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Gouldsboro

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Gouldsboro, PA

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STR Regulations for Gouldsboro, Pennsylvania

Overview: Are STRs allowed in Gouldsboro, PA?

  • Short answer: STRs are allowed in parts of the Gouldsboro area, but the legality and process are determined by the serving townships (Coolbaugh Township in Monroe County; Lehigh Township in Wayne County; Clifton, Covington, and Thornhurst Townships in Lackawanna County). Each township has its own rules. There is no “Gouldsboro Borough” or municipal government; the “Gouldsboro” designation refers to the post office and census area covering multiple townships.
  • In short: Green to Yellow in most serving municipalities, with required licensing and specific occupancy/inspection rules depending on the township.

Serving Townships & STR Status (for properties with Gouldsboro 18424 addresses)

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

  • Step 1 — Confirm township eligibility
    • Determine the exact township for your property (Monroe, Wayne, or Lackawanna).
    • Verify whether STR is a permitted use in that zoning district and whether a license is required.
    • In Monroe (Coolbaugh), STR is permitted in residential zoning with licensing.
    • In Wayne (Lehigh), STR has been regulated since May 2022.
    • In Lackawanna (Clifton/Covington/Thornhurst), licensing or permits are required.
  • Step 2 — Plan for compliance
    • Review occupancy caps and inspection requirements (Coolbaugh 14-person limit; Thornhurst 2 per bedroom + extras; Clifton/Big Bass Lake 3 per bedroom; Covington requires local contact and parking).
    • Plan for safety: smoke/CO detectors, fire extinguishers, egress, posted occupancy, trash service, and local manager/contact availability as required.
  • Step 3 — License application and inspections
    • Submit the township application (Covington uses a third-party packet; others use township forms).
    • Schedule and pass required inspections (annual inspections common).
  • Step 4 — HOA/POA compliance
    • For gated/amenitized communities (Big Bass Lake, Lakeview Estates, Lake Watawga, etc.), obtain HOA registration/approval and pay any fees.
  • Step 5 — Operating procedures
    • Register guests, provide parking passes/badges as required, maintain occupancy logs, and ensure local contact responsiveness.
  • Step 6 — Ongoing renewals and compliance
    • Renew licenses annually and keep records for inspections, guest registrations, and incident reports.

Required documents, permits, licenses, and guidelines

  • Township STR license/permit (mandatory in most serving municipalities)
    • Coolbaugh Township: STR license + inspections; 14-person occupancy limit; no STR in commercial/industrial zones.
    • Lehigh Township (Wayne): STR license/registration required (see township for forms/inspection schedule).
    • Clifton Township: STR license for non-Big-Bass-Lake properties; BBL properties exempt from township licensing but must comply with BBL rules.
    • Covington Township: Permit via third-party packet; local manager/contact; occupancy/parking rules.
    • Thornhurst Township: License + annual inspection; local representative; on-property parking; 2 people per bedroom + extras.
  • State-level considerations (Pennsylvania)
    • Zoning authority: Municipalities may regulate STRs via zoning. The PA Supreme Court case Slice of Life v. Hamilton Twp upheld local zoning’s ability to exclude transient uses.
    • Insurance: Maintain appropriate liability and property coverage; coordinate with lender/HOA.
    • Taxes: PA sales tax and local hotel taxes may apply depending on jurisdiction; consult local tax office.
    • Safety: Follow applicable building/fire code requirements; inspections are common.
  • HOA/POA requirements (if in a planned community)
    • Example: Big Bass Lake requires renter registration and adherence to community rules.
    • Example: Lakeview Estates (Wayne) requires an HOA license and guest registration.
    • Example: Eagle Lake (Covington) allows STRs; confirm HOA registration.
    • Example: Lake Watawga — HOA rules evolving; confirm before licensing.

Specific regulations (township/county/state) affecting Gouldsboro-area STRs

  • State (Pennsylvania)
    • Zoning and land use: Municipalities can define STRs as a permitted, conditional, or prohibited use. The PA Supreme Court has affirmed municipal authority to regulate or prohibit transient uses in residential districts.
    • Safety and inspections: Many townships require safety inspections and annual renewals.
  • Monroe County — Coolbaugh Township
    • STR allowed in residential zoning with permits and inspections; prohibited in commercial/industrial zoning.
    • Occupancy cap: 14 persons.
    • Licensing required; inspections required.
  • Wayne County — Lehigh Township
    • STR regulation in place since May 2022; license/registration required; follow township STR requirements.
  • Lackawanna County — Clifton, Covington, Thornhurst Townships
    • Clifton Township: STR license required outside Big Bass Lake; BBL exempt; BBL occupancy 3 per bedroom.
    • Covington Township: Permit required; third-party managed process; local manager/contact; parking and occupancy restrictions apply.
    • Thornhurst Township: License + annual inspection; local representative; on-property parking; occupancy limited to 2 per bedroom plus extras.
  • Gated/amenitized communities
    • Big Bass Lake (Clifton/Covington/Lehigh): Community-level rules supersede township licensing within BBL; occupancy 3 per bedroom; HOA registration required.
    • Eagle Lake (Covington): STR allowed; confirm HOA registration/passes.
    • Lakeview Estates (Lehigh/Wayne): Annual HOA license ($300), guest registration.
    • Lake Watawga (Lehigh/Wayne and Coolbaugh/Monroe): HOA reportedly moving toward restrictions; confirm current rules.

