Is Keene Valley, New York Good for Airbnb Investment?

To start an Airbnb in Keene Valley, New York, begin by researching local regulations through the Town of Keene and Essex County offices, as the Adirondack Park Agency (APA) may require permits for short-term rentals in this protected area since 2019. Contact the Town Clerk at (518) 576-4444 to understand zoning requirements and obtain necessary permits, which typically include a business license ($50-100) and potentially a special use permit for short-term rentals ($200-500). Find a suitable property by working with local realtors like Adirondack Premier Properties or searching online platforms, focusing on homes near popular hiking areas like Mount Marcy or Cascade Mountain, with properties ranging from $300,000-800,000. Furnish the space with rustic Adirondack-style furniture, outdoor gear storage, and amenities like fireplaces and hot tubs that appeal to hikers and nature enthusiasts, budgeting $15,000-30,000 for a complete setup. List your property on Airbnb, VRBO, and local platforms like I Love NY, emphasizing proximity to High Peaks wilderness areas and seasonal activities, with rates typically ranging from $150-400 per night depending on size and amenities. Manage the property by establishing relationships with local cleaning services like Adirondack Cleaning Solutions, maintenance contractors familiar with mountain properties, and consider hiring a local property management company such as Adirondack Vacation Rentals to handle guest communications, check-ins, and emergency situations, especially during peak summer and fall foliage seasons when occupancy rates can reach 80-90%.

To identify profitable short-term rental properties in Keene Valley, New York, focus on locations within 1-2 miles of the Adirondack Mountain Reserve, near popular hiking trailheads like Mount Marcy and Algonquin Peak, and properties offering mountain or lake views since this area attracts outdoor enthusiasts year-round. Target 3-4 bedroom cabins or chalets with rustic charm, modern amenities like WiFi and full kitchens, outdoor spaces with fire pits or hot tubs, and parking for multiple vehicles as guests often travel in groups for hiking and skiing activities. Analyze pricing by researching comparable Airbnb and VRBO listings in the $200-400 per night range during peak seasons (summer hiking and winter skiing), with occupancy rates typically 60-75% annually. Study competition from established operators like Adirondack Premier Properties and local cabin rental companies, noting their amenities, pricing strategies, and guest reviews to identify market gaps. Utilize AirDNA for market analytics, STR Helper for performance tracking, Mashvisor for investment analysis, and local resources like the Keene Valley Chamber of Commerce for seasonal tourism data, while monitoring platforms like Zillow and LoopNet for property acquisitions and connecting with local real estate agents familiar with the Adirondack vacation rental market.

To obtain an Airbnb/STR permit in Keene Valley, New York, you must first contact the Town of Keene Planning Department at their municipal office located at 1712 NYS Route 73, Keene Valley, NY 12943, as short-term rentals fall under their zoning and land use regulations. 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 coverage), septic system inspection certificate, and contact information for a local property manager if you're not residing locally. The application fee is estimated at $150-300 with an annual renewal fee of approximately $100-200. You must also register with New York State Department of Taxation and Finance for sales tax collection and obtain a Certificate of Authority. The property must comply with fire safety codes including smoke and carbon monoxide detectors, emergency egress windows, and maximum occupancy limits based on septic capacity and square footage. The approval timeline typically takes 30-60 days depending on completeness of application and any required inspections. Additional Keene Valley requirements may include parking provisions for guests, noise ordinance compliance, and restrictions on the number of STR permits issued per neighborhood to preserve community character, given the town's location in the Adirondack Park region.

Short-term rentals (STRs) in Keene Valley, New York are generally legal but subject to local regulations and Adirondack Park Agency (APA) oversight due to the hamlet's location within the Adirondack Park. The Town of Keene, which encompasses Keene Valley, allows STRs but requires compliance with zoning ordinances, health department regulations, and APA guidelines for properties within the park boundaries. Property owners must obtain proper permits and ensure their rentals meet safety standards, septic system requirements, and parking provisions. The APA may require additional permits for modifications to existing structures or new construction intended for rental use. Recent years have seen increased scrutiny of STRs in Adirondack communities due to concerns about housing availability for year-round residents and environmental impacts, leading to discussions about potential registration requirements and occupancy limits. While not prohibited outright, STR operators in Keene Valley must navigate multiple regulatory layers including local zoning laws, state health codes, and APA jurisdiction, with enforcement becoming more active since approximately 2020 as communities balance tourism revenue with residential housing needs.

The best areas for Airbnb investment in Keene Valley, New York are concentrated around the Adirondack Mountain Club (ADK) Loj area near Heart Lake, the Johns Brook Valley region, and properties along Route 73 near Chapel Pond. The ADK Loj vicinity attracts year-round outdoor enthusiasts accessing Mount Marcy and other High Peaks, with peak demand during summer hiking season (June-September) and winter climbing periods. Johns Brook Valley properties benefit from proximity to popular trailheads for Marcy, Haystack, and Basin mountains, drawing serious hikers and climbing groups who often book multi-day stays. The Route 73 corridor near Chapel Pond captures rock climbers visiting the renowned cliff faces, particularly during spring and fall climbing seasons, while also serving visitors to nearby Lake Placid (15 minutes away) seeking quieter, more affordable accommodations. Properties near Keene Valley's small downtown area along Route 73 provide convenient access to local restaurants and shops while maintaining the rural mountain atmosphere that attracts visitors escaping urban areas from New York City, Boston, and Montreal throughout the year.

