Short-term-rental rules
Can you Airbnb in Putnam Valley, NY?
Researched and reviewed by Jake Lee, FounderCurrent as of July 2026How this atlas is maintained
Putnam Valley allows whole-home short-term rentals (stays under 30 days), including non-owner-occupied homes, but only with a special use permit from the Planning Board plus an STR permit from the Building Department, annual fire and safety inspections, and a local manager within 30 miles of Town Hall who can respond in person within one hour. Rentals are limited to single-family homes in the R-1, R-2, R-3, LP and CD zoning districts, corporate-owned properties do not qualify, and each owner is capped at three permits (one owner-occupied plus two non-owner-occupied).
What the rules say in Putnam Valley
- STR is defined as the rental of all or part of a residential single-family dwelling unit for a period of less than 30 days; both rented-in-whole and non-owner-occupied STRs are defined, permitted categories (Sec. 165-36.1F).
- No STR may operate without both a special use permit issued by the Planning Board and an STR permit issued by the Building Department; permits are valid for three years, subject to annual fire and safety inspection (Sec. 165-36.1G(2)).
- STR use is allowed only as an accessory use to a single-family home in the R-1, R-2, R-3, LP and CD zoning districts; permits are prohibited for multifamily parcels, commercial or industrial parcels, and vacant land (Sec. 165-36.1C and E).
- Properties must be owned by individuals, sole proprietorships, partnerships, or an LLC; corporate-owned properties do not qualify. One owner may hold at most three permits at a time: one owner-occupied and two non-owner-occupied, with only one permit per property (Sec. 165-36.1H).
- A named local manager is required who resides within 30 miles of Putnam Valley Town Hall and must be able to respond in person within one hour; emergency contact info must be posted inside the unit (Sec. 165-36.1F and the general permit regulations).
- Owner-occupied means the home is the owner's primary residence at least 180 days per year, or the owner is present in the dwelling or on the parcel during the rental; anything else is non-owner-occupied (Sec. 165-36.1F).
- Applications require one off-street parking space per sleeping room (no on-street parking), a maximum occupancy set by the Code Enforcement Officer, septic system documentation, an aerial plat, hosting platform URLs, house rules, and garbage removal arrangements; neighbors within 200 feet are notified (Sec. 165-36.1O).
- The Town Board may set a cap on the total number of STR permits by resolution, and renewals are processed first come, first served (Sec. 165-36.1 and renewal provisions).
- Existing STRs lawfully operating as of December 31, 2023 had a three-month grace period to apply after adoption; the law was adopted by the Town Board on November 15, 2023. Per local news coverage of the adoption, fees were set at $500 per unit plus $500 in escrow and $100 annually for inspections (fees are set by Town Board resolution under the code).
Sources: Town of Putnam Valley Code, Ch. 165 Art. X, Sec. 165-36.1 STRs (eCode360); Town of Putnam Valley, proposed STR town code text, June 2023 (official town site PDF); Highlands Current, Putnam Valley Adopts Short-Term Rental Law (Dec. 1, 2023). 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.
Putnam Valley short-term-rental FAQ
Can I run a short-term rental (Airbnb) in Putnam Valley, NY?
Putnam Valley allows whole-home short-term rentals (stays under 30 days), including non-owner-occupied homes, but only with a special use permit from the Planning Board plus an STR permit from the Building Department, annual fire and safety inspections, and a local manager within 30 miles of Town Hall who can respond in person within one hour. Rentals are limited to single-family homes in the R-1, R-2, R-3, LP and CD zoning districts, corporate-owned properties do not qualify, and each owner is capped at three permits (one owner-occupied plus two non-owner-occupied).
Do I need a permit or registration to run an STR in Putnam Valley?
STR is defined as the rental of all or part of a residential single-family dwelling unit for a period of less than 30 days; both rented-in-whole and non-owner-occupied STRs are defined, permitted categories (Sec. 165-36.1F).
What taxes apply to a short-term rental in Putnam Valley, 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 Putnam Valley?
Palisade Stays launches and runs short-term rentals for owners end to end. Where a short-term rental works in Putnam Valley, we can handle setup, listing, guest operations, and turnovers. Start with a quick property-fit assessment.
Thinking about a short-term rental in Putnam Valley?
Palisade Stays launches and runs short-term rentals for owners end to end. Tell us about your property and we'll see if it's a fit.
Nearby Putnam towns