Short-term-rental rules
Can you Airbnb in Greenville, NY?
Researched and reviewed by Jake Lee, FounderCurrent as of July 2026How this atlas is maintained
Greenville treats a whole-home rental to short-stay guests as a "tourist home," which is only allowed in the Commercial Mixed-Use District and only with a special use permit from the Planning Board. It is not a permitted use in the Rural Residential or Conservation Districts, which cover most homes in town. Any tourist home or bed-and-breakfast also needs an annual town permit and inspection, and advertising or renting without one carries fines.
What the rules say in Greenville
- Whole-home paid stays for transient guests are classified as a "tourist home": "a dwelling in which overnight accommodations are provided or offered for transient guests for compensation" (Code § 205-4).
- Tourist homes are allowed only in the Commercial Mixed-Use District, and only as a special use requiring Planning Board approval (205 Attachment 2, Commercial Mixed-Use Bulk and Use Table).
- Tourist homes are not a listed use in the Rural Residential or Conservation Districts, the town's other two districts, and under § 205-8 a use not permitted is prohibited.
- The owner-occupied path: a bed-and-breakfast is a permitted principal use in all three districts, but the operator must own and occupy the single-family home, rent no more than 3 bedrooms, host transient guests only, and cap any guest's stay at 21 consecutive days (§ 205-4 definition; 205 Attachments 1-3).
- Every tourist home, tourist accommodation, or bed-and-breakfast must hold a permit from the Town Building Inspector: sworn application with owner, manager, and insurance details, an on-site inspection before issuance, a public registry, and the permit posted at the principal entrance (§§ 205-36 to 205-39, § 205-41).
- Permits run one year and must be renewed annually, with a new inspection; application and renewal fees are set by the Town Board in Chapter A212, Fees (§§ 205-38, 205-40).
- Operating, listing, advertising, or accepting rent or deposits for an unpermitted unit is unlawful: fines of $250 to $500 and/or up to 15 days in jail for a first offense, $500 to $1,000 and/or up to 30 days for repeat offenses (§§ 205-43, 205-44).
Sources: Town of Greenville, NY Code, Chapter 205 Zoning (eCode360); Ch. 205 Art. VIII, Multiple Residences; Tourist Accommodations (§§ 205-35 to 205-44); Ch. 205 § 205-4, Definitions (tourist home, bed-and-breakfast); Ch. 205 Art. IV, District Regulations (§ 205-8, unlisted uses prohibited); 205 Attachment 2, Commercial Mixed-Use Bulk and Use Table (PDF); 205 Attachment 1, Rural Residential Bulk and Use Table (PDF); Town of Greenville, NY official website (links to this code). 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.
Greenville short-term-rental FAQ
Can I run a short-term rental (Airbnb) in Greenville, NY?
Greenville treats a whole-home rental to short-stay guests as a "tourist home," which is only allowed in the Commercial Mixed-Use District and only with a special use permit from the Planning Board. It is not a permitted use in the Rural Residential or Conservation Districts, which cover most homes in town. Any tourist home or bed-and-breakfast also needs an annual town permit and inspection, and advertising or renting without one carries fines.
Do I need a permit or registration to run an STR in Greenville?
Tourist homes are not a listed use in the Rural Residential or Conservation Districts, the town's other two districts, and under § 205-8 a use not permitted is prohibited.
What taxes apply to a short-term rental in Greenville, 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 Greenville?
Short-term rentals face real limits in Greenville (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 Greenville's rules?
We'll help you find out what's actually possible for your Greenville property, short-term, mid-term, or otherwise, and run it if it's a fit.
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