Is Bretton Woods, New Hampshire Good for Airbnb Investment?

To start an Airbnb in Bretton Woods, New Hampshire, begin by researching local zoning laws and regulations through the Carroll County Planning Department and Bretton Woods town offices, as short-term rentals may require special permits or have restrictions in residential areas. Contact the New Hampshire Department of Revenue Administration to understand tax obligations including the 8.5% rooms and meals tax that applies to short-term rentals, and register for a business license if required. Find a suitable property by working with local real estate agents familiar with Bretton Woods' seasonal tourism market, focusing on areas near Mount Washington Resort or ski areas that attract year-round visitors. Obtain necessary permits including a business license from the town clerk, fire safety inspections from the local fire department, and ensure compliance with Americans with Disabilities Act requirements if applicable. Furnish the property with durable, mountain-appropriate furniture and amenities that cater to outdoor enthusiasts and resort visitors, including items like ski storage, hiking gear space, and cozy furnishings suitable for the White Mountains climate. Create your Airbnb listing with professional photos highlighting proximity to Mount Washington, Bretton Woods Ski Area, and outdoor activities, setting competitive rates based on seasonal demand (higher during ski season December-March and summer hiking season June-September). Manage the property by establishing relationships with local cleaning services, maintenance contractors familiar with mountain properties, and consider using property management companies like White Mountain Property Management or similar local firms that understand the area's unique seasonal rental patterns and can handle guest communications, check-ins, and emergency situations year-round.

To identify profitable short-term rental properties in Bretton Woods, New Hampshire, focus on locations within 2-3 miles of Mount Washington Resort and the ski areas, prioritizing properties with mountain views, ski-in/ski-out access, or proximity to hiking trails and the Cog Railway. Target 3-6 bedroom properties built after 1980 with modern amenities like hot tubs, fireplaces, full kitchens, and reliable WiFi, as these command premium rates of $200-500+ per night during peak seasons (winter ski season December-March and summer/fall foliage July-October). Conduct pricing analysis using AirDNA and Mashvisor to track seasonal rate fluctuations, with winter rates typically 40-60% higher than summer, and analyze occupancy rates which average 65-75% annually for well-positioned properties. Research competition by monitoring existing STR listings within a 5-mile radius, identifying gaps in luxury amenities or unique features like game rooms or outdoor fire pits that differentiate your property. Utilize tools like Rabbu for market analysis, STR Helper for performance tracking, and local resources including the White Mountain National Forest visitor data, Mount Washington Resort booking patterns, and Bretton Woods ski area visitor statistics to forecast demand, while ensuring compliance with Carroll County and New Hampshire state STR regulations and obtaining proper business licenses.

To obtain an Airbnb/STR permit in Bretton Woods, New Hampshire, contact the Carroll County Planning Department and the Town of Carroll's Code Enforcement Office, as Bretton Woods falls under Carroll's jurisdiction. Submit an application including property deed, site plan, floor plan showing maximum occupancy, proof of liability insurance ($1 million minimum), septic system approval, fire safety inspection certificate, and parking plan documentation. Required documents also include a business registration certificate from the New Hampshire Secretary of State and tax identification number. The application fee is approximately $150-250 with an additional $75 annual renewal fee. The process typically takes 4-6 weeks for approval after submission of complete documentation. Specific Bretton Woods requirements include maintaining maximum occupancy of 2 guests per bedroom plus 2 additional guests, providing adequate off-street parking (minimum 2 spaces), ensuring septic system capacity meets occupancy levels, installing smoke and carbon monoxide detectors in all sleeping areas, maintaining 24/7 local contact information for emergencies, and adhering to quiet hours from 10 PM to 7 AM. Properties must also comply with New Hampshire's rooms and meals tax registration requirements and maintain current business liability insurance throughout the permit period.

Short-term rentals (STRs) are generally legal in Bretton Woods, New Hampshire, as the town does not have specific municipal ordinances prohibiting them, though they must comply with New Hampshire state regulations and local zoning requirements. The primary restrictions involve adherence to the town's zoning bylaws, which may limit STRs in certain residential districts, and compliance with state health and safety codes, fire safety regulations, and tax collection requirements including the state's meals and rooms tax. Property owners must ensure their STRs meet building codes and may need to obtain proper permits or licenses depending on the scale of operation. Recent changes at the state level have included enhanced tax collection mechanisms and clearer guidelines for STR operators, while Bretton Woods itself has not implemented significant new restrictions as of recent years, though the town retains the authority to regulate STRs through zoning amendments if deemed necessary. The area's tourism-dependent economy, particularly around the Mount Washington Resort and ski areas, generally supports STR operations as they complement the hospitality industry, but operators should verify current zoning compliance and any homeowners association restrictions that may apply to their specific properties.

