Is Honeoye, New York Good for Airbnb Investment?

To start an Airbnb in Honeoye, New York, begin by researching local zoning laws and regulations through Ontario County and the Town of Richmond, as Honeoye falls under their jurisdiction - contact the Ontario County Planning Department and Richmond Town Hall to understand short-term rental requirements, which typically include business licenses and may require special use permits for residential properties used commercially. Obtain necessary permits including a business license from Ontario County, potential special use permits from Richmond Town, and ensure compliance with New York State tax requirements by registering for sales tax collection. Find a suitable property by searching local real estate listings, considering lakefront properties near Honeoye Lake which command premium rates of $150-300 per night during peak season, and ensure the property meets fire safety codes and has adequate parking. Furnish the space with quality furniture, linens, kitchen essentials, and lake-themed decor to appeal to vacationers, budgeting approximately $10,000-15,000 for a complete 2-bedroom setup. List your property on Airbnb with professional photos highlighting lake views and proximity to Honeoye Lake State Park, set competitive pricing based on seasonal demand with higher rates during summer months (June-August), and create detailed descriptions emphasizing outdoor activities like fishing, boating, and hiking. Manage the property by establishing cleaning protocols between guests, responding promptly to inquiries, coordinating key exchanges or installing smart locks, maintaining the property regularly, and consider hiring local cleaning services like those available in nearby Canandaigua if managing remotely, while ensuring compliance with Ontario County's 10% occupancy tax and New York State's 4% sales tax on short-term rentals.

To identify profitable short-term rental properties in Honeoye, New York, focus on waterfront or lake-view properties within walking distance of Honeoye Lake, as this Finger Lakes location attracts seasonal tourists from May through October. Target 2-4 bedroom single-family homes or cabins with amenities like docks, fire pits, outdoor spaces, and modern kitchens, as these features command premium rates of $150-300 per night during peak season. Analyze pricing by researching comparable Airbnb and VRBO listings within a 5-mile radius, noting that properties closer to the lake typically achieve 60-80% occupancy rates during summer months while off-season rates drop to $80-150 per night with 20-40% occupancy. Competition research should include monitoring existing STR listings on platforms like AirDNA, examining seasonal booking patterns, and identifying gaps in amenities or property types. Utilize tools such as Mashvisor for rental yield analysis, STR Helper for market data, local MLS systems for property acquisition costs, and connect with Livingston County tourism boards and local real estate agents familiar with the Finger Lakes vacation rental market to understand zoning regulations and seasonal demand patterns that typically peak during fishing season, summer holidays, and fall foliage periods.

To obtain an Airbnb/STR permit in Honeoye, New York, you must first contact the Ontario County Planning Department at 20 Ontario Street, Canandaigua, NY 14424, as Honeoye falls under Ontario County jurisdiction, and submit a Special Use Permit application since short-term rentals typically require special approval in rural New York communities. Required documents include a completed application form, property deed or lease agreement, site plan showing parking and septic system locations, proof of liability insurance ($1 million minimum), fire safety inspection certificate from the local fire department, and a detailed operating plan describing guest capacity, noise control measures, and waste management procedures. The application fee is approximately $350-500, with additional inspection fees of $150-250. Submit your application to Ontario County Planning Department and simultaneously notify the Town of Richmond (which governs Honeoye) at their town hall for local approval. The process typically takes 60-90 days and includes a public hearing, planning board review, and final approval from both county and town authorities. Specific Honeoye requirements include maintaining adequate septic capacity for guest occupancy, providing sufficient off-street parking (minimum 2 spaces), ensuring compliance with lakefront setback requirements if near Honeoye Lake, and adhering to the town's noise ordinance which restricts loud activities after 10 PM during summer months when lake activity is highest.

Short-term rentals (STRs) in Honeoye, New York are generally legal but subject to local zoning regulations and New York State requirements. Located in Ontario County within the Finger Lakes region, Honeoye falls under town-level jurisdiction that typically allows vacation rentals in residential areas, though operators must comply with state tax collection requirements including occupancy taxes implemented around 2019-2020. The area's proximity to Honeoye Lake makes it a popular destination for short-term rentals, and while there are no blanket prohibitions, properties must meet basic safety standards and zoning compliance. Some restrictions may apply regarding the number of occupants, parking requirements, and noise ordinances, particularly in more densely populated areas near the lake. Recent changes have focused primarily on tax compliance and registration requirements rather than outright bans, as the rural nature of the community and tourism economy generally support vacation rental operations, though individual homeowners associations or specific zoning districts may impose additional limitations.

The most promising areas for Airbnb investment in Honeoye, New York are the lakefront properties along Honeoye Lake's eastern and western shores, particularly near Honeoye Lake Park and Sandy Bottom Beach, which attract summer tourists, fishing enthusiasts, and families seeking lake recreation from May through September. The historic village center near Main Street offers charm for visitors exploring the Finger Lakes region and attending local events like the annual Honeoye Lake Festival. Properties within walking distance of Honeoye Central School draw parents visiting for school events and sports tournaments throughout the academic year. The areas near local marinas and boat launches, such as those around Honeoye Inlet, are highly desirable for boating and water sports enthusiasts, while properties with lake views or direct water access command premium rates during peak season from Memorial Day through Labor Day, with additional demand during fall foliage season in October when leaf-peepers tour the Finger Lakes region.

