Short-term-rental rules
Can you Airbnb in Pleasant Valley, NY?
Researched and reviewed by Jake Lee, FounderCurrent as of July 2026How this atlas is maintained
The Town of Pleasant Valley adopted a hosted-only short-term rental law in June 2025 (Local Law No. 6-2025, codified as Chapter 75). STRs are allowed in any residential zoning district only with an annual town permit, and the property owner must be physically on site overnight every night of the rental, so a typical dedicated whole-home, non-owner-occupied Airbnb does not qualify. Un-hosted rentals under 30 days are reclassified as "Lodging Facilities" under the zoning code and are not permitted as a residential use. Permits are also town-wide capped at 25, issued first-come-first-served.
The operator's read
Can I run a short-term rental in Pleasant Valley, NY?
No go for nightly stays
The rule that closes it: Sec. 75-2(C)-(E): a revocable Short-Term Rental permit is required before advertising or renting; limited to one permit per owner per one-year cycle; valid one year, renewal due 60 days before expiration; not transferable to a new owner.
- Is there a legal way to rent short-term in Pleasant Valley?
- Most ordinances of this kind restrict stays under 30 nights and leave longer furnished rentals alone, so a 30-plus-night rental is usually the compliant route in Pleasant Valley. Confirm the specifics against the sources on this page before you rely on it.
What would you do with a property in Pleasant Valley?
Not for nightly stays. The compliant play in Pleasant Valley is a furnished rental of 30 nights or more, which most ordinances of this kind leave open, and which we can set up and run. If you are buying specifically to run nightly stays, buy somewhere else.
What the rules say in Pleasant Valley
- Sec. 75-1 (L.L. No. 6-2025, adopted 6-2-2025): defines a Short-Term Rental as any portion of a dwelling unit rented for compensation for fewer than 30 consecutive days WHILE the Owner is present on the property overnight; excludes B&Bs, boardinghouses, hotels, motels, and month-to-month tenancies.
- Sec. 75-2(B): the property owner must be on site overnight each night of the rental; any rental where the owner is not on site overnight is not deemed a Short-Term Rental (i.e., non-owner-occupied whole-home STRs are not permitted under this chapter).
- Sec. 75-2(C)-(E): a revocable Short-Term Rental permit is required before advertising or renting; limited to one permit per owner per one-year cycle; valid one year, renewal due 60 days before expiration; not transferable to a new owner.
- Sec. 75-2(F): the Town Board caps the number of STR permits town-wide; the initial cap is 25 permits, granted first-come-first-served.
- Sec. 75-3(A): applications go to the Code Enforcement Officer with a nonrefundable fee and must include signatures of all owners, an inspection authorization, certified floor plan and plot plan, and a current Dutchess County Hotel Occupancy Tax Certificate (Sec. 75-3(A)(7)).
- Sec. 75-4(A)(12)-(13): maximum occupancy is 2 people per bedroom shown on the floor plan, never more than 8 people total, further limited by verified septic capacity; Sec. 75-4(A)(15) requires a septic inspection within 90 days before initial application and pump-out/inspection every two years thereafter.
- Sec. 75-4(A)(10): minimum of one off-road parking space per bedroom shown on the floor plan.
- Sec. 75-4(C): proof of property insurance plus a liability certificate rating the premises as a Short-Term Rental must be maintained for the permit term.
- Sec. 75-5(B): the Code Enforcement Officer must inspect the property within 30 days of a completed application before a permit issues; Sec. 75-7(C) requires re-inspection at each annual renewal.
- Sec. 75-10(C): advertising an entire dwelling for rent without an owner on the property creates a presumption the rental does not conform to the chapter; listing on Airbnb/VRBO for under 30 days creates a presumption of STR use (Sec. 75-10(A)).
- Sec. 75-9(C): violations are a misdemeanor punishable by a fine up to $1,000, with each week a separate violation and fines doubled for subsequent violations; Sec. 75-9(A)(5) bars re-permitting the property for three years after a revocation.
- Local Law No. 6-2025 Section 5 (amending Zoning Ch. 98, Sec. 98-103): a residential unit may not be rented for transient occupancy under 30 days unless permitted under Chapter 75; an un-permitted under-30-day rental is deemed a 'Lodging Facility' (hotel/motel-class use) rather than a residential use.
Sources: Town of Pleasant Valley Code Chapter 75: Short-Term Rentals (eCode360, adopted 6-2-2025 by L.L. No. 6-2025); Town of Pleasant Valley Town Board packet 5-19-2025 with full text of the STR local law (Chapter 75 + Chapter 98 zoning amendment); Town of Pleasant Valley official notice: Proposed Short Term Rental Law (public hearing April 7, 2025). Last reviewed 2026-07.
How short-term rentals are regulated in New York
- New York has no single statewide short-term-rental ban. Towns, villages, and cities set their own rules through local ordinances and zoning, so rules can differ sharply between neighboring municipalities in the same county.
- Short stays in New York are generally subject to state and local sales tax, and many counties add a local occupancy (hotel/motel) tax, often collected by the booking platform on the host's behalf.
- Common local controls include permits or registration, primary-residence requirements, and zoning limits on which districts allow short-term use. In New York, a town and a village inside it can each have their own rule.
- Rules change. An ordinance can be added or amended at any time. Always confirm the current rule with the municipality before listing.
Navigating Pleasant Valley's rules?
We'll help you find out what's actually possible for your Pleasant Valley property, short-term, mid-term, or otherwise, and run it if it's a fit.
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