The best areas for Airbnb investment in Bretton Woods, New Hampshire are the Mount Washington Resort vicinity, the Base Station Road area near the Mount Washington Cog Railway, and properties along Route 302 with mountain views. The Mount Washington Resort area attracts year-round visitors due to its proximity to the historic Omni Mount Washington Resort (established 1902), world-class skiing at Bretton Woods Ski Area, and the Mount Washington Hotel's events and conferences that drive consistent business travel demand. The Base Station Road area capitalizes on tourists visiting the Mount Washington Cog Railway (operating since 1869) and serves as a gateway to White Mountain National Forest activities including hiking, leaf-peeping in fall, and winter sports. Properties along Route 302 benefit from their scenic mountain views and accessibility to both North Conway shopping outlets (30 minutes south) and Franconia Notch State Park attractions, making them ideal for families and outdoor enthusiasts visiting during peak summer hiking season, fall foliage tours (September-October), and winter ski season (December-March), with additional demand from Mount Washington Observatory visitors and White Mountains tourism that generates over $1.2 billion annually for New Hampshire.

Airbnb properties in Bretton Woods, New Hampshire are subject to the state's 8.5% rooms and meals tax, which applies to all short-term rental accommodations under 185 days, collected by the New Hampshire Department of Revenue Administration with quarterly remittance required by the 25th of January, April, July, and October. Additionally, Carroll County (where Bretton Woods is located) does not impose a separate county lodging tax, but hosts must register with the state and collect the tax directly from guests, remitting it along with required documentation including gross rental receipts and occupancy details. The town of Bretton Woods itself does not currently impose a local occupancy tax beyond the state requirement, though some municipalities in New Hampshire have begun implementing local lodging taxes ranging from 2-4% in recent years. Exemptions include rentals to permanent residents (over 185 consecutive days), certain nonprofit organization bookings, and accommodations provided to employees, with hosts required to maintain detailed records of all transactions and exemption claims for audit purposes by the state revenue department.

To start an Airbnb in Bretton Woods, New Hampshire, expect total costs around $650,000-$750,000. Property purchase represents the largest expense at approximately $500,000-$600,000 for a median 3-bedroom mountain home or condo suitable for vacation rentals in this ski resort area. Furnishing costs will run $25,000-$35,000 for quality furniture, bedding, kitchen essentials, and outdoor gear appropriate for the mountain setting. Initial setup including professional photography, listing creation, and marketing materials costs $2,000-$3,000. Permits and fees including business registration, short-term rental permits, and local licensing total $1,500-$2,500. Insurance for short-term rental coverage runs $3,000-$4,000 annually. Utilities including electricity, heating, water, internet, and cable average $400-$600 monthly or $2,400-$3,600 for six months. First six months operating costs including cleaning services ($150 per turnover), property management software ($50/month), supplies and maintenance ($300/month), and marketing ($200/month) total approximately $4,200-$5,400. Additional considerations include potential HOA fees of $200-$400 monthly in condo developments and seasonal heating costs that can be substantial during New Hampshire winters.

Airbnb properties in Bretton Woods, New Hampshire demonstrate strong seasonal profitability, with average nightly rates ranging from $150-400 during peak winter ski season (December-March) and summer months (June-September), generating annual revenues of $35,000-75,000 for well-positioned properties. Operating expenses typically include 25-30% for cleaning and maintenance, 10-15% for property management, 8-12% for utilities, and 3-5% for Airbnb fees, resulting in net profit margins of 35-45% for successful properties. The proximity to Mount Washington Resort and Bretton Woods Ski Area drives occupancy rates of 65-80% during peak seasons, with luxury cabins and ski-in/ski-out properties commanding premium rates up to $500+ per night. Success factors include professional photography showcasing mountain views, amenities like hot tubs and fireplaces, responsive guest communication, and strategic pricing that adjusts for events like the Mount Washington Auto Road season and fall foliage periods. Properties within 2 miles of ski lifts typically outperform those further away by 20-30% in revenue, while year-round properties benefit from both winter sports tourism and summer hiking/scenic railway visitors, with some owners reporting ROI of 12-18% annually on their initial investment.

Airbnb investments in Bretton Woods, New Hampshire typically generate annual ROI of 12-18% due to the area's strong ski tourism at Bretton Woods Resort and summer hiking demand near Mount Washington. Cash-on-cash returns generally range from 8-14% annually, with properties averaging $180-280 per night during peak ski season (December-March) and $120-200 during summer months. Most investors achieve profitability within 18-24 months, particularly for properties within 5 miles of Bretton Woods Resort or offering mountain views. The market benefits from consistent year-round demand driven by White Mountain National Forest recreation, with occupancy rates typically reaching 65-75% annually for well-managed properties, though investors should account for New Hampshire's seasonal fluctuations and higher winter operating costs for heating and snow removal.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for investors, including in Bretton Woods, New Hampshire. Local real estate agents who focus on investment properties in the Mount Washington Valley area include Peabody & Smith Realty, which has been serving the region since 1962, and Badger Realty with expertise in vacation rental properties. White Mountain Real Estate and Roche Realty also provide services for investors looking at the Bretton Woods market. National services include AirDNA for market analysis and revenue projections, Mashvisor for investment property analytics, and BiggerPockets for networking with local investors. RedAwning and Vacasa offer property management services for Airbnb investments in the area. Local property management companies like Mount Washington Valley Property Management and White Mountain Property Services can assist with day-to-day operations. Additionally, STR Helper and HostGPO provide specialized consulting services for short-term rental investors, while companies like Awning and Roofstock have expanded their services to include vacation rental markets in popular ski destinations like Bretton Woods.