The Complete Guide to Hudson Valley & Catskills Short-Term Rental (STR) Regulations
If you are looking to purchase an investment property in the Hudson Valley or Catskills, the regulatory landscape has shifted dramatically. The days of "buy, list, and forget" are over. As we move through 2025, a new wave of regulations from New York State’s new county-level registry system to strict town caps has changed the game.
This guide breaks down Short-Term Rental (STR) laws for Ulster, Dutchess, Greene, Columbia, Delaware, and Sullivan counties. Whether you are looking for a pure investment vehicle or a second home that pays for itself, here is exactly what you need to know.
Note that town regulations change regularly. Before making any purchasing decisions, please contact the relevant town clerk to confirm that this information in this guide remains accurate.
Executive Summary: The 2025 Market Snapshot
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The "Registry" Era: Effective late 2025, counties are rolling out mandatory digital registries. If you aren't on the list, platforms like Airbnb and VRBO are legally required to delist you.
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Most Difficult Markets: Woodstock, Kingston, Rhinebeck, Beacon, and Hudson. These areas have either reached their permit caps or strictly require you to live in the home (aka owner-occupied).
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Taxes: Factor these into your ROI immediately.
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Ulster, Dutchess, Greene, Columbia: ~4% Occupancy Tax.
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Sullivan: 5% Occupancy Tax.
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Delaware: 2% Occupancy Tax (Effective March 2025).
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The "Golden Rule": Assume every town now requires a Permit, a Safety Inspection, and a Local Property Manager within 30 minutes of the home.
1. Ulster County
County Context: The most mature and competitive market. High demand and local pushback has led to strict numerical caps in the most popular towns.
Registry: All hosts must register with the Ulster County Department of Finance.
|
Town / Hamlet |
Status |
Key Regulations & Caps |
|
Accord(Rochester/Marbletown) |
🟡 Strict / Regulated |
Check Zoning. Most of Accord is in Rochester (Strict Special Use Permit required). Properties with Accord mailing addresses in Marbletown fall under Marbletown's "1+1" permit limit. |
|
Denning |
🔴 Strict Ban |
Owner-Occupied Only. Unhosted rentals are prohibited. |
|
Esopus (Port Ewen/Rifton) |
🟡 Regulated |
Site Plan Approval. Non-owner occupied rentals require Planning Board review. Host must be within 15 miles. |
|
Gardiner |
🟡 Pending |
Tax Authorized. New laws pending; expect a permit system similar to Shawangunk soon. 4% tax applies. |
|
High Falls (Marbletown side) |
🟡 Regulated |
See "Marbletown." |
|
High Falls (Rosendale side) |
🔴 Strict (Draft) |
See "Rosendale." |
|
Hurley |
🔴 Strict Ban |
Owner-Occupied Only. Unhosted rentals prohibited. No STRs in accessory structures. |
|
Kerhonkson(Rochester side) |
🟡 Strict |
See "Accord/Rochester" (Special Use Permit required). |
|
Kerhonkson(Wawarsing side) |
🟢 Friendly |
Regulated. Annual permit required. Professional manager required if owner is >30 miles away. |
|
Kingston (City) |
🔴 Capped (Reached) |
Cap Full (106 Permits). No new investment permits available. Limited to resident-occupied only. |
|
Lloyd (Highland) |
🟡 Regulated |
Limit 2. Max 1 owner-occupied AND 1 investment permit per person. Special Use Permit required. |
|
Marbletown (Stone Ridge) |
🟡 Regulated |
