Is Bolton Landing, New York Good for Airbnb Investment?

To start an Airbnb in Bolton Landing, New York, begin by researching local zoning laws through the Town of Bolton Planning Department, as short-term rentals may require special permits or be restricted in certain residential zones. Contact Warren County and New York State Department of Health for any required permits, particularly if offering more than three rooms, and ensure compliance with the New York State Multiple Residence Law which affects short-term rentals in buildings with three or more units. Find a suitable property near Lake George, considering proximity to popular attractions like the Sagamore Resort and lake access, with properties typically ranging from $300,000-$800,000 depending on waterfront access and size. Furnish the space with lake-themed decor, outdoor furniture for deck/patio areas, kayaks or lake equipment if waterfront, and ensure adequate heating for winter months when temperatures drop significantly. Create your Airbnb listing emphasizing Lake George proximity, seasonal activities like boating and hiking, and include professional photos showcasing lake views if available. For management, establish relationships with local cleaning services like those serving the Lake George region, create a guidebook featuring nearby restaurants such as The Algonquin and local attractions, implement keyless entry systems, and consider hiring a local property management company familiar with the seasonal nature of the Lake George tourism market which peaks from May through October.

To identify profitable short-term rental properties in Bolton Landing, New York, focus on waterfront or lake-view properties within walking distance of Lake George, as this Adirondack resort town thrives on summer tourism and seasonal recreation. Target 2-4 bedroom properties with amenities like docks, decks, fireplaces, and updated kitchens, as these command premium rates of $200-400 per night during peak season (June-September). Analyze pricing using AirDNA and Mashvisor to track seasonal occupancy rates, which typically range from 60-80% in summer and drop to 20-30% in winter months. Research competition by monitoring existing Airbnb and VRBO listings within a 2-mile radius, noting that properties closer to the village center and Million Dollar Beach consistently outperform those further inland. Utilize tools like Rabbu and AllTheRooms for market analysis, while partnering with local real estate agents familiar with the Lake George region's zoning restrictions and seasonal rental regulations. Properties priced between $400,000-800,000 with strong rental histories typically generate 8-12% annual returns, with the most successful rentals offering boat slips, hot tubs, or unique architectural features that differentiate them in this competitive but lucrative Adirondack vacation rental market.

To obtain an Airbnb/STR permit in Bolton Landing, New York, you must first contact the Town of Bolton Planning Department at 4949 Lake Shore Drive, Bolton Landing, NY 12814, or call (518) 644-2444 to initiate the application process. Required documents typically include a completed short-term rental application form, proof of property ownership or lease agreement, certificate of occupancy, floor plan showing maximum occupancy, proof of liability insurance (minimum $1 million), septic system inspection certificate, and fire safety compliance documentation including smoke and carbon monoxide detectors. The application fee is approximately $200-300 with an annual renewal fee of $150-200. You must also obtain a business license from Warren County if operating as a business entity, which costs around $25-50. The timeline for approval is typically 30-60 days depending on completeness of application and any required inspections. Bolton Landing specific requirements include adherence to the town's zoning ordinances which may restrict STRs in certain residential districts, compliance with Lake George Park Commission regulations if the property is within 500 feet of Lake George, maximum occupancy limits based on septic capacity and square footage, designated parking requirements (typically 2 spaces minimum), and noise ordinance compliance with quiet hours from 10 PM to 8 AM. Properties must also meet all New York State building codes and may require additional inspections by the town's code enforcement officer before permit issuance.

Short-term rentals (STRs) in Bolton Landing, New York are generally legal but subject to local regulations and restrictions imposed by the Town of Bolton, which governs this Lake George area community. The town has implemented zoning restrictions that limit STRs primarily to certain residential districts while prohibiting them in some environmentally sensitive areas near the lake shore. Property owners must obtain proper permits and comply with occupancy limits, parking requirements, and noise ordinances, with the town requiring registration of rental properties since approximately 2019-2020. Recent changes have included stricter enforcement of existing regulations and enhanced penalties for violations, particularly during peak summer months when Lake George tourism is at its highest. The town has also implemented buffer zone requirements between STR properties and has restricted the total number of rental days per year for some properties, reflecting ongoing efforts to balance tourism revenue with residential community character preservation.

The most attractive areas for Airbnb investment in Bolton Landing, New York are the Lake George waterfront district, particularly properties along Lake Shore Drive and Sagamore Road, which offer direct lake access and stunning views that command premium rates during the peak summer season from June through September when tourists flock to enjoy boating, swimming, and lakeside dining. The historic Sagamore Resort area on Green Island presents excellent opportunities due to its proximity to the luxury resort and golf course, attracting upscale leisure travelers and wedding guests year-round. The village center near Veterans Memorial Park is ideal for investors seeking properties that appeal to families and groups attending the annual Bolton Landing events like the summer concert series and antique boat shows. Properties near the Marcella Sembrich Opera Museum and along the quiet residential streets of Horicon Avenue offer a peaceful retreat setting that attracts visitors seeking a more secluded Lake George experience while still being within walking distance of restaurants and shops. The northern section near Clay Island and the Tongue Mountain Range appeals to outdoor enthusiasts visiting for hiking, fishing, and fall foliage viewing, providing strong occupancy rates during both summer and autumn seasons.