Airbnb properties in Keene Valley, New York are subject to New York State sales tax of 8% on lodging stays of less than 30 days, which is collected by the host and remitted quarterly to the New York State Department of Taxation and Finance through their online system. Essex County imposes an additional 3% occupancy tax on short-term rentals, bringing the total tax burden to approximately 11% for guests staying less than 30 consecutive days. Hosts must register for a Certificate of Authority with New York State to collect sales tax and file Form ST-100 quarterly, while the county occupancy tax is typically collected through the same mechanism and remitted to Essex County's finance department. The Town of Keene may impose local lodging fees of around 2-4% depending on specific municipal regulations adopted since 2020. Exemptions generally apply to stays of 30 days or longer, which are considered long-term rentals rather than transient accommodations, and certain government or charitable organization bookings may qualify for tax exemptions with proper documentation. Hosts are responsible for collecting these taxes from guests at the time of booking and maintaining detailed records of all transactions for audit purposes.

To start an Airbnb in Keene Valley, New York, expect total costs around $485,000-$565,000. Property purchase represents the largest expense at $400,000-$450,000 for a median vacation rental property in this Adirondack region. Furnishing costs typically range $25,000-$35,000 for a complete setup including beds, linens, kitchen essentials, living room furniture, and outdoor gear appropriate for the mountain location. Initial setup costs including professional photography, listing creation, and marketing materials run $2,000-$3,000. Permits and fees vary but budget $1,500-$2,500 for short-term rental permits, business licenses, and potential homeowner association approvals. Insurance premiums for short-term rental coverage cost approximately $3,000-$4,000 annually. Utilities including electricity, heating, water, internet, and cable average $400-$600 monthly in this rural area. First six months operating costs including cleaning services, maintenance, supplies, platform fees, and marketing total approximately $8,000-$12,000, assuming moderate occupancy rates during the seasonal tourism periods when visitors come for hiking, skiing, and Adirondack Park activities.

Airbnb properties in Keene Valley, New York, typically generate annual revenues of $15,000-$35,000 for seasonal rentals, with peak summer months (June-September) commanding $150-$300 per night due to proximity to Adirondack High Peaks hiking trails. Operating expenses generally run 40-60% of gross revenue, including property taxes ($3,000-$8,000 annually), maintenance and cleaning ($4,000-$7,000), insurance ($1,200-$2,500), and utilities ($2,400-$4,000), resulting in net profit margins of 25-45% for well-managed properties. Success factors include proximity to popular trailheads like Mount Marcy and Algonquin Peak, offering amenities for outdoor enthusiasts such as gear storage and early check-in options, and maintaining high cleanliness standards to achieve Superhost status. Properties within walking distance of the Ausable Club or featuring mountain views command premium rates, with some hosts like those operating renovated Adirondack-style cabins near Chapel Pond reporting occupancy rates of 70-85% during peak season and annual profits of $12,000-$18,000 on properties valued at $200,000-$400,000, though winter months typically see 20-30% occupancy rates, making seasonal optimization crucial for profitability.

Airbnb investments in Keene Valley, New York typically generate annual ROI of 12-18% due to the area's proximity to the Adirondack High Peaks and strong seasonal tourism demand. Cash-on-cash returns generally range from 8-14% annually, with properties near Lake Placid or popular hiking trailheads commanding premium rates of $150-300 per night during peak summer and fall foliage seasons. Most investors achieve profitability within 18-24 months, particularly for well-maintained cabins or mountain homes that can capture both summer hikers and winter sports enthusiasts. Properties purchased in the $300,000-500,000 range typically generate $35,000-65,000 in annual gross rental income, with net returns after expenses averaging 10-15%. The market benefits from consistent demand from outdoor recreation tourists visiting the Adirondack Park, though seasonality requires careful cash flow management during slower winter months outside of holiday periods.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Keene Valley, New York, offering comprehensive market analysis and property recommendations. Local real estate agents specializing in Airbnb investments in the Adirondack region include Adirondack Premier Properties, Keene Valley Real Estate Associates, and High Peaks Realty Group, who have deep knowledge of the area's vacation rental market dynamics. National services like AirDNA (founded 2015), Mashvisor, and BiggerPockets provide market data and investment analysis tools specifically for short-term rental properties in the region. RedAwning and Vacasa offer property management services that can help investors maximize their Airbnb returns in Keene Valley. Additional local specialists include Adirondack Vacation Rentals and Lake Placid-based firms like Whiteface Real Estate and Adirondack Realty, who understand the seasonal tourism patterns crucial for Airbnb success in this mountain resort area. Companies like Awning and AvantStay also provide turnkey Airbnb investment solutions and can assist with property acquisition and management in upstate New York markets including Keene Valley.