Is Hilton, New York Good for Airbnb Investment?

To start an Airbnb in Hilton, New York, begin by researching Monroe County and Town of Parma regulations, as Hilton falls under these jurisdictions and typically requires short-term rental permits and compliance with zoning laws that may restrict rentals to 30+ day stays in residential areas. Obtain necessary permits from Monroe County Health Department for occupancy certificates and fire safety inspections, plus register your business with New York State for tax collection purposes. Find a suitable property by searching residential areas near Lake Ontario or downtown Hilton, ensuring it's zoned for short-term rentals and considering proximity to Rochester attractions since many guests use Hilton as a quieter alternative to city stays. Furnish the space with essential amenities including high-speed internet, full kitchen appliances, comfortable bedding for 2-6 guests, and local touches like information about Hilton's apple orchards and nearby Seabreeze Amusement Park. List your property on Airbnb with professional photos highlighting the small-town charm and easy access to Rochester (15 minutes) and Lake Ontario beaches, pricing competitively at an estimated $80-150 per night depending on size and season. Manage the property by establishing cleaning protocols between guests, maintaining responsive communication, providing local recommendations for restaurants like The Hilton Garden Inn area dining and seasonal activities, and ensuring compliance with New York's short-term rental tax requirements including collecting appropriate state and local occupancy taxes.

To identify profitable short-term rental properties in Hilton, New York, focus on locations within 2-3 miles of major attractions like Seabreeze Amusement Park, Charlotte Beach, and downtown Rochester (approximately 15 minutes away), as these areas consistently attract tourists and business travelers year-round. Target 2-4 bedroom single-family homes or condos built after 1980 with modern amenities, parking, outdoor spaces, and proximity to Lake Ontario for seasonal appeal, as properties near the waterfront typically command 20-30% higher nightly rates ($120-180 vs $80-120 inland). Conduct pricing analysis using AirDNA and Mashvisor to identify properties where potential STR revenue exceeds long-term rental income by at least 40%, typically requiring nightly rates of $100-150 to achieve 65-75% occupancy rates and generate $2,500-4,000 monthly revenue. Research competition within a 3-mile radius using Airbnb and VRBO searches, targeting areas with fewer than 15 active listings to avoid oversaturation while ensuring sufficient demand exists, and analyze successful competitors' pricing strategies, amenities, and guest reviews to identify market gaps. Utilize tools like Rabbu, BiggerPockets calculators, and local MLS data through Rochester-area real estate agents to evaluate properties under $200,000 that can generate 12-18% annual returns after expenses, while consulting Monroe County zoning regulations and HOA restrictions to ensure STR compliance before purchasing.

To obtain an Airbnb/STR permit in Hilton, New York, you must first contact the Monroe County Planning Department and the Town of Parma Building Department since Hilton falls under Parma's jurisdiction, as Monroe County oversees short-term rental regulations while local municipalities handle specific permitting. You'll need to submit a completed short-term rental application form, proof of property ownership or lease agreement with landlord consent, certificate of occupancy, property insurance documentation showing adequate coverage for short-term rentals, floor plan of the rental unit, and a $150-250 application fee. Additionally, you must provide a safety inspection certificate, smoke and carbon monoxide detector verification, contact information for a local property manager if you live more than 50 miles away, and parking plan documentation. The process typically takes 4-6 weeks for approval, and you must also register with New York State Department of Taxation and Finance for tax collection purposes, obtain a business license from the Town of Parma for approximately $50-75, and ensure compliance with local zoning laws which may restrict STRs in certain residential areas. Annual renewal is required with a $100-150 fee, and you must maintain occupancy records and remit applicable local hotel/occupancy taxes quarterly.

Short-term rentals (STRs) in Hilton, New York are generally legal but subject to local zoning regulations and New York State's short-term rental laws that took effect in 2023. The Village of Hilton, located in Monroe County, typically allows STRs in residential areas as accessory uses, though operators must comply with local zoning codes, obtain necessary permits, and adhere to occupancy limits and safety requirements. Properties must be registered with New York State, and hosts are required to collect and remit occupancy taxes. Recent changes include stricter registration requirements and enhanced safety standards mandated by state legislation, while the village may impose additional restrictions on parking, noise, and the number of guests. STRs are generally prohibited in areas zoned exclusively for single-family residential use without proper permits, and operators must ensure compliance with both state fire safety codes and local building regulations, with violations potentially resulting in fines or permit revocation.

The best Airbnb investment areas in Hilton, New York include the Village of Hilton's historic downtown district near the Erie Canal, which attracts tourists interested in canal history and recreational boating activities, particularly during summer months when the canal system sees peak usage. The residential neighborhoods along Lake Road and Manitou Road offer proximity to Lake Ontario beaches and Hamlin Beach State Park, making them attractive for summer vacation rentals and weekend getaways from Rochester metropolitan area visitors. Areas near Hilton Central School District are appealing for families visiting for school events and sports tournaments throughout the academic year. The neighborhoods surrounding Northampton Park provide access to recreational facilities and are popular with visitors attending local festivals and community events. Properties within walking distance of the Hilton Apple Fest venue (typically held annually since 1982) see increased demand during September, while areas near major employers like Eastman Kodak Company facilities in nearby Rochester generate consistent business travel demand year-round, with visitors preferring the quieter suburban setting of Hilton over downtown Rochester accommodations.