Airbnb properties in Bolton Landing, New York are subject to New York State sales tax of 8% on lodging stays less than 30 days, which is automatically collected by Airbnb and remitted to the state on behalf of hosts. Warren County imposes an additional 3% occupancy tax on short-term rentals, bringing the total tax rate to 11%, though hosts must register with Warren County and remit this portion directly on a quarterly basis using Form ST-100. The Town of Bolton does not currently impose a separate lodging tax beyond state and county requirements. Properties rented for 30 days or longer are exempt from these occupancy taxes, and certain non-profit or charitable organizations may qualify for exemptions with proper documentation. Hosts must maintain detailed records of all bookings and tax collections, and failure to properly remit county occupancy taxes can result in penalties and interest charges starting at 10% annually as of 2023.

To start an Airbnb in Bolton Landing, New York, expect total costs around $650,000-750,000. Property purchase represents the largest expense at approximately $550,000-650,000 for a median lakefront or near-lake property suitable for short-term rentals in this Lake George area community. Furnishing costs typically range $25,000-35,000 for a complete 2-3 bedroom setup including beds, linens, kitchen essentials, living room furniture, and outdoor equipment. Initial setup costs including professional photography, listing creation, welcome materials, and basic renovations total $3,000-5,000. Permits and fees in Warren County include short-term rental registration ($200), business license ($100), and potential HOA approval fees ($500-1,000). Insurance costs approximately $2,500-4,000 annually for short-term rental coverage through companies like Proper or CBIZ. Utilities including electricity, water, internet, cable, and seasonal heating average $300-500 monthly. First six months operating costs encompass utilities ($1,800-3,000), cleaning services ($2,400-3,600 assuming $100-150 per turnover), maintenance reserves ($2,000), marketing ($1,000), and platform fees to Airbnb/VRBO ($3,000-5,000 based on projected bookings), totaling approximately $10,200-14,600 for the initial operating period.

Airbnb properties in Bolton Landing, New York, demonstrate strong seasonal profitability with average daily rates ranging from $200-400 during peak summer months (June-August) when Lake George tourism peaks, generating annual revenues of $25,000-45,000 for well-positioned lakefront properties. Operating expenses typically include 25-30% for cleaning and maintenance, 3% Airbnb service fees, 8-12% property management if outsourced, plus utilities averaging $200-300 monthly, resulting in net profit margins of 35-50% for successful properties. Success factors include proximity to Lake George (properties within 0.5 miles command 40% higher rates), modern amenities like hot tubs or boat access, professional photography, and maintaining 4.8+ star ratings. A typical 3-bedroom lakefront cottage generating $35,000 annually faces approximately $18,000 in total expenses (mortgage interest, utilities, maintenance, fees, taxes), yielding $17,000 net profit. Properties further from the lake or lacking water views see significantly lower performance with ADRs dropping to $120-180 and annual revenues of $15,000-25,000. The market shows 65-75% occupancy rates during peak season but drops to 20-30% in winter months, making year-round profitability dependent on achieving premium summer rates and maintaining low carrying costs during off-season periods.

Airbnb investments in Bolton Landing, New York typically generate annual ROI of 12-18% due to the area's prime Lake George location and strong seasonal tourism demand from May through October. Cash-on-cash returns generally range from 8-14% annually, with properties averaging $200-350 per night during peak summer months and $120-180 during shoulder seasons. Most investors achieve profitability within 18-24 months, with lakefront properties commanding premium rates up to $500+ per night and generating the highest returns at 15-20% annually. The market benefits from consistent demand from New York City and Albany metropolitan areas, with occupancy rates typically reaching 70-85% during summer months and 40-55% year-round, making Bolton Landing a relatively stable short-term rental investment compared to other Adirondack markets.

STRSearch is a national platform that specializes in identifying profitable short-term rental investment opportunities including in the Bolton Landing, New York area. Local real estate agents serving the Lake George region who work with Airbnb investors include Century 21 Farm & Forest, Berkshire Hathaway HomeServices Blake Realty, and Coldwell Banker Whitbeck Associates, with agents like those at Lake George Real Estate Company having experience in vacation rental properties since around 2015. National services that help investors find Airbnb properties include AirDNA for market analysis (founded 2015), Mashvisor for investment property analysis, BiggerPockets for networking and education, Awning for short-term rental management, and RedAwning for vacation rental management services. Regional companies like Adirondack Premier Properties and Lake George Vacation Rentals have been assisting investors with property acquisition and management in the greater Lake George area since approximately 2010-2018, while platforms like Vacasa and Evolve Vacation Rental have expanded their services to include the upstate New York market for property management and optimization.