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Brant Lake, NY

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STR Regulations for Brant Lake, New York

Note on scope and source: The information below is drawn exclusively from documents provided in the search results. Short-term rentals in Brant Lake are governed by the Town of Horicon (Warren County). The primary regulatory sources are the Town’s proposed Local Law Regulating Short-Term Rentals (Feb 20, 2025) and the official application/instructions (July 2025). Where the instructions add procedural detail, that has been included.

Allowed or Not? (Overview)

Short-term rentals are allowed in Brant Lake (Town of Horicon), but only with a Short-Term Rental Permit issued by the Zoning and Planning Office. STRs are defined as rental of a dwelling unit or portions thereof for fewer than 30 consecutive days for tourist/transient use. The permit is revocable, non-transferable, and valid for two years. The Town has capped the total number of STR permits at 135 townwide and will maintain a waitlist.

What do Airbnb hosts actually earn in Brant Lake?

Brant Lake hosts earn a median $26,099/year with $337 ADR and 46% occupancy.

Top performers pull in $43,000+ per year.

See the full Brant Lake market breakdown

How to Start a Short-Term Rental Business in This Market (Step-by-Step)

  1. Verify eligibility and zoning
    • Confirm the property is located within the Town of Horicon (Brant Lake).
    • Confirm your deed/HOA allows rental occupancy (you must provide written HOA approval or waiver if applicable).
  2. Schedule required inspections
    • Warren County Department of Fire Prevention and Building Codes (fire safety/building inspection).
    • Septic inspection by a NYSDEC-licensed septage waste transporter (no more than one year old at initial application; may be waived for renewals unless increasing occupancy).
  3. Register for County occupancy tax
    • Obtain a Certificate of Authority from the Warren County Treasurer’s Office for the Warren County Occupancy Tax (a/k/a bed tax).
  4. Prepare application package
    • Completed and signed application by all owners.
    • All supporting documents (deed, HOA approvals/waivers, inspection reports, occupancy tax certificate, site plan, host list, local contact, etc.).
  5. Submit to the Zoning Office with fee
    • Pay the $200 permit fee; application and fee are filed with the Zoning Administrator.
    • The Zoning Administrator has 30 days to review and either issue the permit (with or without conditions) or deny in writing.
  6. Permit issuance and operation
    • Post the current permit inside the unit during rentals.
    • Follow all operational requirements (occupancy, parking, posting rules, garbage plan, E911 address, etc.).
  7. Renew every two years
    • Submit renewal application with updated documents. The cap and waitlist continue to apply to renewals.
  8. Keep HOA/deed restrictions in compliance
    • If HOA/deed rules change, update your approvals/waivers; you must maintain compliance at all times.

Required Documents, Permits, Licenses, and Guidelines

  • Short-Term Rental Permit (Town of Horicon)
    • Fee: $200
    • Validity: 2 years; expires on December 31 of the second year
    • Non-transferable; sold properties require a new permit
    • Maximum townwide permits: 135; waitlist maintained when cap is reached
  • Supporting documentation (with application or renewal, as applicable)
    • Vesting deed or title document; if HOA/deed restrictions exist, written HOA approval or waiver
    • Site plan (not required to be professionally drawn) showing building locations and off-street parking areas
    • Proof of satisfactory inspection by Warren County Department of Fire Prevention and Building Codes; includes maximum overnight occupancy determination
    • Septic inspection certification by a NYSDEC-licensed septage waste transporter (within one year for initial application), certifying:
      • Presence of a treatment system
      • No effluent discharge to ground surface (no breakouts, ponding, saturated soil)
      • No visible grey-water discharge pipes
      • No sewage backup into the dwelling
      • Requirement waived for renewal unless seeking increased occupancy; also waived for systems installed within last three years
    • Certificate of Authority from the Warren County Treasurer’s Office for Warren County Occupancy Tax (bed tax)
    • List of Short-Term Rental Hosts (names, addresses, phone numbers, emails)
    • Local primary Contact Person information (name, address, phone); must be able to respond within one hour during rentals
  • Application process
    • File application and fee with Zoning Administrator; application must be signed by all owners or authorized representatives of owning entities
    • Review period: 30 days; permit may be issued with conditions or denied for incompleteness, nonpayment, prior revocation within past year, or failure to meet safety/standards
  • Operational requirements
    • Occupancy: May not exceed the occupancy load set by Warren County Building Codes and, for septic-served properties, NY State Department of Health Appendix 75A specifications
    • Posting: Current permit must be posted inside the unit and visible upon entry
    • Rules: Host-imposed rules must be conspicuously posted within the unit
    • Copy on request: Provide a copy of the current permit to any nearby residential property owner within 250 feet upon request
    • Garbage plan: Must be in place during rentals; containers must be secured with tight-fitting covers; remove curbside containers within 12 hours of pickup; Town Transfer Station hours provided with permits
    • Parking: Minimum one off-street space per four guests
    • Address: E911 house number sized and placed to be highly visible from the street/road
    • Structural limitations: No tents, canopies, travel trailers, motorhomes, campers, yurts, vessels, motor vehicles, or temporary structures may be used as STR units
    • Signage: No “FOR RENT” signs permitted on the property
    • Fireworks: Prohibited
    • HOA/Deed: Must comply with all HOA and deed restrictions; provide approvals/waivers
    • Updates: Must notify Zoning Office of any changes to information supplied in the application
    • Compliance: Operate in accordance with any special conditions attached to the permit

Specific Regulations (Town/County/State)

Town of Horicon (Local Law, Feb 20, 2025; procedural guidance per July 2025 instructions)