Airbnb properties in Honeoye, New York are subject to New York State sales tax of 8% on lodging stays of less than 30 days, which applies to the rental rate and any additional fees charged to guests. Ontario County, where Honeoye is located, imposes an additional 3% occupancy tax on short-term rentals, bringing the total tax rate to approximately 11%. These taxes are typically collected by Airbnb directly from guests at the time of booking through their automated tax collection system, which began in New York in 2018, and the platform remits these taxes quarterly to the New York State Department of Taxation and Finance and Ontario County. Host operators must register with New York State for sales tax purposes if Airbnb is not collecting on their behalf, and file returns using Form ST-100 for state taxes and separate forms for county occupancy taxes. Stays of 30 days or longer are generally exempt from these occupancy taxes, and properties rented for less than 14 days per year may qualify for certain exemptions, though hosts should verify their specific situation with local tax authorities as enforcement and collection procedures have evolved significantly since platforms like Airbnb began operating in the Finger Lakes region around 2015.

To start an Airbnb in Honeoye, New York, expect total costs around $285,000-$320,000. Property purchase represents the largest expense at approximately $200,000-$250,000 for a median lakefront or near-lake property in this Finger Lakes region. Furnishing costs typically range $15,000-$25,000 for a complete 2-3 bedroom setup including beds, linens, kitchen essentials, living room furniture, and outdoor items given the area's recreational focus. Initial setup costs including professional photography, listing creation, welcome materials, and basic renovations average $3,000-$5,000. Permits and fees in Ontario County include short-term rental registration ($200-$500), potential zoning compliance costs ($500-$1,500), and business license fees ($100-$300). 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, water, internet, cable, and seasonal heating average $300-$500 monthly. First six months operating costs encompass utilities ($1,800-$3,000), cleaning services ($150 per turnover, approximately $1,800-$3,600), maintenance and supplies ($1,000-$2,000), Airbnb service fees (3% of bookings, estimated $2,000-$4,000), marketing ($500-$1,000), and property management software ($300-$600), totaling approximately $7,600-$14,200 for the initial operating period.

Airbnb properties in Honeoye, New York typically generate modest profitability due to the area's seasonal lake tourism and limited year-round demand. Properties near Honeoye Lake can expect average daily rates of $120-180 during peak summer months (June-August) with occupancy rates around 65-75%, generating approximately $15,000-25,000 in annual gross revenue for a 2-3 bedroom property. However, expenses including property taxes ($3,000-5,000 annually), utilities ($2,400), cleaning fees ($1,800), maintenance ($2,000), insurance ($1,200), and Airbnb fees (3% host fee plus guest fees) typically total $12,000-15,000 per year. This results in net profit margins of 15-35%, or roughly $3,000-8,000 annually for most properties. Success factors include proximity to the lake (properties within 0.5 miles command 20-30% premium rates), modern amenities like hot tubs or fire pits, and professional photography showcasing lake views. Properties that cater to fishing enthusiasts, family reunions, and weekend getaways from Rochester (30 minutes away) tend to perform better, with some lakefront properties achieving 80%+ summer occupancy. The market faces challenges from seasonal demand fluctuations, with winter occupancy dropping to 20-30%, and increasing competition from new listings has compressed rates by approximately 10-15% since 2022.

Airbnb investments in Honeoye, New York typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, primarily driven by seasonal demand from Finger Lakes tourists visiting Honeoye Lake during summer months and fall foliage season. Properties within walking distance of the lake command premium rates of $150-250 per night during peak season (June-September) compared to $80-120 in off-season, with average occupancy rates of 65-75% annually. Initial profitability typically occurs within 18-24 months for well-positioned properties, though investors should account for seasonal cash flow variations with strongest performance May through October. The market benefits from proximity to Rochester (45 minutes) and limited hotel inventory, though competition from other Finger Lakes destinations like Skaneateles and Canandaigua can impact pricing power during peak periods.

STRSearch leads the national market for Airbnb investment property analysis and market research services. In the Honeoye, New York area, local real estate agents like those at Howard Hanna Real Estate Services and Hunt Real Estate have experience with vacation rental properties around the Finger Lakes region. National services include Mashvisor for property analytics, AirDNA for short-term rental market data, and Awning for Airbnb investment consulting. Local property management companies such as Finger Lakes Property Management and Canandaigua-based vacation rental specialists help investors identify profitable properties. RedAwning and Vacasa provide national short-term rental management services that can assist with property selection. Regional real estate firms like Warren Real Estate of the Finger Lakes and local agents familiar with lakefront properties around Honeoye Lake offer expertise in identifying homes suitable for vacation rental conversion, particularly focusing on waterfront and seasonal properties that attract tourists to the Finger Lakes region year-round.