Ulster County
Ulster County STR rules: the town-by-town overview
A plain-language walk through occupancy tax, registration, and how each town's law layers on top, with links to the official documents.
Regulation guides
Can you legally rent short-term in Ulster County?
Usually yes, but the rules differ town by town: registration, permits, caps, and occupancy tax. We work under these rules ourselves and walk every owner through their town's requirements. Local laws change, so confirm the current rule with your town before you list.
County guide
What do the county-level rules cover?
Occupancy tax and registration sit at the county level, and each town sets its own short-term-rental law on top. Ulster County does not ban short-term rentals; the towns decide how they are permitted, so your town's own law is what governs your house.
Town-by-town
Do the rules change from town to town?
Yes, and that is the part that catches owners out. Registration, permits, caps, and owner-occupancy requirements are written town by town, so the answer for your house depends on which town it sits in. Below is a plain summary where we have one; always confirm the current rule with the town itself.
Please read. These summaries reflect the latest we could confirm as of July 2026 from each town's published local law. Short-term rental rules change often, and towns set fees and caps by resolution during the year, so this is a starting point and not legal advice. Always confirm the current requirements for your specific address with the town or city directly before you list or buy. Where a place is split between two governments, or has no dedicated law yet, we say so.
Saugerties
STR rules in Saugerties
Short-term rentals are allowed in the Town of Saugerties but require an annual town permit under Local Law No. 2 of 2022 (Town Code Chapter 194). Only the owner may apply, the home must be a single-family dwelling or a permitted accessory apartment, and each permit includes a yearly fire and safety inspection. The Town does not currently require the owner to live on site and has not set a cap on the number of permits, though it has reserved the right to add one. Properties inside the incorporated Village of Saugerties follow a separate Village rental law, so confirm which one applies to your address.
Source: Town of Saugerties Local Law No. 2 of 2022 (Ch. 194). Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
Woodstock
STR rules in Woodstock
Woodstock actively regulates short-term rentals under its zoning code (Chapter 260, Local Law No. 1 of 2019). Rentals are allowed but require an annual town permit plus Ulster County registration, and the number of permits is capped townwide, with a waiting list once the cap is reached. Owner-occupied homes have the most flexibility, while non-owner-occupied rentals are limited in the nights and weekends they can be rented, must name a local contact nearby, and generally need a special permit. The cap, fees, and application windows are updated by the Town Board each year, so confirm current availability with the Town of Woodstock Building Department.
Source: Town of Woodstock Code Ch. 260 (Local Law No. 1 of 2019). Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
Kingston
STR rules in Kingston
Kingston has two separate governments, the City and the Town, which are frequently confused, so first confirm which one your property is in. In the City of Kingston, short-term rentals require a permit under the Form-Based Code, and whole-home permits are capped citywide at about 106. That cap was first reached in 2024, and since then the City reopens a short application window whenever non-renewals drop it below the cap, awarding the openings by random selection with a waitlist, so whole-home availability comes and goes. Owner-occupied room rentals and limited-use permits remain available and are not capped. The separate Town of Kingston regulates short-term rentals under its own Chapter 314. Check the City's permit portal for live availability, and confirm your specific situation with the City or the Town before listing.
Source: City of Kingston Form-Based Code sec. 405.21 / Town of Kingston Ch. 314. Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
Accord
STR rules in Accord
Accord sits within the Town of Rochester, which requires a Short-Term Transient Rental permit under Local Law No. 3 of 2021 (Town Code Section 140-26A). The permit runs on a two-year cycle with an annual fire and safety inspection, and rentals are limited to single-family and two-family homes in certain zoning districts. The Town caps the number of new non-owner-occupied permits but does not cap owner-occupied ones, so the rules can differ based on how you use the home. Confirm current permit availability and requirements with the Town of Rochester Code Enforcement office before listing.
Source: Town of Rochester Local Law No. 3 of 2021 (sec. 140-26A). Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
Pine Bush
STR rules in Pine Bush
Pine Bush is a hamlet with no government of its own, so the rules depend entirely on which town your parcel sits in. In the Town of Crawford (Orange County), which covers most of Pine Bush, short-term rentals are currently prohibited (Town Code Chapter 112, Local Law No. 8 of 2024). In the Town of Shawangunk (Ulster County), they are allowed with an annual Short-Term Rental License, inspections, a one-license-per-lot limit, and an occupancy cap. Because a Pine Bush mailing address can fall in different towns, confirm your parcel's governing town and its current rule before doing anything.