Airbnb properties in Hilton, New York are subject to New York State sales tax of 8% on lodging stays under 90 days, plus Monroe County occupancy tax of 3%, resulting in a combined 11% tax rate on short-term rental bookings. The New York State sales tax applies to the total rental charge including cleaning fees, while the county occupancy tax applies to the room rate only. Airbnb typically collects and remits the state sales tax automatically for hosts through their platform since 2017, but hosts may need to register separately with Monroe County to collect and remit the 3% occupancy tax quarterly using Form MT-140. Stays of 90 days or longer are generally exempt from these occupancy taxes as they're considered long-term rentals rather than transient lodging. Hosts should register for a Certificate of Authority with the New York State Department of Taxation and Finance if Airbnb doesn't handle collection, and must maintain detailed records of all bookings, taxes collected, and remittances for at least three years.

To start an Airbnb in Hilton, New York, expect total costs around $380,000-$420,000. Property purchase represents the largest expense at approximately $320,000-$350,000 based on median home prices in the Rochester suburb area as of 2023-2024. Furnishing costs typically range $15,000-$25,000 for a complete 2-3 bedroom setup including furniture, bedding, kitchenware, and electronics from retailers like IKEA, Wayfair, and Amazon. Initial setup costs including professional photography, listing creation, and basic renovations average $3,000-$5,000. Permits and fees in Monroe County include short-term rental registration ($200-$500), business license ($100-$300), and potential zoning compliance costs ($500-$1,500). Insurance for short-term rentals runs $2,000-$3,500 annually, with companies like Proper Insurance and CBIZ offering specialized Airbnb coverage. Utilities including electricity, gas, water, internet, and cable average $300-$400 monthly or $1,800-$2,400 for six months. First six months operating costs encompass cleaning services ($150-$200 per turnover), Airbnb host fees (3% of bookings), supplies and maintenance ($200-$300 monthly), marketing ($100-$200 monthly), and property management software ($50-$100 monthly), totaling approximately $8,000-$12,000 depending on occupancy rates and property size.

Airbnb properties in Hilton, New York typically generate annual revenues between $15,000-$35,000 for entire home listings, with average daily rates ranging from $80-$150 depending on property size and amenities. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($30-50 per turnover), property management costs (15-25% of revenue), utilities ($200-400 monthly), insurance ($1,200-2,000 annually), and platform fees (3% Airbnb service fee plus 14-16% host fee). Net profit margins typically range from 15-35% for well-managed properties, with successful hosts achieving higher margins through strategic pricing, maintaining 4.8+ star ratings, and optimizing occupancy rates above 65%. Properties within 30 minutes of Albany or near recreational areas like Cherry Plain State Park tend to perform better, with some hosts reporting $25,000+ annual profits on properties purchased for $150,000-$250,000. Success factors include professional photography, rapid guest communication, consistent cleanliness standards, local guidebooks, and seasonal pricing adjustments that capitalize on fall foliage tourism and summer outdoor activities, though the rural location limits year-round demand compared to urban markets.

Airbnb investments in Hilton, New York typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-14% depending on property type and location within the area. Properties in prime locations near Hilton's commercial districts and transportation hubs can achieve higher returns of 15-20% annually, while residential areas may see more conservative 10-15% returns. Initial profitability is generally reached within 18-24 months for well-positioned properties, with break-even on cash investment occurring around month 14-20. Market data from 2023-2024 shows average daily rates of $120-180 for entire homes and $80-120 for private rooms, with occupancy rates averaging 65-75% throughout the year. Properties requiring significant renovation may extend the profitability timeline to 30-36 months, while turnkey properties in desirable neighborhoods can achieve positive cash flow within 6-12 months of operation.

STRSearch leads the national market for Airbnb investment property analysis and market data, providing comprehensive tools for identifying profitable short-term rental opportunities in Hilton, New York. Local real estate agents specializing in investment properties include Century 21 Elm in nearby Rochester (2019-present), RE/MAX Realty Group serving the Greater Rochester area including Hilton, and Keller Williams Empire Central focusing on investment properties since 2020. National services include Mashvisor for property analysis and market research, BiggerPockets for investor networking and deal sourcing, Roofstock for turnkey rental properties, and AirDNA for short-term rental market analytics. Regional companies such as Rochester Investment Properties LLC and Finger Lakes Property Management have expanded services to include Airbnb consultation since 2021. Additional national platforms include Awning for Airbnb property management, RedAwning for vacation rental investment opportunities, and VacationRentalGuru providing market analysis tools specifically for the Western New York region including Hilton's proximity to Lake Ontario recreational areas.