Short-term-rental rules
Can you Airbnb in Bedford, NY?
Researched and reviewed by Jake Lee, FounderCurrent as of July 2026How this atlas is maintained
The Town of Bedford has no short-term-rental law, but its zoning effectively bars STRs: dwellings are defined as nontransient living quarters (expressly excluding tourist homes and hotels), and under § 125-49B any use not listed in the use schedules is prohibited. The only permitted transient lodging is a special-permit hotel/motel in the NB and CB business districts or a special-permit country inn (restaurant plus up to 10 guest rooms) in the R-4A district, so renting a home for stays under 30 nights is not a permitted use; confirm current enforcement posture with the Bedford Building Department before hosting.
The operator's read
Can I run a short-term rental in Bedford, NY?
No go for nightly stays
The rule that closes it: Transient lodging is permitted only by special permit: hotel or motel in the NB and CB business districts (§ 125-72), and a 'country inn' (a restaurant with up to 10 guest rooms) in the R-4A district (§ 125-85.3, added by L.L. 5-2025).
- Is there a legal way to rent short-term in Bedford?
- Most ordinances of this kind restrict stays under 30 nights and leave longer furnished rentals alone, so a 30-plus-night rental is usually the compliant route in Bedford. Confirm the specifics against the sources on this page before you rely on it.
What would you do with a property in Bedford?
Not for nightly stays. The compliant play in Bedford is a furnished rental of 30 nights or more, which most ordinances of this kind leave open, and which we can set up and run. If you are buying specifically to run nightly stays, buy somewhere else.
What the rules say in Bedford
- No short-term-rental-specific local law exists anywhere in the Bedford Town Code (verified by full-text search; code includes legislation through 9-16-2025).
- Zoning is a closed use table: § 125-49B provides that any use not specifically listed as permitted is deemed prohibited.
- § 125-3 defines DWELLING as a building 'used principally as nontransient living quarters,' expressly excluding hotel, motel, boardinghouse and tourist home, so transient occupancy is outside the residential dwelling use.
- Transient lodging is permitted only by special permit: hotel or motel in the NB and CB business districts (§ 125-72), and a 'country inn' (a restaurant with up to 10 guest rooms) in the R-4A district (§ 125-85.3, added by L.L. 5-2025).
- Chapter 76 (L.L. 1-2024) requires owners of residential rental property, defined as buildings with 2+ residential units (two-family, multifamily, mixed-use), to register with the Building Department, pay a fee, pass third-party health/safety inspections every 5 years and benchmark energy use annually; it is not duration-based and does not cover single-family homes.
- Occasional rental of an owner's own home occupies a gray area because the dwelling definition uses 'principally' nontransient; a dedicated whole-home STR operation, however, is not a listed permitted use in any residence district.
- The Town of Bedford contains only unincorporated hamlets (Bedford Village, Bedford Hills, Katonah), so the town code applies town-wide; there is no county-level STR permit in Westchester.
Sources: Town of Bedford Code § 125-3, Zoning Definitions (DWELLING, HOTEL or MOTEL, COUNTRY INN); Town of Bedford Code Art. V District Regulations, § 125-49 (unlisted uses prohibited); Schedule of Use Regulations - Principal Uses (125 Attachment 2); Schedule of Use Regulations - Accessory Uses (125 Attachment 3); Schedule of Use Regulations - Special Permit Uses (125 Attachment 4, amended 9-16-2025); Town of Bedford Code Ch. 76, Landlord Registry and Rental Property Health and Performance (L.L. 1-2024); Town of Bedford Code § 125-85.3, Country inns; Town of Bedford, NY Code (eCode360, legislation through 9-16-2025). 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.
Navigating Bedford's rules?
We'll help you find out what's actually possible for your Bedford property, short-term, mid-term, or otherwise, and run it if it's a fit.
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