New Paltz, New York Short Term Rental Regulations Guide for Airbnb hosts

Overview: Are short‑term rentals allowed in New Paltz?

Yes, short-term rentals (STRs) are permitted in the Town of New Paltz (Ulster County), but only if the host is the primary resident of the property. In the Village of New Paltz, the municipality has adopted a stricter policy that effectively bans STRs when the host is not the primary resident. This is a critical distinction for investors and operators: a Village-only strategy is not viable if you do not live on site. Town properties outside the Village remain viable provided you obtain the required town permit and comply with Ulster County registration and tax obligations. Enforcement at the municipal level is active, and local leaders have highlighted the need for stronger state-level tools to deter violators.

How to start a short-term rental business in this market

Verify zoning and primary-residency eligibility

If your property lies within the Village of New Paltz, confirm that you will be the primary resident of the dwelling. If you are not, the Village’s ordinance effectively prohibits an STR at that address.
If your property lies in the Town of New Paltz outside the Village, STRs are allowed subject to the town permitting process and Ulster County requirements.

Obtain Ulster County Hotel & Motel Room Occupancy Tax registration

Register for Ulster County’s Hotel and Motel Room Occupancy Tax (the “Certificate of Authority”) and follow remittance procedures. This applies to lodging providers across the county, including STRs.

Complete the Town of New Paltz STR application and permit process

File the required application and secure approval before listing or operating. Permit terms, fees, and renewal requirements are set by the town and should be reviewed prior to investment.

County- and town-level compliance

Display required registration numbers on listings and marketing as directed by Ulster County and the Town of New Paltz.
Maintain records consistent with tax and local requirements (e.g., occupancy statements, guest logs, receipts).

Insurance and safety

Carry appropriate property and liability coverage. Align property standards with typical host requirements (smoke/CO detectors, safe egress, safety instructions).

Listing platforms and disclosures

Use the STR platform registration workflow where applicable (some platforms require a municipal registration number to list).
Disclose local rules in listings, including any primary-residency requirements and quiet hours or parking rules.

What do Airbnb hosts actually earn in New Paltz?

New Paltz hosts earn a median $32,812/year with $247 ADR and 54% occupancy.

Top performers pull in $56,777+ per year.

See the full New Paltz market breakdown

Required documents, permits, licenses, and guidelines

Ulster County (required for all STRs countywide)

Ulster County Hotel & Motel Room Occupancy Tax Registration Form (also known as “Certificate of Authority”).
Registration/permit number must be displayed and used in filings; remit occupancy taxes per county schedule.

Town of New Paltz (required for STR operation within the town)

Town STR Permit Application (submit, obtain approval, and renew as required).
Permit to be kept on site and/or included in filings, with any registration number used on listings.

Village of New Paltz (within village boundaries)

Primary-residency requirement: STRs are prohibited if the host is not the primary resident. Prior to any Village operation, verify current ordinance details and enforcement guidance.

Specific regulations (Town, Village, County, and State context)

Town of New Paltz

STRs are allowed subject to the town’s permitting process and Ulster County registration. Operators must hold both the town permit and the county Certificate of Authority.
The Town is listed among the Ulster County municipalities that require an STR application in addition to county requirements.

Village of New Paltz

Ordinance prohibits STRs when the host is not the primary resident. As a result:
- Operators who do not live on site cannot lawfully operate in the Village.
- Noncompliance can result in enforcement action; however, enforcement challenges remain, and municipal leaders have called for stronger state-level tools to improve compliance and deter violations.

Ulster County

Ulster County’s Hotel & Motel Room Occupancy Tax applies to lodging facilities, including STRs. Operators must register, collect/remit occupancy taxes, and comply with reporting.

State of New York

Multiple municipalities across New York are wrestling with STR enforcement gaps. In New Paltz, officials have stated that clearer or stronger state law is needed to improve enforceability of local STR restrictions. Investors should monitor state-level legislation that may alter registration, host, or taxation frameworks in the future.

Contact information for local authority

Town of New Paltz (town-level STR permitting)

Phone: (845) 255-0600
Website: townofnewpaltz.org
Purpose: STR permit application, zoning verification, and town-level compliance.

