Is Mattituck, New York Good for Airbnb Investment?

To start an Airbnb in Mattituck, New York, begin by researching local regulations as Suffolk County and the Town of Southold have specific short-term rental ordinances that typically require properties to be owner-occupied, limit rental periods to no less than 14 days, and mandate registration with the town clerk along with a $500 annual permit fee. Obtain necessary permits by submitting an application to Southold Town Hall including proof of homeowner's insurance, floor plans, and compliance with fire safety codes, while also registering with New York State for tax collection purposes. Find a suitable property in Mattituck's residential zones, ensuring it meets the town's requirements for adequate parking (typically 2 spaces), septic system capacity for occupancy limits, and compliance with the 2018 short-term rental law that caps occupancy at 2 people per bedroom plus 2 additional guests. Furnish the property with quality linens, kitchen essentials, WiFi, and safety equipment including smoke detectors, carbon monoxide detectors, and fire extinguishers as required by Suffolk County fire marshal regulations. List your property on Airbnb and other platforms with professional photos highlighting Mattituck's proximity to North Fork wineries and beaches, setting competitive rates around $200-400 per night depending on season and property size. Manage the rental by coordinating cleaning services, maintaining communication with guests, collecting the required 8.25% New York State sales tax plus 3% Suffolk County occupancy tax, and ensuring compliance with noise ordinances and the town's maximum occupancy limits to avoid penalties that can reach $1,000 per violation.

To identify profitable short-term rental properties in Mattituck, New York, focus on waterfront or water-view properties within walking distance of beaches, particularly near Long Island Sound, as these command premium rates year-round. Target 3-4 bedroom homes with outdoor spaces, updated kitchens, and parking, as families and groups visiting North Fork wineries prefer these amenities. Analyze pricing using AirDNA and Mashvisor to benchmark against similar properties in Greenport and Southold, aiming for properties that can achieve $200-400 nightly rates during peak summer season (June-September) and $150-250 during shoulder seasons. Research competition by studying existing STR listings within a 3-mile radius, noting their occupancy rates, amenities, and guest reviews to identify market gaps. Utilize tools like Rabbu and AllTheRooms for market analysis, while leveraging local resources such as Southold Town's STR regulations and North Fork tourism data from Discover Long Island to understand seasonal demand patterns driven by wine tourism, summer beach visitors, and fall harvest season guests.

To obtain an Airbnb/STR permit in Mattituck, New York, you must apply through the Town of Southold Building Department located at 53095 Route 25 in Southold, as Mattituck falls under Southold's jurisdiction. Required documents include a completed short-term rental application, property deed or lease agreement, certificate of occupancy, floor plan showing maximum occupancy, proof of liability insurance ($1 million minimum), septic system inspection certificate, and fire safety inspection report. The application fee is approximately $500 with an annual renewal fee of $300, plus inspection fees ranging from $150-250. Submit your complete application to the Building Department either in person or by mail, schedule required inspections for fire safety and septic systems, attend a public hearing if required (typically for new applications), and await approval which generally takes 60-90 days. Specific Mattituck/Southold requirements include maximum occupancy of 2 guests per bedroom plus 2 additional guests, minimum 3-day rental periods, mandatory guest registry maintenance, designated parking spaces, noise ordinance compliance with quiet hours from 10 PM to 8 AM, and annual inspections. Once approved, you must display your permit number in all advertising and maintain compliance with all local zoning regulations and health department requirements.

Short-term rentals (STRs) in Mattituck, New York are subject to Southampton Town regulations, as Mattituck is located within this municipality on Long Island's North Fork. As of 2023, Southampton Town permits STRs but with significant restrictions including mandatory registration and licensing, occupancy limits typically capped at 10-12 people, parking requirements of one space per bedroom plus two additional spaces, noise ordinances with quiet hours from 10 PM to 8 AM, and prohibition of events or parties. Properties must maintain liability insurance and hosts face penalties for violations including fines up to $15,000 per day. The town has been actively enforcing these regulations following complaints about overtourism and neighborhood disruption, particularly in the Hamptons area, though Mattituck's more rural North Fork location generally faces less scrutiny than oceanfront communities. Recent changes include stricter enforcement mechanisms implemented around 2022-2023 and enhanced complaint procedures for residents, with the town requiring STR operators to provide 24/7 contact information and respond to issues within 30 minutes.

The best areas for Airbnb investment in Mattituck, New York are the waterfront districts along Long Island Sound and Peconic Bay, particularly near Love Lane and the historic village center, which attract tourists seeking North Fork wine country experiences and proximity to over 60 local wineries including Castello di Borghese and Macari Vineyards. The residential neighborhoods within walking distance of Mattituck Beach and the ferry terminal to Shelter Island are highly desirable due to seasonal summer tourism, with visitors drawn to sailing, fishing, and beach activities from May through October. Areas near Route 25 (Main Road) offer excellent investment potential due to accessibility to the wine trail and farm-to-table restaurants, while properties close to the Long Island Rail Road station appeal to weekend visitors from New York City seeking rural escapes. The agricultural districts featuring working farms and vineyards provide unique agritourism opportunities, particularly during harvest season and wine festivals, making them attractive for longer stays and corporate retreats seeking pastoral settings within two hours of Manhattan.