Source: Town of Crawford Ch. 112 (Local Law No. 8 of 2024) / Town of Shawangunk Local Law No. 3 of 2025. Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
Kerhonkson
STR rules in Kerhonkson
Kerhonkson is split between two towns, Rochester and Wawarsing, so the first step is confirming which one your parcel is in, because each has its own law. Both towns allow short-term rentals but require a permit on a two-year cycle with annual fire and safety inspections, and both cap the number of new non-owner-occupied permits while leaving owner-occupied rentals uncapped. Rochester allows rentals only in certain zoning districts and only for single-family and two-family homes. Confirm your parcel's town and its current requirements with that town's Code Enforcement office before listing.
Source: Town of Rochester Local Law No. 3 of 2021 / Town of Wawarsing Local Law No. 2 of 2024. Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
Hurley
STR rules in Hurley
Short-term rentals are allowed in the Town of Hurley only when the home is the owner's primary residence, and the owner must be present on the property during each stay (Town Code Section 210-33, Local Law No. 2 of 2021 as amended). Non-owner-occupied rentals are not permitted. Operating requires an annual town permit with an inspection, and occupancy is capped at two guests per bedroom, up to six people per home. Rules can change, so confirm current requirements with the Town of Hurley Building Department before listing.
Source: Town of Hurley Code sec. 210-33 (Local Law No. 2 of 2021, amended 2022). Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
West Hurley
STR rules in West Hurley
West Hurley is part of the Town of Hurley, so the town's short-term rental law applies here. Rentals are limited to owner-occupied homes with the owner present during the stay, are not allowed as non-owner-occupied, and require an annual town permit and inspection, with occupancy capped at six guests. Confirm the current rules with the Town of Hurley Building Department before you rely on rental income.
Source: Town of Hurley Code sec. 210-33 (Local Law No. 2 of 2021, amended 2022). Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
Stone Ridge
STR rules in Stone Ridge
Stone Ridge is in the Town of Marbletown, which permits short-term rentals as an accessory use in all zoning districts except Industrial, under Local Law No. 4 of 2019. Operating requires an annual town permit, a separate Ulster County registration, and a yearly fire and safety inspection. The Town limits each owner to one owner-occupied and one non-owner-occupied rental, caps occupancy at ten guests, and sets fees and townwide permit limits by annual resolution. A 2025 law also restricts renting units on properties that have an accessory dwelling unit. Confirm current requirements for your address with the Town of Marbletown before listing.
Source: Town of Marbletown Local Law No. 4 of 2019 (Ch. 200). Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
High Falls
STR rules in High Falls
High Falls is governed by the Town of Marbletown for parcels within that town, though parts of High Falls fall in neighboring towns, so confirm which town your parcel is in first. In Marbletown, short-term rentals are permitted as an accessory use with an annual town permit, Ulster County registration, and a yearly inspection, with a limit of one owner-occupied plus one non-owner-occupied rental per owner and occupancy capped at ten guests (Local Law No. 4 of 2019). Confirm current requirements for your specific address with the governing town before listing.
Source: Town of Marbletown Local Law No. 4 of 2019 (Ch. 200). Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
New Paltz
STR rules in New Paltz
New Paltz has two separate governments with different rules, so confirm whether your property is in the Village or the Town. In the Village of New Paltz, short-term rentals in residential districts are limited to the host's own primary residence, and whole-home rentals are generally allowed only in commercial districts with a special permit (Village Code Chapter 129, Local Law No. 1 of 2021). In the Town of New Paltz, short-term rentals are allowed but non-owner-occupied rentals must obtain an annual rental registration permit (Town Code Chapter 110, Local Law No. 4 of 2021). Confirm your property's exact status with the applicable Village or Town Building Department before listing.
Source: Village Code Ch. 129 / Town Code Ch. 110 (Local Laws of 2021). Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
Marbletown
STR rules in Marbletown
The Town of Marbletown permits short-term rentals as an accessory use in all zoning districts except Industrial, under Local Law No. 4 of 2019. Operating requires an annual town permit, a separate Ulster County registration, and a yearly fire and safety inspection, with a limit of one owner-occupied and one non-owner-occupied rental per owner and occupancy capped at ten guests. Fees and townwide permit limits are set by annual resolution, and a 2025 law restricts renting units on properties with an accessory dwelling unit. Confirm current requirements with the Town of Marbletown before listing.
