Alexandria Bay, New York Short Term Rental Regulations Guide for Airbnb hosts

Overview

Alexandria Bay, NY allows short-term rentals, but with specific regulatory requirements. The village has no dedicated short-term rental ordinance, but hosts must comply with state regulations and local zoning laws. Short-term rental operations are generally treated as either "Bed and Breakfast" or "Cottage, Rental" uses under the village zoning code, both of which require special permits or site plan review depending on the zoning district.

What do Airbnb hosts actually earn in Alexandria Bay?

Alexandria Bay hosts earn a median $22,356/year with $319 ADR and 47% occupancy.

Top performers pull in $32,938+ per year.

See the full Alexandria Bay market breakdown

How to Start a Short-Term Rental Business in Alexandria Bay

Step 1: Determine Zoning Compliance

Before investing, verify your property's zoning district classification. Alexandria Bay has five zoning districts:

Residential (RES) - Single-family, duplex, and multi-family residences
Marine Residential (MR) - Single-family residences with water access protection
Business (B) - General retail, service, and entertainment uses
Marine Development (MD) - Water-related resort activities
Downtown Overlay (DO) - Special guidelines for downtown areas

Step 2: Choose Your Operation Type

Under Alexandria Bay zoning, short-term rentals typically fall into two categories:

Bed and Breakfast:

Operated within a single-family residential structure
Must be the principal residence of the operator
Bedrooms rented for overnight lodging
Food may be served to registered guests only

Rental Cottage:

Small, detached dwelling unit
Rented to overnight guests or longer duration on seasonal basis
Usually located on larger tracts of land, often waterfront properties

Step 3: Obtain Required Permits

All short-term rental operations require:

Zoning Permit from the Village
Certificate of Occupancy (required for any new use)
Special Use Permit (for Bed & Breakfast in Residential zones)
Site Plan Review (for most other zoning districts)

Step 4: Tax Registration

Register for New York State sales tax collection
Apply for Jefferson County occupancy tax collection
Obtain any required tax permits from the New York State Department of Taxation and Finance

Required Documents, Permits, Licenses, and Guidelines

Permits and Licenses

Zoning Permit - Required for any change of use
Special Use Permit - Required for Bed & Breakfast operations in Residential zones
Site Plan Review - Required for most non-residential STR operations
Certificate of Occupancy - Required before operation begins
Sales Tax Registration - Required to collect/remit NYS sales tax
Local Business License - Check with village clerk office

Documentation Requirements

Completed zoning permit application
Site plan showing property boundaries, structures, parking
Proof of property ownership
Floor plans showing bedroom locations
Parking plan (minimum 2 spaces per dwelling unit)
Operating plan detailing guest services and management
Insurance documentation
Sanitary system approval (septic/well compliance)

Specific Regulations by Jurisdiction

City of Alexandria Bay (Village Level)

Zoning Compliance:

Residential (RES) Zone: Bed & Breakfast requires Special Use Permit; Rental Cottage not permitted
Marine Residential (MR) Zone: Both Bed & Breakfast and Rental Cottage require Site Plan Review
Business (B) Zone: Both require Site Plan Review
Marine Development (MD) Zone: Both require Site Plan Review

Operational Requirements:

Maximum building height: 30 feet in RES/MR zones, 50 feet in B zone, 35 feet in MD zone
Minimum lot size: 15,000 sq ft for residential, 7,500 sq ft for business
Off-street parking: 2 spaces per dwelling unit minimum
Waterfront properties must comply with 125-foot minimum setback from neighboring structures
Shoreline construction must minimize environmental impact

Prohibited Uses:

Accessory dwellings cannot be used as short-term rentals
No STR operations allowed in accessory buildings or structures
Mobile homes and manufactured housing cannot be used for STR operations

Jefferson County Level

County occupancy taxes apply to short-term rentals
County health department may regulate septic and well systems
Building permits required for structural modifications

New York State Level

Tax Requirements:

4% New York State sales tax on accommodation charges
3% Jefferson County occupancy tax (confirm current rate)
Additional NYC hotel tax if applicable (not applicable to Alexandria Bay)

State Regulations:

Must comply with NYS multiple dwelling laws if operating 3+ units
Fair Housing Act compliance required
Building safety codes and fire safety regulations apply
Workers' compensation required if employees are hired

