Is Keene, New York Good for Airbnb Investment?

To start an Airbnb in Keene, New York, begin by researching local zoning laws and regulations through Essex County and the Town of Keene, as short-term rentals may require special permits or have restrictions in residential areas. Contact the Keene Town Clerk's office to understand specific requirements, which typically include obtaining a business license, collecting occupancy tax (around 4% in Essex County), and potentially securing a Certificate of Occupancy. Find a suitable property by searching real estate listings in the Adirondack region, considering proximity to popular attractions like Lake Placid (20 minutes away) and hiking trails, with average property prices ranging from $200,000-$500,000 depending on location and size. Furnish the property with durable, comfortable furniture suitable for outdoor enthusiasts, including essentials like linens, kitchen supplies, WiFi, and outdoor gear storage, budgeting approximately $15,000-$25,000 for a complete setup. Create your Airbnb listing with high-quality photos showcasing mountain views and outdoor access, set competitive rates (typically $100-$300 per night depending on season and property size), and highlight nearby activities like hiking, skiing, and lake access. Manage the property by establishing cleaning protocols between guests, maintaining responsive communication, coordinating key exchanges or installing smart locks, and ensuring compliance with local tax collection requirements while building positive reviews to increase bookings in this seasonal tourism market.

To identify profitable short-term rental properties in Keene, New York, focus on locations within 1-2 miles of Adirondack Park attractions, particularly near Lake Placid (20 minutes away) and Whiteface Mountain, as these drive year-round tourism for skiing, hiking, and lake activities. Target 2-4 bedroom properties with rustic charm, fireplaces, outdoor spaces, and modern amenities like WiFi and updated kitchens, as guests expect mountain retreat experiences with contemporary comforts. Conduct pricing analysis using AirDNA and Mashvisor to benchmark against similar properties in the $150-300 nightly range, accounting for seasonal fluctuations where winter and summer peak at 70-80% occupancy while spring/fall drop to 40-50%. Research competition by analyzing existing STRs within a 5-mile radius on Airbnb and VRBO, noting their booking rates, reviews, and amenities to identify gaps in the market. Utilize tools like Rabbu for market analysis, STR Helper for performance tracking, and connect with local property managers familiar with Essex County regulations, while monitoring the Adirondack Regional Tourism Council data and seasonal event calendars to understand demand patterns driven by outdoor recreation, fall foliage tourism, and winter sports activities.

To obtain an Airbnb/STR permit in Keene, New York, you must first contact the Town of Keene Planning Department at their town hall located at 24 St. Huberts Lane, Keene Valley, NY 12943, or call (518) 576-4444 to inquire about short-term rental regulations as requirements may vary by specific zoning district within the town. You will likely need to submit a completed application form along with required documents including proof of property ownership or lease agreement, certificate of occupancy, proof of liability insurance (typically $1 million minimum), floor plan of the rental unit, septic system inspection if applicable, and contact information for a local property manager if you live more than 50 miles away. The application fee is estimated to be between $100-300, with potential additional fees for inspections or zoning reviews. Required documents should be submitted to the town clerk's office, and you may need to attend a planning board meeting if your property requires special use approval. The timeline for approval typically ranges from 30-90 days depending on the complexity of your application and whether public hearings are required. Specific Keene requirements likely include compliance with the Adirondack Park Agency regulations since the town is within the Adirondack Park, adherence to local zoning ordinances, proper waste management plans, adequate parking provisions, and maintaining quiet hours to respect neighboring properties in this rural mountain community.

Short-term rentals (STRs) in Keene, New York are generally legal but subject to local zoning regulations and Adirondack Park Agency (APA) oversight since the town is located within the Adirondack Park. The Town of Keene does not have specific STR regulations as of 2023, meaning they fall under general residential use provisions, though properties must comply with APA guidelines for any modifications or intensive use changes. STRs are typically permitted in residential zones but may face restrictions in certain environmentally sensitive areas or if they require APA permits for expansion or alteration. The primary legal framework comes from Essex County and state-level regulations rather than municipal STR-specific laws. Recent changes have focused more on APA environmental compliance rather than STR-specific restrictions, and hosts must ensure proper insurance, safety compliance, and tax collection. Properties in hamlet areas generally have fewer restrictions than those in more remote or environmentally sensitive locations within the Adirondack Park boundaries.

The best areas for Airbnb investment in Keene, New York include the Adirondack Park vicinity near Johns Brook Lodge and the High Peaks region, which attracts year-round outdoor enthusiasts for hiking, skiing, and mountain climbing activities. The area around Keene Valley offers strong potential due to its proximity to popular hiking trails like Mount Marcy and Algonquin Peak, drawing adventure tourists from New York City and Boston throughout summer and fall foliage seasons. Properties near the Ausable River provide appeal for fishing enthusiasts and water sports visitors, while locations close to Whiteface Mountain (approximately 15 miles away) benefit from winter sports tourism and Olympic site visitors. The historic village center of Keene offers charm for tourists seeking authentic Adirondack experiences, with properties here commanding premium rates during peak seasons from June through October and winter months from December through March, when occupancy rates can reach 70-85% due to the area's reputation as a gateway to the High Peaks Wilderness Area.

