investing extends beyond basic rental income to encompass a variety of strategies to meet diverse financial goals. Explore in-depth tactics, including the BRRRR method or leveraging commercial real estate for higher yields, to find the strategy that aligns with your investment objectives and market opportunities. An STR-friendly real estate agent can help bring you up to speed on the investment strategies most relevant to you and your goals.

Learn from Your First Vacation Rental Property

The first property purchase is pivotal. It offers you invaluable lessons in market analysis, property management, and guest satisfaction. It’s where you apply your budgeting skills in a real-world context and learn what makes a rental property successful. This experience provides a blueprint for expansion, teaching you to identify properties that not only align with your investment goals but also have the potential for high occupancy rates and favorable returns. Integrating these insights into your real estate investing strategy enables a smoother transition as you scale, ensuring each addition to your portfolio builds upon the success of the last.

Decide How You Will Manage Your Vacation Rentals

Determining your plan for managing multiple properties from the outset is important. Whether you opt for self-management to maximize control or leverage property managers for convenience and expertise, your decision will majorly influence your operational efficiency. This choice impacts everything from guest satisfaction to the scalability of your investments. Our property manager's guide to scaling can provide you with a clearer understanding of how to sustain growth. We’ve also put together a list of the top property management companies in the U.S. to make it easier for you to put your STR in good hands.

2. Research and Prepare for Profitability 
Research Potential Markets and Explore Your Earning Potential

Leveraging advanced data analytics and market research tools is crucial for real estate investors to identify high-potential investment properties. Platforms like AirDNA offer comprehensive market insights, enabling you to pinpoint locations with the highest seasonal RevPAR and assess the earning potential of diverse property types. 

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Look Up the Relevant Local, State, and Federal Laws and Regulations

Navigating the regulatory landscape is more crucial than ever, with laws affecting everything from rental property operations to tax obligations. A deep understanding of these regulations and each local real estate market ensures your investments remain compliant and profitable.

Prepare a Budget

A comprehensive budget is the cornerstone of successful real estate investments, ensuring financial readiness for both expected and unexpected expenses. A comprehensive budget encompasses monthly operating costs, potential rental income, and potential unexpected expenses. A well-prepared budget means you're financially equipped to make a smart investment and maintain your property long-term.

Explore Financing Options

Financing the next property might involve moving beyond traditional mortgages to options tailored for the growth of investment properties. Explore a range of financing options tailored to real estate investors, from portfolio loans to creative financing strategies, to fuel the growth of your investment properties. 

Host Financial suggests using Debt-Service Coverage Ratio (DSCR) loans, which are specifically tailored for income-generating properties such as vacation rentals. Unlike traditional loans, DSCR loans evaluate the property's capacity to generate cash flow rather than relying solely on the borrower's personal income. This makes them an excellent option for investors looking to expand their real estate investment portfolio. DSCR loans give you the leverage necessary to purchase multiple properties simultaneously, thereby accelerating growth while minimizing risk.

Learn about financing your vacation rental to understand the options at your disposal.

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3. Scale Strategically
Use Your STR Revenue History to Secure Loans for Additional Properties

A solid track record of rental income demonstrates your success as a real estate investor to lenders, making it easier to secure financing for new properties. Present a well-documented history of your STR revenue and unlock better loan terms for acquiring additional properties. Learning how to leverage this history effectively is crucial for expanding your portfolio strategically.

Leverage Equity to Secure Loans for Additional Properties

Equity in existing properties can be a powerful tool for financing the expansion of your portfolio. You can access funds at competitive rates through home equity loans or lines of credit, using the value you've built in your current investments as collateral. This strategy provides the capital needed for new acquisitions and also utilizes the assets you already own to foster growth.

Use the BRRRR Method

The BRRRR method—Buy, Rehab, Rent, Refinance, Repeat—offers a systematic approach to scaling your real estate investments. You can reinvest equity into new projects by rehabilitating underperforming properties and refinancing based on the improved value. This method not only maximizes the efficiency of your capital but also accelerates the growth of your property portfolio. The BRRRR method is a favored strategy among savvy investors.

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4. Expand Your Real Estate Portfolio
Diversify Property Types

Diversification is key to mitigating risk and ensuring steady growth in real estate investment. Expanding your portfolio to include various types of properties—like single-family homes, multifamily properties, and commercial real estate—across different markets can protect you against fluctuations in any single sector.

The same principle applies to short-term rentals. “Investing in different types of properties and in various locations can help mitigate risk and tap into different tourist demographics and seasons,” says Daniel Ramirez from Host Financial, “This approach requires thorough market research to identify emerging destinations with high growth potential. Diversification not only spreads out your investment risk but also maximizes revenue potential by appealing to a broader range of guests." 

Be sure to listen to this episode of AirDNA’s podcast on diversifying your real estate investments. 

Consider Seasonal Markets 

Diversification isn't just about varying your property types—it's also about strategic timing and geographic location. Targeting markets with differing peak seasons ensures that your income streams don't dry up at the same time. 