Village of New Paltz (village-level enforcement/policy)

Phone: (845) 255-0130
Website: villageofnewpaltz.org
Purpose: Ordinance clarification, primary-residency requirements, and enforcement within the Village.

Ulster County (hotel/motel occupancy tax registration and compliance)

Phone: (845) 334-5540
Website: co.ulster.ny.us
Purpose: Certificate of Authority, occupancy tax filings, and county-level lodging regulations.

Links to source pages

Home Sweet Hudson: Hudson Valley STR Regulation Resources (Ulster County listing and town-specific notes)
- homesweethudson.com/str-regulation-resources/
Home Sweet Hudson: Town of New Paltz STR Application
- homesweethudson.com/town-of-new-paltz-str-application/
Ulster County STR Documents (including County of Ulster Hotel and Motel Room Occupancy Tax Registration/Certificate of Authority)
- homesweethudson.com/ulster-county-str-resources/
Town of New Paltz official site
- townofnewpaltz.org
Village of New Paltz official site
- villageofnewpaltz.org
Ulster County government site (county programs and contact)
- co.ulster.ny.us
Spectrum News 1 Hudson Valley: Officials say state law needed to enforce short-term rental regulations
- spectrumlocalnews.com/nys/hudson-valley/news/2023/01/04/new-york-airbnb-regulations-enforcement

Notes and investor guidance

Market entry is still viable in the Town of New Paltz, provided you:
- Reside at the property (primary residency), or
- Operate outside the Village boundaries within the Town, and
- Hold both the Town STR permit and Ulster County’s Certificate of Authority while remitting occupancy taxes.
Village-only strategies are constrained by the primary-residency ban and should be considered only if you will live on site.
Given the emphasis on enforcement gaps at the municipal level, budget for ongoing compliance monitoring and maintain thorough documentation (applications, tax filings, and guest records). Plan for periodic renewals and potential changes in town, county, or state policy.

Next step

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Ask the AI Advisor about New Paltz

New Paltz is a small town in Ulster County, in New York's Hudson Valley, with a population of roughly 14,000 across the town and village combined. It is best known as a college town, home to the State University of New York at New Paltz, and as a gateway to the Shawangunk Ridge, a sandstone escarpment popular with rock climbers, hikers, and nature lovers from around the region. The town has a walkable, café-lined main street, a strong sense of history rooted in its seventeenth-century Huguenot founders, and a steady rhythm of visitors drawn by the surrounding natural attractions. It sits about 90 miles north of New York City, roughly a two-hour drive southbound on the New York State Thruway.

Just outside the village, the Shawangunk Ridge — often called "the Gunks" — anchors the area's outdoor reputation. The ridge is famous for its world-class trad climbing, and the cliffs and surrounding forests are protected through a network of preserves and state parks, including the Mohonk Preserve, which offers more than 8,000 acres of carriage roads, trails, and climbing access only a few minutes from downtown New Paltz. A short drive further west, Minnewaska State Park Preserve sits atop the ridge and rewards visitors with sky lakes, waterfalls, and dramatic cliff-edge views of the Catskills and the Hudson Valley.

In the heart of the village, the Huguenot Street Historic District preserves a row of original seventeenth- and eighteenth-century stone houses, making it one of the oldest continuously inhabited streets in the United States and a National Historic Landmark. Just south of town, the Walkway Over the Hudson State Historic Park, about a twenty-minute drive, spans the river on a converted nineteenth-century railroad bridge and links the Ulster and Dutchess sides of the valley. To the north, the Rondout waterfront in Kingston, the Woodstock art colony, and the broader Catskill Mountains are all within roughly a thirty- to forty-minute drive, making New Paltz a natural base for exploring the wider region.

For short-term-rental owners, New Paltz offers an appealing combination: a recognizable destination brand built around the Gunks and Mohonk, a year-round calendar of outdoor activity, leaf-peeping in autumn, and proximity to both the New York metro market and the broader Hudson Valley tourism trail. Its compact village, college-town energy, and easy access to multiple marquee parks give it the kind of visitor demand that supports a healthy mix of weekend, seasonal, and event-driven stays.