Short-term-rental rules
Can you Airbnb in Orangetown, NY?
Researched and reviewed by Jake Lee, FounderCurrent as of July 2026How this atlas is maintained
Short-term rentals of less than 30 consecutive days are banned outright in every residential zoning district (R-80, R-40, R-22, R-15, RG, MFR, PAC) of unincorporated Orangetown under Town Code Chapter 43, Article XV, whether whole-home or partial, daily, hourly, overnight or weekly, and whether or not money changes hands. Merely advertising a home online as a short-term rental is presumptive evidence of a violation. Longer-term rentals (30+ days) are legal but must be registered on the town's landlord registry; villages inside the town (Nyack, Piermont, Grand View-on-Hudson) have their own separate codes.
What the rules say in Orangetown
- § 15.6(A): no owner, tenant, or other person may rent, lease, license, or otherwise allow occupancy of any property in an R-80, R-40, R-22, R-15, RG, MFR or PAC district for less than 30 consecutive days, whether daily, hourly, overnight or weekly, for compensation or not.
- § 15.3 defines a Short-Term Residential Rental as any dwelling unit (house, condo, townhome, co-op, apartment, or land) occupied in whole or in part for under 30 consecutive days; hotel and motel rooms are excluded.
- § 15.6(B): renting out outdoor spaces (pools, spas, playgrounds, yards) for assembly (gatherings of 4+ people) is separately prohibited in the same districts.
- § 15.6(C) sole exception: a seller occupying under a post-closing possession agreement, if the deed is filed within 5 days of closing.
- § 15.8: listing the residence online or in print as available for short-term rental is presumptive evidence of a violation; wristbands/tickets, party debris, and noise are also evidence.
- § 15.7: violations are punishable under § 41A-1 of the Orangetown Code; the town may pursue criminal summonses, injunctions, damages and attorney fees, with a 24-hour cure window after notice.
- Rentals of 30+ days are legal but the owner must register on the Landlord Registry with the Office of Building, Zoning, Planning, Administration & Enforcement, file annually (Jan 1 to Feb 1), and pay a fee set by Town Board resolution (as of the June 10, 2025 amendment: $75/yr for 1-4 unit buildings, $150/yr for 5+ units); owner-occupied homes are exempt (one property per owner).
- The ban applies only to the unincorporated town; properties inside the villages (e.g., Nyack, Piermont, Grand View-on-Hudson) follow their own village zoning codes instead.
Sources: Town of Orangetown, Ch. 43 Art. XV: Landlord Registry Act and Short-Term Use of Property for Rental or Rental-Like Purposes (full text, official town site, updated 4/8/2025); eCode360: Town of Orangetown, NY, Landlord Registry Act and Short-Term Rentals (codified article; Cloudflare-gated, text obtained from the town's own document); Town of Orangetown: Local Law 11 of 2023 amending Ch. 43 Art. XV (Landlord Registry Act / Short-Term Rentals); Rockland County Times (6/13/2025): Landlord Registry passes in Orangetown, June 10, 2025 board vote and fee schedule. 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.
Orangetown short-term-rental FAQ
Can I run a short-term rental (Airbnb) in Orangetown, NY?
Short-term rentals of less than 30 consecutive days are banned outright in every residential zoning district (R-80, R-40, R-22, R-15, RG, MFR, PAC) of unincorporated Orangetown under Town Code Chapter 43, Article XV, whether whole-home or partial, daily, hourly, overnight or weekly, and whether or not money changes hands. Merely advertising a home online as a short-term rental is presumptive evidence of a violation. Longer-term rentals (30+ days) are legal but must be registered on the town's landlord registry; villages inside the town (Nyack, Piermont, Grand View-on-Hudson) have their own separate codes.
Do I need a permit or registration to run an STR in Orangetown?
Rentals of 30+ days are legal but the owner must register on the Landlord Registry with the Office of Building, Zoning, Planning, Administration & Enforcement, file annually (Jan 1 to Feb 1), and pay a fee set by Town Board resolution (as of the June 10, 2025 amendment: $75/yr for 1-4 unit buildings, $150/yr for 5+ units); owner-occupied homes are exempt (one property per owner).
What taxes apply to a short-term rental in Orangetown, 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 Orangetown?
Short-term rentals face real limits in Orangetown (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 Orangetown's rules?
We'll help you find out what's actually possible for your Orangetown property, short-term, mid-term, or otherwise, and run it if it's a fit.
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