Short-term-rental rules
Can you Airbnb in Pelham (town), NY?
Researched and reviewed by Jake Lee, FounderCurrent as of July 2026How this atlas is maintained
The Town of Pelham has no unincorporated area: every property lies in either the Village of Pelham or the Village of Pelham Manor, and both villages' zoning codes ban transient-lodging uses village-wide while restricting dwellings to occupancy by permanent families. Short-term rentals under 30 nights are therefore not a permitted use anywhere in the town, and neither village offers an STR permit or registration path.
What the rules say in Pelham (town)
- The town itself has no zoning; it is fully incorporated, so the Village of Pelham code applies north of Colonial Avenue and the Village of Pelham Manor code applies south of it.
- Village of Pelham Code sec. 98-98(A) prohibits, in every zoning district, use of any building or land as a hotel (16), auto court (15), boardinghouse (26), tourist home (27), or trailer camp (28).
- Village of Pelham sec. 98-6 definitions exclude transient occupancy from residential categories: boardinghouse and lodging house require that 'no transients are accommodated'; 'tourist home' (rooms rented primarily to transients) and 'hotel' (rooms for resident or transient individuals for compensation) are the transient categories and both are banned village-wide.
- Village of Pelham residence districts permit single-family detached dwellings occupied by a 'family', defined as a permanent, not-for-profit housekeeping unit (sec. 98-6, sec. 98-10), leaving no category under which sub-30-night rentals are permitted.
- Village of Pelham Manor Code sec. 210-21(C) prohibits throughout the village the erection, maintenance, or operation of any building or land as a hotel, tourist camp, motel, lodging house, or trailer camp.
- Pelham Manor's definitions make 'lodging house' any dwelling in which persons are housed with sleeping accommodations 'for a fee or other consideration', and 'hotel' any building offering 'transient lodging accommodations on a daily rate', so renting a home or rooms short-term for compensation falls within prohibited categories.
- Pelham Manor dwellings must be occupied 'exclusively as the residence of a single family', with family defined as persons related by blood, marriage, or adoption living as a single household.
- Neither village code contains a short-term-rental chapter, rental permit, or registration scheme (Village of Pelham code current through legislation of early 2026; Pelham Manor code TOC current through March 2026 snapshot).
- New York State's 2025 statewide STR registry/tax law addresses platform tax collection but does not override local zoning prohibitions.
Sources: Village of Pelham Code sec. 98-98 Prohibited uses (eCode360); Village of Pelham Code sec. 98-6 Terms defined (eCode360); Village of Pelham Code sec. 98-10 Permitted uses, Residence A-1 District (eCode360); Code of the Village of Pelham, NY, table of contents (eCode360); Village of Pelham Manor Code Ch. 210 Art. VII General Restrictions, incl. sec. 210-21(C) (eCode360); Village of Pelham Manor Code Ch. 210 Zoning definitions (eCode360); Code of the Village of Pelham Manor, NY, table of contents (eCode360); Town of Pelham, NY official site (town comprises the two villages; no unincorporated area). 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.
Pelham (town) short-term-rental FAQ
Can I run a short-term rental (Airbnb) in Pelham (town), NY?
The Town of Pelham has no unincorporated area: every property lies in either the Village of Pelham or the Village of Pelham Manor, and both villages' zoning codes ban transient-lodging uses village-wide while restricting dwellings to occupancy by permanent families. Short-term rentals under 30 nights are therefore not a permitted use anywhere in the town, and neither village offers an STR permit or registration path.
Do I need a permit or registration to run an STR in Pelham (town)?
Village of Pelham residence districts permit single-family detached dwellings occupied by a 'family', defined as a permanent, not-for-profit housekeeping unit (sec. 98-6, sec. 98-10), leaving no category under which sub-30-night rentals are permitted.
What taxes apply to a short-term rental in Pelham (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 Pelham (town)?
Short-term rentals face real limits in Pelham (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 Pelham (town)'s rules?
We'll help you find out what's actually possible for your Pelham (town) property, short-term, mid-term, or otherwise, and run it if it's a fit.
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