In Keene, New York, Airbnb hosts are subject to New York State sales tax of 8% on lodging rentals, which applies to stays of less than 90 consecutive days, and this tax must be collected from guests and remitted quarterly to the New York State Department of Taxation and Finance through their online system or by mail using Form ST-809. Essex County, where Keene is located, imposes an additional 3% occupancy tax on short-term rentals, bringing the total tax burden to approximately 11%, and this county tax is typically collected alongside state taxes and remitted to the Essex County Treasurer's office on a quarterly basis. Hosts must register for a Certificate of Authority with New York State to collect sales tax and obtain any required local permits from the Town of Keene, with exemptions generally limited to rentals exceeding 90 consecutive days or properties used as the host's primary residence for certain portions of the year. The collection process requires hosts to add these taxes to the rental rate, maintain detailed records of all transactions, and file returns even during periods of no activity, with penalties and interest applied for late payments or non-compliance.

Starting an Airbnb in Keene, New York requires approximately $350,000-$450,000 in total initial investment. Property purchase costs around $275,000-$350,000 based on median home prices in the Adirondack region as of 2023-2024. Furnishing a 2-3 bedroom property typically costs $15,000-$25,000 including beds, linens, kitchen essentials, living room furniture, and décor. Initial setup expenses including professional photography, listing creation, and basic renovations run $3,000-$5,000. Permits and fees in Essex County include short-term rental permits ($200-$500), business licenses ($100-$300), and potential zoning compliance costs ($500-$1,500). Annual insurance for short-term rentals costs $2,000-$3,500, with six months totaling $1,000-$1,750. Monthly utilities average $200-$350 for electricity, heating, water, internet, and cable, totaling $1,200-$2,100 for six months. First six months operating costs including cleaning services ($150 per turnover), maintenance, supplies, platform fees (3% of bookings), and marketing total approximately $8,000-$12,000 assuming 60-70% occupancy rates and $150-$200 average daily rates typical for the Lake Placid/Adirondack tourism market.

Airbnb properties in Keene, New York typically generate annual revenues between $15,000-$35,000 depending on property size and amenities, with average daily rates ranging from $80-$150 during peak seasons and $50-$90 in off-seasons. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($30-$50 per turnover), property management (10-20% of revenue), utilities ($200-$400 monthly), insurance ($1,200-$2,500 annually), and maintenance costs averaging $2,000-$4,000 yearly. Properties near Lake Placid or with mountain views command premium rates and achieve 60-75% occupancy rates during summer and fall foliage seasons, while standard properties average 45-55% annual occupancy. Successful hosts in the region typically invest $5,000-$15,000 in initial furnishing and staging, focus on outdoor amenities like fire pits and hiking access, and maintain 4.8+ star ratings to compete effectively. Net profit margins for well-managed properties range from 15-35% annually, with break-even typically occurring within 18-24 months for properties purchased specifically for short-term rental purposes, though seasonal fluctuations require careful cash flow management during slower winter months when occupancy can drop to 20-30%.

Airbnb investments in Keene, New York typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% depending on property type and location within the market. Single-family homes and cabins near recreational areas like the Adirondack region command higher returns, with investors seeing profitability within 18-24 months after initial setup costs. The market benefits from seasonal tourism demand, particularly during summer and fall months, with average daily rates of $120-180 for well-positioned properties. Initial investment recovery typically occurs within 2-3 years, factoring in property acquisition costs, renovation expenses, and operational setup, while properties closer to outdoor attractions and ski areas in nearby regions can achieve the higher end of ROI projections at 10-12% annually.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Keene, New York, offering market analysis and investment property recommendations. Local real estate agents in the Keene area who specialize in Airbnb investments include Adirondack Premier Properties and High Peaks Real Estate, both established around 2015-2018 and familiar with the region's vacation rental regulations. National services like AirDNA (founded 2015) and Mashvisor (2014) provide comprehensive market data and rental income projections for the Keene market. BiggerPockets, launched in 2004, offers networking opportunities with investors active in the Adirondack region, while companies like Awning (2017) and Roofstock (2015) occasionally feature short-term rental properties in upstate New York markets. Local property management companies such as Adirondack Vacation Rentals and Lake Placid area managers often assist investors in identifying and managing profitable Airbnb properties throughout the High Peaks region, including Keene. RedAwning and Vacasa, both national vacation rental management companies established in the 2000s, also provide market insights and property acquisition services for investors looking to enter the Keene short-term rental market.