Lake Constance is one of the most varied holiday regions in Germany. Different groups of guests, seasonal demand and a wide range of tourist attractions place high demands on professional letting.
Immohost supports owners and operators with modern marketing, dynamic pricing and reliable organisation of the letting operation.
Whether a single holiday apartment, several apartments or an existing holiday apartment portfolio: we discuss a suitable management solution with you.
Professional letting around Lake Constance
We are particularly interested in properties in and around:
Konstanz
Radolfzell
Überlingen
Meersburg
Friedrichshafen
Lindau
Other places on the German shore of Lake Constance are also possible.
Demand around Lake Constance: a strong summer
On the Baden-Württemberg shore, the State Statistical Office counted around 1.9 million guests and 5.5 million overnight stays in 2025, plus another 1.9 million overnight stays in the district of Lindau. Only establishments with ten or more beds are counted; most private holiday apartments come on top.
Place | Overnight stays 2025 |
|---|---|
Konstanz | 1,200,048 |
Friedrichshafen | 831,169 |
Lindau | 828,713 |
Überlingen | 487,029 |
Radolfzell | 377,275 |
Meersburg | 206,922 |
Source: State Statistical Office of Baden-Württemberg, for Lindau the Bavarian State Office for Statistics, in each case establishments with ten or more beds.
Demand follows the summer. In August 2025, the Baden-Württemberg shore counted around six times as many overnight stays as in January. In Konstanz, beds were 72 percent occupied in August and 30 percent in January; in Meersburg, 1,369 overnight stays in January compared with 35,389 in August (monthly figures of the State Statistical Office). Guests in small establishments and private accommodation stay longer: in Lindau, they stayed 5.6 nights on average in 2024, compared with 2.7 in larger establishments (Statistik kommunal). For your holiday apartment, this means prices, minimum stays and availability have to follow the season, so that the apartment earns well in summer and does not stand empty in winter.
Guests arrive easily, including from Switzerland: Bodensee-Airport Friedrichshafen is around 15 minutes from the town centre, and from Zurich Airport it takes about one to one and a half hours to Friedrichshafen. Swiss Federal Railways run to Konstanz and Lindau, and the Konstanz–Meersburg car ferry operates around the clock.
Guest cards: buses and trains included
With the tourist tax, your guests receive a guest card from the first night. In Überlingen, Meersburg, Friedrichshafen and Lindau, this is the Echt Bodensee Card: with it, they travel free of charge on all buses and regional trains in the bodo transport network and get benefits from more than 200 partners. In Konstanz and Radolfzell, the BODENSEECARD WEST is a free travel pass in the district of Konstanz as far as Stein am Rhein and Überlingen. For your guests, this is a clear advantage, which we highlight in your apartment's listings.
A letting strategy for different groups of guests
Holidaymakers, families, short-break guests and business travellers have different expectations and booking habits.
For letting to pay off, pricing, minimum stays, booking channels and availability therefore have to be continuously matched to actual demand.
We combine data-based price optimisation with professional guest communication and structured processes.
Less effort for owners
From marketing to guest changeover, we take over or organise the agreed tasks.
Especially with several apartments in one building or a regionally concentrated portfolio, we can set up and coordinate processes efficiently.
What owners around Lake Constance need to know
Tourist tax and other levies
Each place sets its own levy for overnight guests. The host collects it and settles it with the town. As of October 2026, according to the municipal statutes (in German):
Place | Levy | Adults per night | Children |
|---|---|---|---|
Tourism and climate protection levy, a local tax, since April 2023 instead of the Kurtaxe | 5.6 percent of the price of the stay | free for minors | |
Kurtaxe | €3.00 | free under 15 | |
Kurtaxe | April to October €4.10 south of the old B 31, otherwise €3.40; November to March €3.20 and €2.80 | free under 15 | |
Kurtaxe | €4.50 all year, €3.20 in Baitenhausen, Schiggendorf and Riedetsweiler | free under 6, 30 percent less up to 14 | |
Kurtaxe | April to October €2.80, November to March €1.70 | free under 6, half on application up to 17 | |
Kurbeitrag | April to October €3.30, November to March €2.20 | free under 6, €2.00 and €1.20 up to 15 |
Überlingen also charges hosts a bed levy of €0.30 to €0.35 per overnight stay, expressly including private hosts. Radolfzell and Lindau charge a tourism contribution to self-employed people who benefit from tourism. In Bavaria, and therefore in Lindau, an overnight accommodation tax is ruled out by law.
Use of housing, permits and registration
Housing is scarce around Lake Constance, so several towns restrict letting to holiday guests:
Konstanz: Anyone who lets housing as a holiday apartment for more than ten weeks a year needs a permit under the statute on the misuse of housing. Even shorter, recurring lets require a planning application for the change of use. Since June 2022, every holiday apartment has had to be registered; breaches can cost up to €100,000.
Radolfzell: Since May 2024, a statute on the misuse of housing has applied, with a permit required for holiday lets of more than ten weeks a year and an obligation to register.
Überlingen: A permit is required for more than 70 days a year, plus registration with the town. According to the town's information sheet, every conversion of housing into a holiday apartment requires a building permit. Since July 2026, a development freeze has applied to the old town, because new holiday apartments are to be excluded there.
Exceptions partly apply to holiday apartments that existed before the statutes. Whether and how your apartment may be let, we clarify together before the start; this does not replace legal or tax advice.
Guest registration
All places require guests to be registered electronically, depending on the place no later than the day of arrival as in Lindau, the day after as in Überlingen, within a few days as in Friedrichshafen, Radolfzell and Meersburg, or within 14 days as in Konstanz. Where the Federal Registration Act also requires a registration form, since 2025 only foreign guests sign it, including guests from Switzerland. As part of the agreed service, we take care of registration and settlement for you. If you also use the apartment yourself, second home tax may also apply; all six towns have a statute for it.
Experience from our operation in Switzerland
From Lake Constance, Switzerland is just a ferry or train ride away, and that is where we are at home: we let holiday apartments in the Bernese Oberland, in Engelberg and in Davos. These figures come from our Swiss operation:
4.8 out of 5 stars on Airbnb, with the Guest Favourite award
Guest service around the clock, with a response within 15 minutes
23.6 percent more revenue for a holiday apartment in Grindelwald, in 2025 with Immohost compared with 2024