Limit 2. Max 1 owner-occupied AND 1 investment permit per person. |
|
New Paltz (Town & Village) |
🔴 Strict Ban |
Village: Unhosted banned. Town: Regulated/Permit required. |
|
Olive(Shokan/Ashokan) |
🟠Moratorium |
New Investor Ban. No new non-owner occupied permits are being issued. Existing ones grandfathered. |
|
Plattekill |
🟢 Open |
Pending Regs. Currently unregulated/tax-only, but Town Board is actively debating permit fees for 2026. |
|
Rochester (Town) |
🟡 Strict |
Special Use Permit. Non-owner occupied rentals are a "Commercial Use" requiring Planning Board approval. |
|
Rosendale |
🔴 Strict (Draft) |
Proposed Ban. 2025 Draft Law proposes requiring owners to be on-site overnight. High risk. |
|
Saugerties |
🟡 Regulated |
Limit 2. Max 2 permits per owner. Mandatory fire inspection. "3 Strikes" revocation rule. |
|
Shandaken (Phoenicia) |
🟠Capped |
Cap: 150 (Investors). Hard cap on "Absentee Owner" permits. Check availability immediately. |
|
Shawangunk (Wallkill) |
🟡 Pending |
2025 Law. New license and inspection system in public hearing phase. |
|
Ulster (Town) |
🔴 Strict Ban |
Owner-Occupied Only. Owner must be on-premises during the rental. |
|
Wawarsing (Ellenville) |
🟢 Friendly |
Regulated. Annual permit. Professional manager required if owner is >30 miles away. |
|
Woodstock |
🔴 Capped (Waitlist) |
Cap: ~285. Waitlist only. Non-owner occupied limited to 180 rental days/year. |
2. Dutchess County
County Context: Highly protective of housing. Northern/Eastern towns are more flexible but closing fast.
|
Town / Municipality |
Status |
Key Regulations & Caps |
|
Amenia |
🟢 Open |
Unregulated. No specific STR law yet. Be aware of workforce housing debates. |
|
Beacon |
🔴 Strict Ban |
Primary Residence Only. Unhosted rentals limited to 100 days/year (and you must live there). |
|
Clinton |
🟡 Regulated |
Special Use Permit. Required for non-hosted rentals. Limit 2 permits per owner. |
|
Dover |
🟡 Zoning |
Verify Code. Generally relies on zoning/tax registration. Verify "Bed & Breakfast" definitions. |
|
East Fishkill |
🟡 Regulated |
High Fees. Permit required (~$500/yr). Fines start at $350. |
|
Fishkill (Town) |
🟡 Regulated |
Registration. 2023 Law requires registration and safety compliance. |
|
Hyde Park |
🟠Regulated |
Zoning Restricted. Unhosted rentals often restricted in residential zones unless primary residence. |
|
Milan |
🟠Day Cap |
90-Day Limit. Investment (unhosted) rentals limited to 90 days of revenue per year. |
|
North East(Millerton) |
🟢 Open |
Unregulated. Properties often operate under "Bed & Breakfast" zoning. Village rules may differ. |
|
Pawling |
🟡 Strict Process |
Process Heavy. Notarized app, neighbor notice (certified mail), septic inspection required. |
|
Pine Plains |
🟢 Open |
Unregulated (Pending). Workshops held in 2024/2025 to draft regulations. Risk of future caps. |
|
Poughkeepsie (Town) |
🟠Strict |
Commercial Use. Unhosted rentals require a Special Use Permit (commercial classification). |
|
Red Hook |
🔴 Strict Ban |
Primary Residence Only. Unhosted limited to ~120 days/year. 1 permit per person. |
|
Rhinebeck |
🔴 Strict Ban |
Primary Residence Only. Must prove domicile. Unhosted investment rentals banned. |
|
Stanford |
🟠Capped |
Cap: 55 Permits. 2025 Law limits total town permits to 55. Check availability first. |
|
Wappingers Falls |
🔴 Strict |
Village: Prohibited in multi-family. 1,500ft distance rule between STRs. |
|
Washington(Millbrook) |
🟡 Regulated |
Permit Required. Valid 2 years. 24-hour contact response required. |
3. Greene County
County Context: While Greene County used to be considered the Wild West when it came to STR regulation that era is over. The ski towns now have hard caps in place.
