Short-term-rental rules
Can you Airbnb in Rye (Town), NY?
Researched and reviewed by Jake Lee, FounderCurrent as of July 2026How this atlas is maintained
The Town of Rye is a special case: it contains no unincorporated land (Port Chester, Rye Brook, and the Rye Neck section of the Village of Mamaroneck make up the entire town), so every property is governed by its village's code, not the town code. The town's own legacy zoning, which by its terms applies only to the now-nonexistent unincorporated area, has no short-term-rental law, and its residence districts permit only nontransient roomers, excluding transient occupancy from residential zones. Owners should check the rules for Port Chester, Rye Brook, or the Village of Mamaroneck, whichever covers their property.
What the rules say in Rye (Town)
- Special case: the town has no unincorporated territory. The Villages of Port Chester and Rye Brook plus the Rye Neck section of the Village of Mamaroneck comprise the entire Town of Rye, so village zoning (not town zoning) governs every parcel.
- The town has no Building or Planning Department; the town directs all zoning and permit matters to the individual villages (Port Chester, Rye Brook, Mamaroneck).
- The town code contains no short-term-rental, rental-permit, bed-and-breakfast, or rental-registration chapter (full chapter list inspected, code current through the 05-16-2024 supplement).
- The legacy town zoning (Chapter 66, adopted 1954) states it applies to the unincorporated part of the town (Sec. 66-1), an area that ceased to exist when Rye Brook incorporated in 1982.
- As written, that zoning is permissive (Sec. 66-4A: no land or building may be used except in conformity with the district regulations), and its one-family residence districts allow as accessory use only the keeping of not more than two nontransient roomers or boarders (Sec. 66-19), so transient (short-term) occupancy is not a permitted residential use.
- A tourist home (a residential building offering lodging to transients for compensation) is defined in Sec. 66-2 but is not listed as a permitted use in any residence district; transient lodging is channeled to the H-1 Hotel District (Sec. 66-33) and commercial districts.
- Practical takeaway: this record's prohibited reading applies only to the town code's own (territory-less) scheme; the operative STR rules for any real address are in the Port Chester, Rye Brook, or Village of Mamaroneck code.
Sources: Town of Rye, NY Code (eCode360), table of contents, through 05-16-2024 supplement; Town of Rye Code Ch. 66 Zoning (adopted 1954); Ch. 66 Art. I Purposes: zoning plan for the unincorporated part of the Town of Rye; Sec. 66-2 Definitions (dwelling, family, tourist home, rooming house; no STR or B&B definition); Sec. 66-4 General provisions (permissive-use clause); Sec. 66-19 R-20 One-Family Residential District (accessory use limited to two nontransient roomers or boarders); Sec. 66-33 H-1 Hotel District (hotels for transient guests); Town of Rye: Building Permits & Zoning (town has no Building or Planning Departments; villages manage these functions); Town of Rye: Facts & History (town consists of Port Chester, Rye Brook, and Rye Neck); Wikipedia: Rye (town), NY (Port Chester, Rye Brook and Rye Neck comprise the entire area of the town). 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.
Rye (Town) short-term-rental FAQ
Can I run a short-term rental (Airbnb) in Rye (Town), NY?
The Town of Rye is a special case: it contains no unincorporated land (Port Chester, Rye Brook, and the Rye Neck section of the Village of Mamaroneck make up the entire town), so every property is governed by its village's code, not the town code. The town's own legacy zoning, which by its terms applies only to the now-nonexistent unincorporated area, has no short-term-rental law, and its residence districts permit only nontransient roomers, excluding transient occupancy from residential zones. Owners should check the rules for Port Chester, Rye Brook, or the Village of Mamaroneck, whichever covers their property.
Do I need a permit or registration to run an STR in Rye (Town)?
The town has no Building or Planning Department; the town directs all zoning and permit matters to the individual villages (Port Chester, Rye Brook, Mamaroneck).
What taxes apply to a short-term rental in Rye (Town), 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 Rye (Town)?
Short-term rentals face real limits in Rye (Town) (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 Rye (Town)'s rules?
We'll help you find out what's actually possible for your Rye (Town) property, short-term, mid-term, or otherwise, and run it if it's a fit.
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