Short-term-rental rules
Can you Airbnb in Highlands, NY?
Researched and reviewed by Jake Lee, FounderCurrent as of July 2026How this atlas is maintained
The Town of Highlands (Orange County: Fort Montgomery / Highland Falls area) has no short-term-rental law. Its Chapter 210 zoning code has no STR, transient-rental, vacation-rental, or tourist-home use or definition, and the code-wide chapter list has no rental-registration or STR chapter. The only transient-lodging uses regulated are bed-and-breakfasts (Sec. 210-10D(18), owner-resident, up to 10 bedrooms) and hotels. Do not confuse this town with the separate Town of Highland in Sullivan County, which does have an STR ordinance. County occupancy tax and NY State rules still apply.
What the rules say in Highlands
- Town Code Ch. 210 (Zoning): article list (Art. I General Provisions/Terminology through Art. IX) contains no short-term-rental, transient, vacation-rental, or tourist-home use or definition.
- Ch. 210, Sec. 210-10D(18) regulates bed-and-breakfasts in residential and business zones (owner residency required, one parking space per bedroom plus two, max 10 bedrooms, breakfast-only) as a special-exception use; this does not reach ordinary short-term rentals.
- The code-wide chapter list (Parts I and II) has no dedicated short-term-rental, rental-registration, or licensing chapter.
Sources: Town of Highlands Code, Ch. 210 Zoning (eCode360); Town of Highlands Code, full chapter list (eCode360). 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.
Highlands short-term-rental FAQ
Can I run a short-term rental (Airbnb) in Highlands, NY?
The Town of Highlands (Orange County: Fort Montgomery / Highland Falls area) has no short-term-rental law. Its Chapter 210 zoning code has no STR, transient-rental, vacation-rental, or tourist-home use or definition, and the code-wide chapter list has no rental-registration or STR chapter. The only transient-lodging uses regulated are bed-and-breakfasts (Sec. 210-10D(18), owner-resident, up to 10 bedrooms) and hotels. Do not confuse this town with the separate Town of Highland in Sullivan County, which does have an STR ordinance. County occupancy tax and NY State rules still apply.
Do I need a permit or registration to run an STR in Highlands?
The code-wide chapter list (Parts I and II) has no dedicated short-term-rental, rental-registration, or licensing chapter.
What taxes apply to a short-term rental in Highlands, 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 Highlands?
Palisade Stays launches and runs short-term rentals for owners end to end. Where a short-term rental works in Highlands, we can handle setup, listing, guest operations, and turnovers. Start with a quick property-fit assessment.
Thinking about a short-term rental in Highlands?
Palisade Stays launches and runs short-term rentals for owners end to end. Tell us about your property and we'll see if it's a fit.
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