  • Permit requirement; two-year validity; cap of 135 permits townwide
  • Application review within 30 days; physical inspection allowed if application information is questioned
  • Conditions may be imposed to ensure safety or minimize adverse impacts
  • Denial grounds include incomplete/inaccurate application, nonpayment, recent revocation, or noncompliance with standards
  • Immediate suspension/revocation allowed where violations pose a threat to health, safety, or welfare
  • Appeal to the Town Board within 30 days; stays enforcement during review
  • Civil and criminal remedies authorized for violations

Warren County (fire prevention/building codes)

  • Inspections conducted by the Warren County Department of Fire Prevention and Building Codes; occupancy limits determined via inspection
  • Warren County Occupancy Tax (bed tax) requires a Certificate of Authority; collection/remittance is required for STRs

New York State

  • Septic systems must meet NY State Department of Health Appendix 75A specifications
  • Occupancy limits for septic-served properties must not exceed Appendix 75A requirements

Exclusions

  • Bed and breakfasts, campgrounds, hotels, motels, boarding houses, inns, resorts, travel trailer camps, guest cottages, group camps/temporary residences (examples provided: Point O’ Pines, Brant Lake Camp) are not considered STRs under this Local Law

Enforcement and Penalties (Town of Horicon)

  • Access rights: Zoning Administrator and Warren County Fire Prevention and Building Codes may access properties with reasonable request for inspection/enforcement
  • Notice of Violation: Issued by certified/registered mail; remediation timeframe specified
  • Revocation/suspension/conditions:
    • First or second violation: written notice; failure to cure within timeframe may result in revocation/suspension/conditions
    • Third or subsequent violation: written notice; immediate revocation/suspension/conditions permitted
    • Immediate action allowed for violations threatening health, safety, or welfare
  • Appeals:
    • Appeal to Town Board within 30 days; stays determination during review
    • Town Board holds a hearing and issues written determination within 10 days
    • After revocation, no new permit may be issued for the subject property for one year following revocation
  • Fines:
    • First offense: up to $200
    • Second offense: up to $500
    • Third or subsequent offense: up to $950
  • Additional enforcement:
    • Appearance ticket/summons authority
    • Civil actions/injunctions may be commenced
    • Remedies are cumulative; Town may initiate proceedings upon complaint or upon detection of a violation

Application and Savings Clause

  • Upon enactment, the Local Law applies to all pre-existing or currently operating STRs
  • Savings clause and application expire December 31, 2026

Contact Information (Local Authority and Key Offices)

  • Town of Horicon – Zoning and Planning Office (STR permits)
  • Warren County Department of Fire Prevention and Building Codes (inspections/occupancy limits)
    • Phone: 518-761-6542
    • Inspection fee (at time of instruction issuance): $80 (applicant pays)
    • Inspections arranged by calling the department
  • Warren County Treasurer’s Office (Occupancy Tax Certificate of Authority)

Links to Source Pages (as provided in search results)

This guide summarizes all available, directly cited content and is organized to support informed decision-making and compliance for short-term rental investors in Brant Lake, NY. If additional zoning or state-level clarifications are needed beyond the documents above, investors should consult directly with the Town’s Zoning and Planning Office.

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Brant Lake

Market Saturation Score

036912
Moderate Saturation
7/ 12
months with declining YoY revenue
5–7 declining months: moderate saturation risk - market may be nearing capacity.
View Full Brant Lake Market Analysis

Photos of Brant Lake

Overview of Brant Lake

Brant Lake is a small Adirondack hamlet in the town of Horicon, Warren County, in upstate New York. With a year-round population of only a few hundred residents, it has the character of a classic North Woods summer colony that swells each year with visitors drawn to its lake and surrounding forest. Best known as a quiet base for outdoor recreation, the hamlet sits within the larger Adirondack Park and serves as a convenient jumping-off point for hiking peaks, paddling rivers, and reaching the busier resort town of Lake George. It lies roughly 80 miles north of Albany and about 20 miles north of Glens Falls, making it accessible from the Capital Region while still feeling genuinely rural.

The community's namesake, Brant Lake, is the centerpiece of local life. The roughly four-mile-long lake draws families for swimming, kayaking, canoeing, and small-craft sailing, and its shoreline is dotted with seasonal cottages and a small public beach. Because the lake is relatively compact and well-anchored, it tends to feel calmer and more intimate than many of the larger Adirondack water bodies, which is part of its appeal for travelers who prefer a low-key setting.

A short drive west brings visitors to Gore Mountain, the largest ski resort in New York State, located in the hamlet of North Creek. In winter the mountain offers downhill skiing, snowboarding, and cross-country trails, while in summer and fall it operates a popular downhill mountain biking park and a network of scenic lift rides and hiking paths. It is a natural complement to a Brant Lake stay in any season.

To the south, Lake George anchors the region's tourism economy, often called the "Queen of American Lakes." The village of Lake George, roughly 25 minutes south of Brant Lake, offers steamboat cruises, public beaches, amusement attractions, and a walkable downtown of restaurants and shops, giving visitors a fuller-service resort experience just down the road. The hamlet also sits within the broader Adirondack Park, a six-million-acre preserve laced with marked hiking trails, mountain ponds, and the High Peaks region to the north.

Brant Lake makes a compelling base for short-term rentals precisely because it pairs the quiet, wooded feel of an Adirondack hamlet with quick access to a diverse set of regional draws. Guests can spend a morning on the lake, an afternoon skiing Gore or paddling on Lake George, and an evening back at a private cabin beneath the pines. For owners, that mix of four-season appeal, proximity to major Northeastern population centers, and a recognizable regional brand continues to support steady demand year after year.

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