In Mattituck, New York, Airbnb hosts are subject to New York State sales tax of 8% and local occupancy taxes that vary by jurisdiction, with Suffolk County imposing an additional 3% occupancy tax, bringing the total tax rate to approximately 11% on short-term rental stays under 30 days. These taxes are typically collected automatically by Airbnb through their platform for participating jurisdictions and remitted directly to tax authorities on behalf of hosts, though hosts should verify their specific obligations with the New York State Department of Taxation and Finance and Suffolk County tax authorities. Hosts may need to register for sales tax permits and file periodic returns if Airbnb is not collecting taxes in their area, with remittance generally required monthly or quarterly depending on volume. Exemptions typically apply to stays of 30 days or longer, which are considered long-term rentals rather than transient occupancy, and certain government or non-profit travelers may qualify for exemptions with proper documentation, though hosts should consult current regulations as tax collection agreements between platforms and local authorities can change frequently.

To start an Airbnb in Mattituck, New York, the total costs would be approximately $850,000-$950,000. Property purchase represents the largest expense at $750,000-$800,000 based on median home prices in this North Fork Long Island area. Furnishing costs would range $25,000-$35,000 for quality furniture, bedding, kitchen essentials, and decor suitable for vacation rental guests. Initial setup costs including professional photography, listing creation, welcome materials, and basic renovations would be $5,000-$8,000. Permits and fees including business license, occupancy permits, and potential homeowner association approvals would cost $2,000-$4,000. Insurance including liability coverage and property protection specifically for short-term rentals would be $3,000-$5,000 annually. Utilities including electricity, water, internet, cable, and heating would average $800-$1,200 monthly or $4,800-$7,200 for six months. First six months operating costs including cleaning services, maintenance, supplies, platform fees, marketing, and property management would total $8,000-$12,000. Additional considerations include potential property taxes of $15,000-$20,000 annually and emergency fund reserves of $10,000-$15,000 for unexpected repairs or vacancy periods.

Airbnb properties in Mattituck, New York, demonstrate strong seasonal profitability with average daily rates ranging from $150-300 during peak summer months (June-September) and dropping to $80-150 in off-season periods. Properties typically generate annual revenues of $25,000-45,000 for smaller homes and $40,000-70,000 for larger waterfront properties, with occupancy rates averaging 60-75% during summer and 25-40% in winter months. Operating expenses including cleaning fees ($75-125 per turnover), property management (15-25% of revenue), utilities ($200-400 monthly), insurance ($1,500-3,000 annually), and maintenance typically consume 40-55% of gross revenue. Net profit margins generally range from 25-35% for well-managed properties, with waterfront and wine country proximity being key success factors. A typical 3-bedroom home near Mattituck beaches generating $35,000 annually might incur $20,000 in expenses, yielding approximately $15,000 net profit (43% margin). Success factors include professional photography, responsive guest communication, proximity to vineyards and beaches, and maintaining high cleanliness standards, with top-performing hosts often achieving 4.8+ star ratings and premium pricing 15-20% above market average.

Airbnb investments in Mattituck, New York typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-14%, driven by the area's proximity to North Fork wineries and seasonal summer demand from New York City visitors. Properties within walking distance of beaches or downtown command premium rates of $200-350 per night during peak season (May-September), while off-season rates drop to $120-180 per night. Initial profitability usually occurs within 18-24 months for well-positioned properties, with average annual gross revenues of $35,000-55,000 for typical 2-3 bedroom homes purchased in the $600,000-800,000 range. The market benefits from Mattituck's growing reputation as a wine tourism destination and its accessibility via Long Island Rail Road, though investors should factor in seasonal occupancy fluctuations where summer months achieve 70-85% occupancy while winter months drop to 25-40%.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Mattituck, New York, using data analytics and market insights. Local real estate agents specializing in Airbnb investments in the North Fork area include Sotheby's International Realty Hamptons-North Fork office, Douglas Elliman's North Fork division, and Town & Country Real Estate of the North Fork, with agents like those at Compass Long Island also serving the Mattituck market since around 2018. National services include AirDNA (founded 2015) for market analysis, Mashvisor for investment property analysis, BiggerPockets for networking and education, and Awning for short-term rental investment guidance. Local property management companies that assist investors include North Fork Stays, Hamptons & North Fork Vacation Rentals, and East End Property Management, while national companies like RedAwning, Vacasa, and AvantStay also operate in the Long Island market. Additional services include STR Helper for property setup, Host Financial for accounting, and local contractors and interior designers who specialize in vacation rental optimization in the Mattituck and broader North Fork wine country region.