Contact information (phone/email/website) — serving townships

  • Lehigh Township (Wayne County) — serving Gouldsboro 18424
    • Phone: (570) 842-6262
    • Website: lehightwpwayneco.org
  • Coolbaugh Township (Monroe County) — serving Gouldsboro 18424
    • Website: coolbaughtwp.org
    • Phone: Not provided in source
  • Covington Township (Lackawanna County) — serving Gouldsboro 18424
    • Website: covingtontwp.org
    • Phone: Not provided in source
  • Clifton Township (Lackawanna County) — serving Gouldsboro 18424
    • Website: cliftontownship.com
    • Phone: Not provided in source
  • Thornhurst Township (Lackawanna County) — serving Gouldsboro 18424
    • Website: thornhursttwp.com
    • Phone: Not provided in source

Links to source pages (important)

Important notes for investors

  • There is no “Gouldsboro Borough.” Your legal STR status depends entirely on the township and zoning of your property.
  • Always verify current township zoning and licensing requirements before purchase or launch.
  • Many amenitized communities impose their own STR rules, registration, fees, and occupancy limits that operate in addition to township rules.
  • Given ongoing municipal and HOA changes, confirm with the township and community association immediately prior to closing and license application.

If you provide the exact address or township of your target property, I can tailor the process and documentation checklist to that specific jurisdiction.

What do Airbnb hosts actually earn in Gouldsboro?

Gouldsboro hosts earn a median $39,454/year with $318 ADR and 46% occupancy.

Top performers pull in $57,815+ per year.

See the full Gouldsboro market breakdown

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Gouldsboro

Market Saturation Score

036912
Mild Saturation
2/ 12
months with declining YoY revenue
2–4 declining months: early saturation pressure - watch for trend persistence.
View Full Gouldsboro Market Analysis

Photos of Gouldsboro

Overview of Gouldsboro

Gouldsboro is a small unincorporated community tucked into the Pocono Mountains of northeastern Pennsylvania, straddling the border between Monroe and Lackawanna counties. With only a few hundred year-round residents, it has the feel of a quiet forested village whose main appeal is its setting rather than its size. The community is best known as a gateway to outdoor recreation in the Poconos, anchored by a pair of state parks and an extensive trail network right on its doorstep. It sits roughly 20 miles southeast of Scranton, the nearest sizable city, and within roughly 100 to 110 miles of both New York City and Philadelphia, putting it within a comfortable drive of major metropolitan populations.

One of the area's signature attractions is Gouldsboro State Park, which surrounds much of the community and serves almost as its extended backyard. The park covers several thousand acres of mixed forest and contains 250-acre Gouldsboro Lake, where visitors can fish, boat, and swim during the warmer months. It is a roughly five-minute drive from the center of Gouldsboro and offers miles of hiking trails winding through rhododendron and hemlock stands.

Just to the southwest lies Tobyhanna State Park, a similarly wooded preserve centered on 170-acre Tobyhanna Lake. About a ten- to fifteen-minute drive from Gouldsboro, the park is known for its sandy beach, picnic areas, and an easy network of walking trails, drawing campers and day visitors throughout the summer months.

The community also sits along converted railroad grades that have been turned into multi-use recreational trails. These crushed-stone paths, which connect Gouldsboro to neighboring areas and run through portions of the state park, are popular with hikers, mountain bikers, and cross-country skiers, giving the area a distinctive four-season appeal. The community takes its name from the nineteenth-century railroad magnate Jay Gould, who once maintained a summer retreat in the surrounding hills, and that Victorian-era heritage quietly shapes the village's character.

Gouldsboro's combination of natural amenities, year-round outdoor activities, and proximity to the wider Pocono attractions such as ski resorts, water parks, and casino entertainment make it a strong candidate for a short-term rental base. Guests who stay here can enjoy a quiet, wooded setting while remaining a short drive from the rest of what the Poconos have to offer, and they are within about an hour of Scranton and the Delaware Water Gap region for easy day trips. For travelers seeking a slower, more nature-oriented alternative to the busier resort towns, the area delivers the Poconos experience in a notably understated package.

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