Short-term-rental rules
Can you Airbnb in Union Vale, NY?
Researched and reviewed by Jake Lee, FounderCurrent as of July 2026How this atlas is maintained
Town of Union Vale sharply restricts short-term rentals through its zoning code. The code defines a short-term rental (under 30 days) and lists it as a use only in the small Neighborhood Commercial (NC) district along the Route 82 corridor, where it requires a Special Use Permit plus Site Plan Approval; it is not a listed use in any residential district (RD10, RA5, RA3, R1.5, R1, H), and the code expressly prohibits any use not listed in the district use schedules. A typical dedicated whole-home Airbnb in Union Vale's residential zones therefore does not qualify, and STRs are explicitly banned in multifamily dwellings.
What the rules say in Union Vale
- Sec. 210-85 (Definitions): SHORT TERM RENTAL is defined as "an accessory use or supplementary business in a dwelling unit allowing a short-term rental (less than 30 days) of at least one room."
- Sec. 210-10 (Article III, Use Regulations): only uses specifically listed as permitted, special permit, or accessory uses in the District Schedule of Use Regulations are permissible; "any other use is prohibited."
- Ch. 210 Attachment 2 (District Schedule of Use Regulations / Commercial Districts, as amended by L.L. No. 1-2023): "Short-Term Rentals" are allowed only as SP* (Special Use Permit plus Site Plan Approval) in the NC (Neighborhood Commercial) district, and are marked X (prohibited) in the TC (Town Center) and A (Airport) districts.
- Ch. 210 Attachment 4 (District Schedule of Use Regulations / Residential Districts, current through Supp 18, May 2024): short-term rentals do not appear as a listed use in any residential district (RD10, RA5, RA3, R1.5, R1, H), so under Sec. 210-10 they are prohibited in all residential zones.
- Sec. 210-56A(3) (Additional standards for special permit uses, multifamily/townhouse): "No short-term rental use shall be allowed in a multifamily dwelling."
Sources: Town of Union Vale Code, Ch. 210 Zoning (eCode360); Sec. 210-85 definition of SHORT TERM RENTAL (eCode360); Ch. 210 Attachment 2, District Schedule of Use Regulations / Commercial Districts (STR = SP* in NC only); Ch. 210 Attachment 4, District Schedule of Use Regulations / Residential Districts (STR not listed); Article III Use Regulations, Sec. 210-10 (unlisted uses prohibited); Sec. 210-56 Additional standards for certain special permit uses (multifamily STR ban); Town of Union Vale official site (links to town code); Union Vale Democratic Committee town-issues timeline (2022-2023 STR law adoption history; secondary source). 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.
Union Vale short-term-rental FAQ
Can I run a short-term rental (Airbnb) in Union Vale, NY?
Town of Union Vale sharply restricts short-term rentals through its zoning code. The code defines a short-term rental (under 30 days) and lists it as a use only in the small Neighborhood Commercial (NC) district along the Route 82 corridor, where it requires a Special Use Permit plus Site Plan Approval; it is not a listed use in any residential district (RD10, RA5, RA3, R1.5, R1, H), and the code expressly prohibits any use not listed in the district use schedules. A typical dedicated whole-home Airbnb in Union Vale's residential zones therefore does not qualify, and STRs are explicitly banned in multifamily dwellings.
Do I need a permit or registration to run an STR in Union Vale?
Sec. 210-10 (Article III, Use Regulations): only uses specifically listed as permitted, special permit, or accessory uses in the District Schedule of Use Regulations are permissible; "any other use is prohibited."
What taxes apply to a short-term rental in Union Vale, 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 Union Vale?
Short-term rentals face real limits in Union Vale (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 Union Vale's rules?
We'll help you find out what's actually possible for your Union Vale property, short-term, mid-term, or otherwise, and run it if it's a fit.
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