|
Town / Municipality |
Status |
Key Regulations & Caps |
|
Athens |
🟠Strict |
Village: Special Permit required. Town: Registration + Local Manager required. |
|
Cairo |
🟡 Host-On-Site |
Owner must be on-site for rentals <30 days (or get commercial lodging approval). |
|
Catskill (Town) |
🟡 Process Heavy |
Special Use Permit ($300+) and public hearing often required. |
|
Coxsackie |
🟢 Open |
Unregulated. Check zoning for "Boarding House" rules. |
|
Hunter |
🟠Capped |
Cap Reached (250). Waitlist likely. Strict safety inspections. |
|
Jewett |
🟡 Regulated |
Permit Required. $250 fee. Mandatory site inspection. Max 2 per bedroom. |
|
Lexington |
🟠Capped |
Cap: 62 (Investors). Waitlist full for non-resident permits. |
|
New Baltimore |
🟡 Regulated |
Permit required. |
|
Windham |
🟠Strict Limits |
Cap: 150 Permits. Revenue Cap: Max 100 rental days/year. Fee $750/yr. |
4. Columbia County
County Context: 4% Lodging Tax effective July 1, 2025.
|
Town / Municipality |
Status |
Key Regulations & Caps |
|
Ancram |
🟡 Regulated |
Special Use Permit. Planning Board review. Annual inspection. $250 fee. |
|
Austerlitz |
🟢 Friendly |
Limit 2. Max 2 STR permits per owner. No cap on rental nights. |
|
Chatham |
🟠Zoning |
Restricted. Investment STRs limited to Business/Industrial zones. Residential = 30 day limit. |
|
Claverack |
🟢 Open |
Tax Only. No specific STR law yet. Must pay 4% County Tax. |
|
Clermont |
🟢 Drafting |
Unregulated. Laws currently in draft stage. Relies on County Tax registration for now. |
|
Copake |
🟠Day Cap |
120-Day Limit. Unhosted limited to 120 days/year (unless "Enhanced" permit obtained). |
|
Gallatin |
🟡 Regulated |
Caretaker. 2025 zoning requires registration and a local caretaker. |
|
Germantown |
🔴 Strict |
Primary Residence Only. 6% Cap. "Vacation Exemption" allows 30 days/year unhosted. |
|
Ghent |
🟢 Tax Only |
Compliance with County Tax/Registry is the priority. |
|
Greenport |
🟠New Law |
Jan 2026. New laws expected to restrict unhosted rentals. |
|
Hillsdale |
🟡 Regulated |
Special Permit. Non-transferable. Local contact within 20 miles required. |
|
Hudson (City) |
🔴 Strict Ban |
Prohibited in non-owner-occupied units. 4% City Tax. |
|
Livingston |
🟡 Regulated |
Permit Required. Online app. Safety inspection mandatory. |
|
Stockport |
🟡 Regulated |
Permit Required. 2025 Law requires registration and safety checks. |
|
Taghkanic |
🟠Resident Focused |
Presence Rule. Owner must occupy property for at least 60 nights/year. |
5. Delaware County
County Context: 2% Tax effective March 2025. Still flexible, but specific villages are strict.
|
Town / Municipality |
Status |
Key Regulations & Caps |
|
Andes |
🟢 Regulated |
Manager Rule. Local manager must be within 30 miles. Notify neighbors (200ft). |
|
Bovina |
🟠Strict Hosted |
Owner On-Site. Owner must be present overnight. Effectively no "whole home" rentals. |
|
Colchester |
🟢 Open |
Unregulated. Relies on County Tax registration. |
|
Delhi (Village) |
🔴 Strict |
Owner-Occupied Only. Banned in R-1 residential zones. |
|
Hamden |
🟡 Regulated |
Permit Required. Contact person within 1 hour. Noise/Parking rules. |
|
Middletown |
🟢 Regulated |
Registration required. 2% Tax applies. |
|
Roxbury |
🟢 Regulated |
Limit 2. Max 2 permits per owner. "Renter Info Packet" required. |
|
Stamford (Village) |
🟡 Regulated |
Permit required. Safety inspection. Local contact required. |
6. Sullivan County
County Context: Investment-friendly. High fees and strict inspections are the barriers, not bans.