Source: Town of Marbletown Local Law No. 4 of 2019 (Ch. 200). Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
Gardiner
STR rules in Gardiner
As of our last review in mid-2026, the Town of Gardiner had not adopted a dedicated short-term rental law, so rentals generally operate under the town's existing residential zoning. Owners still register with Ulster County and collect the county occupancy tax. Gardiner has been considering short-term rental rules for several years, and figures such as a 100-permit cap come from an earlier proposal that was not adopted, so this is the item most likely to change. Confirm the current rules directly with the Town of Gardiner before listing.
Source: Town of Gardiner Code (no dedicated STR law as of the review date). Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
The Berkshires
STR rules in The Berkshires
The Berkshires are in Massachusetts, which regulates short-term rentals at the state level on top of each town's own rules. Every operator must register with the Massachusetts Department of Revenue, collect state and local room-occupancy taxes, and carry at least one million dollars in liability insurance, and a 2025 update to the state building code added safety inspections. Individual towns such as Stockbridge, Great Barrington, and Lenox each add their own registration and limits, which vary widely. Confirm both the state requirements and your specific town's bylaw before listing.
Source: Massachusetts Ch. 337 of the Acts of 2018 plus individual town bylaws. Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
Stockbridge
STR rules in Stockbridge
Stockbridge permits short-term rentals under Article XXXI of its General Bylaws, adopted in 2021. Owners register annually with the town and also with the Massachusetts Department of Revenue. There is no nights-per-year cap and no owner-occupancy requirement, though occupancy is capped at twice the number of bedrooms plus one, and corporate-owned or professionally managed units are not allowed. State rules add room-occupancy taxes, a one-million-dollar liability insurance requirement, and 2025 building-code inspections. Confirm current fees and details with the Stockbridge Select Board before listing.
Source: Town of Stockbridge General Bylaws Art. XXXI (2021) plus MA state law. Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
Great Barrington
STR rules in Great Barrington
Great Barrington regulates short-term rentals under Chapter 145 of its Town Code, adopted in 2022 and amended in 2023. Owners register annually with the town and with the Massachusetts Department of Revenue, and each owner may register only one short-term rental in town. If the owner is on the premises during a stay there is no nights limit; if the owner is not present, the unit may be rented up to 150 nights per year, and corporate-owned units are not allowed. State rules add room-occupancy taxes, a one-million-dollar liability insurance requirement, and 2025 building-code inspections. Confirm the current registration process with the Great Barrington Selectboard before listing.
Source: Town of Great Barrington Code Ch. 145 (2022, amended 2023) plus MA state law. Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
Lenox
STR rules in Lenox
Lenox permits short-term rentals under its zoning bylaw and a separate short-term rental general bylaw, and it is the most restrictive of the Berkshire towns we serve. Up to two bedrooms may be rented year-round only when the owner or a tenant is living in the dwelling, while an entire home may be rented up to 75 days per year, or up to 110 days with a special permit from the Zoning Board of Appeals. Owners register with the town and with the Massachusetts Department of Revenue, and state rules add room-occupancy taxes, a one-million-dollar liability insurance requirement, and 2025 building-code inspections. Lenox voters approved an updated bylaw in late 2025 that was still under state review, so confirm the current registration process and limits directly with the Lenox Land Use Department before listing.
Source: Town of Lenox Zoning Bylaw sec. 8.4 and STR General Bylaw plus MA state law. Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
Catskills
STR rules in Catskills
The Catskills span Greene, Ulster, and Sullivan Counties, and there is no single Catskills rule, because each town sets its own short-term rental law. Some towns require an annual permit, an inspection, and caps on the number or type of rental, others are lighter or still drafting rules, and the counties add their own occupancy-tax registration. The only reliable answer is the law for the specific town your home is in. Tell us your town and we will point you to the current rule, and always confirm with that town before listing.
Source: Varies by town across Greene, Ulster and Sullivan Counties. Latest we could confirm as of July 2026; rules change, so verify current requirements with the town before listing.
The fastest authoritative answer is always your town's building or planning department. We will point you to the current regulation for your town if we know it, and say so plainly if we do not.
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