For example, incorporating properties from areas with high RevPAR during the spring, such as Coachella Valley, CA, can balance out off-peak seasons in other parts of your portfolio. Similarly, investing in winter hotspots like Park City, UT, complements investments in summer destinations like Lake of Ozarks, MO. The chart below illustrates the various markets that hit their peak revenue per available room (RevPAR) at different times of the year, offering you a roadmap for strategic investment and revenue balancing throughout the seasons.

You can create a rental portfolio that maximizes occupancy and income year-round and mitigates the risk of low-season downturns by carefully selecting properties across diverse markets. This approach stabilizes your monthly cash flow and underpins a robust growth strategy that taps into each location's unique demand cycles.

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5. Evaluate and Optimize Along the Way
Assess Your Real Estate Investments Regularly 

Regularly evaluate your properties to maintain a profitable real estate portfolio. This involves analyzing rental income, occupancy rates, and maintenance costs to gauge whether your investments align with current market trends and your long-term financial goals. Consider integrating tools and data to gain a deeper understanding of each property’s performance and the overall health of your portfolio.

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Sell Low-Performing STRs with a 1031 Exchange

If certain properties aren't yielding the expected returns, it might be time to consider a 1031 exchange. This tax-deferral strategy allows you to sell underperforming STRs and reinvest the proceeds into more promising real estate investments without immediate capital gains taxes. It's a strategic move that can help optimize your portfolio's performance and realign it with your investment criteria.

Seek Expert Guidance as Needed

Navigating the complexities of real estate investment often requires professional insight. This is especially true when you’re ready to optimize your portfolio or utilize tax strategies like a 1031 exchange. Don't hesitate to consult real estate professionals, financial advisors, or tax experts who can provide tailored advice and help you make informed decisions. Engaging with experts can be instrumental in maximizing your portfolio’s potential and staying ahead in the ever-changing real estate market.

6. Prepare for Challenges
More Properties, Unhappier Guests

Scaling your vacation rental business can be a double-edged sword, especially when trying to keep your guests happy. AirDNA data reveals that as the number of properties under a host increases, it becomes challenging to provide personalized attention that typically results in higher review scores. 

For instance, hosts with a single listing can achieve an average review score of around 4.89. This high number is a testament to the focus they can give to each guest's experience. However, when operations expand to 100 or more listings, review scores dip to an average of 4.66.

However, it's worth noting that not all declines in specific review scores should be cause for concern. For example, a dip in the 'value' score might reflect a conservative pricing approach rather than a drop in actual service quality. 

In a larger operation, you can refine your revenue management using dynamic pricing strategies and specialized tools that can offset the impact of lower scores in certain areas. In essence, scaling gives you the means to invest in resources that can further professionalize and profit-optimize your business. This can lead to an increase in overall profitability, even if every single score isn't perfect.

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Cleanliness and Communication Take Hits

When you scale your rental business, the attention to detail that delighted your initial guests can be challenging to replicate across a larger operation. AirDNA data analysis highlights that hosts with a single listing might find it easier to maintain spotless environments and provide immediate responses to guests. These aspects tend to see a dip in satisfaction as the number of properties increases. It's a common growing pain in scaling – as you broaden your reach, overseeing the same level of cleanliness and communication becomes more complex.

It’s crucial to establish systems that allow for personalization at scale—whether that’s through automated yet customized guest communications or by implementing a guest feedback loop that helps you to continuously improve their experience. Maintaining this personal touch translates into repeat business and excellent reviews, which are the lifeblood of a thriving rental property business.

Complex Operations Require Better Management

With each new property added to your portfolio, the demand on your operational capabilities multiplies. This is where strategic delegation and potential adoption of property management software become essential. Consider using property management services or technologies that can help streamline booking processes, maintenance schedules, and guest communications. Effective management is key to handling the increased workload without sacrificing service quality or operational efficiency.

Optimize for Dynamic Pricing Challenges

Dynamic pricing can be a complex but rewarding strategy for maximizing your rental income. It involves adjusting your prices in response to market demand, competition, seasonal trends, and even local events. Tools like the AirDNA app can help you navigate these challenges by providing market data and pricing recommendations tailored to your properties. You can ensure your pricing strategy adapts to market changes and maximizes revenue potential by employing these resources.

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The Benefits of Scaling Real Estate Investments 

Scaling short-term rentals (STRs) brings a wealth of opportunities for real estate investors, from generating strong passive income streams to strengthening your financial portfolio. The flexibility of STRs means you can adjust to market demands quickly, optimizing occupancy and maximizing returns. 

Furthermore, STRs often yield higher rental income than traditional long-term rentals, especially when you pair a strategically located STR with savvy revenue management practices. This scalable approach allows you to grow your investment footprint by catering to a diverse and expanding traveler base seeking unique accommodation experiences. 

For a deep dive into markets offering the highest potential for STR investment growth, AirDNA’s research is an invaluable resource for strategic investment decisions.

Expand your STR empire with smart data insights and savvy management tips. Start scaling with confidence today.

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Short-Term Rental Material Participation Playbook for 2025

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