|
Town / Municipality |
Status |
Key Regulations & Caps |
|
Bethel |
🟢 Regulated |
Safety Focus. Strict "egress" window checks. Parking: 1 spot per bedroom. |
|
Callicoon (Town) |
🟢 Regulated |
Permit Required. $200 fee. Inspection. (Hamlet follows Town of Delaware). |
|
Delaware (Town) |
🟢 Regulated |
Permit Required. Annual renewal. Safety inspection. |
|
Fallsburg |
🟢 Regulated |
Permit Required. Annual fees. Local contact required. |
|
Highland |
🟢 High Fees |
Expensive. Initial permit ~$1,000. Distinguishes "Supplementary Business" vs. Owner. |
|
Liberty |
🟢 Open/Tax |
Tax Only. Relies on County Tax registration. Discussions on permitting active. |
|
Lumberland |
🟡 Zoning |
Check Code. Special Use / Accessory Apt rules apply. |
|
Mamakating |
🟢 Regulated |
Permit required. |
|
Thompson |
🟢 Regulated |
Permit required. Strict noise/notification rules. |
|
Tusten(Narrowsburg) |
🟡 Regulated |
Home Occ. Often reviewed under "Home Occupation" rules. Limits size/scope. |
Action Plan: Your Permit Readiness Checklist
Before you submit an offer, ensure the property can actually be permitted. Ask the seller for these four items immediately:
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Septic Inspection: Many towns base occupancy (guest count) on the septic tank size, not the number of bedrooms.
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Egress Compliance: Do the bedrooms have windows large enough for a firefighter to enter? (Common deal-killer in Bethel/Saugerties).
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Survey/Site Plan: Required for parking verification.
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Local Manager Agreement: Do you have a contact within 15-30 minutes of the address?
Frequently Asked Questions (FAQ)
Q: Can I run an Airbnb in Woodstock or Kingston if I don't live there? A: No. As of 2025, the cap for "investment" (non-owner-occupied) permits in Woodstock is full with a long waitlist. In the City of Kingston, the cap of 106 permits has been reached. You can only operate if you buy a property with a transferable permit (rare) or if you live on the property as your primary residence.
Q: What is the fine for operating an illegal Airbnb in the Hudson Valley? A: Fines are steep. In Kingston, fines start at $1,000 per day for the first offense and rise to $7,500 per day for repeat violations. Most towns also have the power to revoke your certificate of occupancy for safety violations.
Q: Does the 30-day rental loophole still work? A: Generally, yes. Most STR laws only apply to rentals of less than 30 consecutive days. If you rent your property for 30 days or more (a "mid-term rental"), you usually do not need a short-term rental permit, though you still must comply with standard landlord-tenant laws.
Q: Is Airbnb allowed in Rhinebeck NY? A: Only if you live there. Rhinebeck strictly bans "unhosted" rentals where the owner is not present. To get a permit, you must prove the property is your primary residence (e.g., via STAR exemption or voting records).
Q: Which towns in the Catskills have no Airbnb regulations? A: Few remain completely unregulated. Towns like Plattekill, Amenia, and Claverack currently rely mostly on County Tax registration rather than strict zoning permits, but this changes rapidly. Always check with the Town Clerk before buying.
THE BOTTOM LINE: Whether you're purchasing an investment property or looking to defray the annual costs of home ownership, it would behoove you to reach out to the Fresh Air Team as a trusted guide to help you navigate the patchwork of regulations that exist in the Catskills and Hudson Valley.