Contact Information

Primary Local Authority

Village of Alexandria Bay

Phone: (315) 482-9511
Address: 520 Butternut Street, Alexandria Bay, NY 13607
Website: villageofalexandriabay.com
Zoning Enforcement Officer: Contact village office for current officer information

Jefferson County Contacts

Jefferson County Planning Department

Phone: (315) 785-3133
Website: co.jefferson.ny.us

Jefferson County Health Department

Phone: (315) 786-3720
For septic/well system approvals

New York State Contacts

NYS Department of Taxation and Finance

Sales Tax Info: (518) 485-2889
Website: tax.ny.gov

NYS Liquor Authority (if serving alcohol)

Phone: (518) 473-6600

Source Pages

Checkmate Rentals - Alexandria Bay Airbnb Management
- Primary source for market overview and state-level tax requirements
Village of Alexandria Bay Zoning Law (PDF)
- Complete zoning regulations, use classifications, dimensional requirements, and permitting procedures

Important Investment Considerations

Seasonal Demand: Alexandria Bay experiences significant seasonal variation in demand, with peak occupancy during summer months (June-August). Winter occupancy rates drop substantially due to cold weather and reduced tourism.

Property Types: Waterfront properties and those near attractions like Boldt Castle command premium rates. The village's proximity to the St. Lawrence River and Thousand Islands creates strong seasonal demand.

Regulatory Monitoring: While no specific STR ordinance currently exists, the village has recently updated zoning regulations (December 2023). Monitor for future amendments that may specifically address short-term rental operations.

Market Competition: Competition exists from established property management companies and traditional accommodation providers (hotels, motels). Success depends on property quality, location, and professional management.

Infrastructure Requirements: Properties must meet public health requirements for water/septic systems. Additional parking requirements may limit viable locations in the downtown core.

This guide represents current regulations as of the provided sources. Investors should verify current requirements with local authorities before making investment decisions.

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Ask the AI Advisor about Alexandria Bay

Alexandria Bay is a small village in Jefferson County, New York, sitting on the south shore of the St. Lawrence River where it widens into the famous Thousand Islands. The year-round population is approximately 1,000, though the village swells considerably during the warm months when seasonal residents, boaters, and tourists arrive. It serves as the most popular gateway community to the Thousand Islands, a scenic archipelago that straddles the U.S.–Canada border, and it has a distinctly tourist-oriented character with a bustling waterfront in summer. The nearest sizable American city is Syracuse, about 120 miles to the south, roughly a 2.5-hour drive; Watertown is closer at around 30 minutes south, while Ottawa sits across the river in Ontario.

Boldt Castle is Alexandria Bay's signature attraction, set on Heart Island just a short scenic boat ride from the village docks. Begun in 1900 by hotel magnate George C. Boldt as a tribute to his wife, the stone-and-granite structure was never finished and now stands as a beautifully preserved ruin-turned-museum, restored and maintained by the Thousand Islands Bridge Authority. Visitors typically reach it via a short ferry ride from the mainland or by private boat, and the adjacent yacht house and grounds are part of the same tour experience.

The wider Thousand Islands region offers the broader draw, with the river dotted by roughly 1,800 islands between the mainland and the Canadian shore. The Thousand Islands Bridge, just east of the village, carries travelers across to Ontario and also provides car access to Wellesley Island, which hosts a state park, marinas, and campgrounds. Sightseeing and dinner cruises depart regularly from the Alexandria Bay waterfront throughout the summer, giving visitors an easy way to take in the mix of grand island estates, small lighthouses, and quiet wooded coves.

About 20 minutes south along the river, the small village of Clayton offers a complementary stop with its historic downtown and the Antique Boat Museum, which chronicles the area's long relationship with St. Lawrence River craft and runs a notable antique boat show each summer. For those willing to drive a bit farther, the lakes and trails of the broader North Country — including stretches of the eastern Lake Ontario shoreline and the wild southern Adirondack foothills — lie within roughly an hour.

For short-term-rental investors, Alexandria Bay offers a clear seasonal tourism economy wrapped around one of the Northeast's most distinctive scenic settings. The combination of an international border crossing, a marquee historic attraction, a park-like river landscape, and steady summer traffic from boaters, families, and Canadian day-trippers gives the village a consistent draw during the May-through-October high season, even though the pace slows considerably once the leaves turn.