Short-term-rental rules
Can you Airbnb in Pleasantville (village), NY?
Researched and reviewed by Jake Lee, FounderCurrent as of July 2026How this atlas is maintained
The Village of Pleasantville has no short-term-rental law, but its zoning code (Ch. 185) permits residential premises to be used only for listed uses "and for no other," and it defines "dwelling" to exclude hotels, motels, guesthouses, tourist homes, lodging houses and boardinghouses (any building where people are lodged for hire). The only room-rental allowance is up to two nontransient boarders in an owner-occupied home with an annual permit, so under-30-night rentals are not a permitted use in the village's residence districts.
What the rules say in Pleasantville (village)
- No STR-specific chapter or local law exists in the village code; new local laws through 2026 (tax-levy override, ZBA notice timing, private schools, peddling) do not address short-term rentals.
- Zoning is permissive-exclusive: in every residence district a lot "may be used for any of the following purposes and for no other" (e.g. sec. 185-8A), and short-term/transient rental is not among the listed uses.
- Sec. 185-3 defines "dwelling" to expressly exclude boardinghouse, guesthouse, hotel, lodging house, motel, rooming house and tourist home, so transient-lodging uses are not residential dwelling uses.
- Sec. 185-3 defines "boardinghouse" as any building in which persons are "housed or lodged for hire" in addition to the primary family, and deems rooming houses and tourist homes to be boardinghouses; boardinghouses are not a permitted use in any residence district.
- Hosted room rentals do not qualify as a home occupation: sec. 185-3 states that conducting a boardinghouse, rooming house, tourist home "or any similar use" is not a home occupation.
- The only lawful lodging-for-hire in a home is sec. 185-48E: a maximum of two NONTRANSIENT boarders or roomers in an owner-occupied one-family dwelling (owner must have resided there 24 consecutive months), with an annual Building Inspector permit, a fee, inspection, and a village-wide cap of 100 permits.
- Transient lodging (motels and hotels) is allowed only by special permit in the business districts (e.g. Central Business A-1, sec. 185-19; Peripheral Business B, sec. 185-21), not in residential zones.
- Caveat: the bar is implicit (exclusion by definition), not an express STR ban; a whole-home rental to one family for a short period is an untested edge case, so confirm enforcement practice with the Village Building Department (914-769-1731 via village hall) before operating.
- Separately from village zoning, New York State's December 2024 statewide short-term-rental registration law (with its 2025 chapter amendment) creates a county-administered registration framework; check current Westchester County registry requirements before hosting.
Sources: Village of Pleasantville Code Ch. 185 Zoning (eCode360); Sec. 185-3 Definitions and word use (dwelling, family, boardinghouse, home occupation); Sec. 185-8 One-Family Residence RRR District (permitted uses, "and for no other"); Sec. 185-48 Miscellaneous regulations, incl. 185-48E Boarders or roomers (nontransient only, permit); Sec. 185-19 Central Business A-1 District (motels and hotels by special permit); Village of Pleasantville Code table of contents (no STR or rental-registration chapter); New laws list: L.L. 1-2026 through 5-2026 (none concern STRs); Village Board agenda 12/22/2025 (Intro. Local Law 5 of 2025 is a Do Not Solicit law, not STR). 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.
Pleasantville (village) short-term-rental FAQ
Can I run a short-term rental (Airbnb) in Pleasantville (village), NY?
The Village of Pleasantville has no short-term-rental law, but its zoning code (Ch. 185) permits residential premises to be used only for listed uses "and for no other," and it defines "dwelling" to exclude hotels, motels, guesthouses, tourist homes, lodging houses and boardinghouses (any building where people are lodged for hire). The only room-rental allowance is up to two nontransient boarders in an owner-occupied home with an annual permit, so under-30-night rentals are not a permitted use in the village's residence districts.
Do I need a permit or registration to run an STR in Pleasantville (village)?
Sec. 185-3 defines "boardinghouse" as any building in which persons are "housed or lodged for hire" in addition to the primary family, and deems rooming houses and tourist homes to be boardinghouses; boardinghouses are not a permitted use in any residence district.
What taxes apply to a short-term rental in Pleasantville (village), New York?
Short-term stays in New York are generally subject to state and local sales tax, and many counties add a local occupancy (hotel) tax, often collected for you by the booking platform. A tax professional can confirm what applies to your property.
Can Palisade Stays manage a short-term rental in Pleasantville (village)?
Short-term rentals face real limits in Pleasantville (village) (see the status above), so it may not be the right play. Palisade Stays can still help you understand what's possible for your property, including a compliant mid-term or longer rental, and run it if it's a fit. Start with a quick assessment.
Navigating Pleasantville (village)'s rules?
We'll help you find out what's actually possible for your Pleasantville (village) property, short-term, mid-term, or otherwise, and run it if it's a fit.
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