Is Plattsburgh, New York Good for Airbnb Investment?

To start an Airbnb in Plattsburgh, New York, begin by researching local zoning laws and regulations through the City of Plattsburgh Planning Department, as the city requires short-term rental operators to obtain a special use permit and comply with residential zoning restrictions that typically limit rentals to no more than 30% of units in multi-family buildings. Contact the Clinton County Health Department to ensure compliance with health and safety codes, and register your business with New York State for tax collection purposes, including the 8% state sales tax and 3% local occupancy tax that Plattsburgh imposes on short-term rentals. Find a suitable property in residential zones like the Historic District or near SUNY Plattsburgh, ensuring it meets the city's requirement for adequate parking (typically one space per rental unit) and fire safety standards including smoke detectors and carbon monoxide detectors in each sleeping area. Furnish the property with essential amenities including high-speed internet (crucial given Plattsburgh's proximity to the Canadian border and business travelers), heating suitable for harsh winters with temperatures often below -10°F, and summer cooling as temperatures can reach 80°F. Create your Airbnb listing with competitive pricing around $75-120 per night based on local market rates, highlighting proximity to Lake Champlain, Ausable Chasm, and the Canadian border for cross-border travelers. Manage the property by establishing relationships with local cleaning services like Plattsburgh-area companies, coordinate with nearby property management firms if needed, maintain 24/7 guest communication, and ensure compliance with the city's noise ordinances and occupancy limits, while keeping detailed records for quarterly tax reporting to both New York State and the City of Plattsburgh.

To identify profitable short-term rental properties in Plattsburgh, New York, focus on locations within 2-3 miles of SUNY Plattsburgh campus and near Lake Champlain waterfront areas, as these attract consistent student family visits and seasonal tourists. Target 2-4 bedroom properties built after 1980 with parking, updated kitchens, reliable WiFi capability, and outdoor spaces like decks or patios that can command $80-150 per night depending on season and proximity to water or campus. Analyze pricing using AirDNA and Mashvisor to track seasonal demand patterns, with peak rates during graduation weeks (May), summer months (June-August), and fall foliage season (September-October), while winter months typically see 40-50% lower occupancy. Research competition by monitoring active Airbnb and VRBO listings within 5-mile radius, noting that properties near Plattsburgh City Beach and Point Au Roche State Park consistently outperform downtown locations by 15-25% in nightly rates. Utilize STR Helper and Rabbu for market analysis, check Plattsburgh city regulations for STR permits and zoning compliance, and consider properties under $200,000 purchase price to maintain positive cash flow with estimated 60-70% annual occupancy rates and average daily rates of $95-120 during peak seasons.

To obtain an Airbnb/STR permit in Plattsburgh, New York, you must first contact the City of Plattsburgh Code Enforcement Office at City Hall located at 41 City Hall Place to determine specific zoning compliance for short-term rentals, as the city requires STRs to operate in appropriately zoned areas and obtain a Certificate of Occupancy. You'll need to submit an application including property deed or lease agreement, floor plans, proof of insurance with minimum $1 million liability coverage, fire safety inspection certificate from the Plattsburgh Fire Department, and a completed STR registration form with property owner information. Required documents also include a site plan showing parking availability, emergency contact information, and proof of compliance with building codes including smoke and carbon monoxide detectors in all sleeping areas. The application fee is approximately $150-200 for initial registration plus $75-100 for annual renewal, with additional inspection fees of around $50-75. The timeline typically takes 4-6 weeks for processing once all documents are submitted, including scheduling required inspections by both fire and building departments. Plattsburgh-specific requirements include maintaining a local contact person available 24/7, limiting occupancy to no more than 2 people per bedroom plus 2 additional guests, providing adequate off-street parking spaces, and ensuring the property meets all residential building codes and fire safety standards established by the North Country region.

Short-term rentals (STRs) in Plattsburgh, New York are currently legal but subject to local regulations and zoning restrictions. The city has implemented licensing requirements for STR operators, requiring registration with the city and compliance with safety standards including smoke detectors, carbon monoxide detectors, and occupancy limits. STRs are generally prohibited in certain residential zones, particularly R-1 single-family districts, while being permitted in mixed-use and commercial areas with proper permits. Property owners must obtain a special use permit and business license, maintain liability insurance, and ensure rentals don't exceed 30 consecutive days to qualify as short-term. Recent changes around 2022-2023 have tightened enforcement and increased penalties for non-compliance, with the city requiring annual renewals and conducting periodic inspections. Operators must also collect and remit local occupancy taxes, maintain guest registries, and ensure adequate parking is available, while noise ordinances and neighborhood compatibility standards apply to all STR operations within city limits.

The best Airbnb investment areas in Plattsburgh, New York include the Historic Downtown District near Margaret Street and Cornelia Street, which attracts tourists visiting the War of 1812 sites, local festivals, and business travelers to nearby companies like Bombardier and Nova Bus. The Lakeside/Beachfront area along Lake Champlain offers premium rental potential due to summer tourism, water activities, and proximity to attractions like Point Au Roche State Park. The SUNY Plattsburgh campus vicinity on Broad Street and surrounding neighborhoods provides consistent demand from visiting families, prospective students, and academic conference attendees year-round. The Cumberland Head peninsula area commands higher rates due to its scenic waterfront location and proximity to recreational activities, while the South Plattsburgh residential areas near Route 9 offer good value investments with steady occupancy from business travelers visiting local manufacturing facilities and tourists exploring the Adirondack region, with additional demand spikes during events at the Plattsburgh City Beach and annual festivals like the Mayor's Cup Regatta.

In Plattsburgh, New York, Airbnb hosts are subject to New York State sales tax of 8% and local occupancy taxes that typically range from 2-4% for short-term rentals under 30 days. The state sales tax is collected through New York's marketplace facilitator law, where Airbnb automatically collects and remits the 8% state tax on behalf of hosts for stays under 30 days, while Clinton County imposes an additional local occupancy tax of approximately 3% that hosts must collect directly from guests and remit quarterly to the county tax department using Form ST-100. Hosts must register for a Certificate of Authority with the New York State Department of Taxation and Finance if collecting taxes independently, and exemptions typically apply to stays of 30 days or longer, which are considered long-term rentals rather than transient occupancy. The combined tax rate for most Airbnb stays in Plattsburgh is approximately 11%, with collection occurring at the time of booking through Airbnb's platform for state taxes and through direct host collection for local taxes, requiring hosts to maintain detailed records and file returns by the 20th of each month following the quarter end.

Starting an Airbnb in Plattsburgh, New York requires approximately $180,000-220,000 in total initial investment. Property purchase costs around $150,000 based on median home prices in the area as of 2023. Furnishing a 2-3 bedroom property typically runs $8,000-12,000 including beds, linens, kitchen essentials, living room furniture, and basic appliances. Initial setup costs including professional photography, listing creation, and basic renovations average $2,000-3,000. Permits and fees in Plattsburgh include short-term rental registration ($100-200), business license ($50-100), and potential zoning compliance costs ($500-1,000). Insurance for short-term rentals runs $1,200-2,000 annually, with an upfront payment of $300-500. Utility setup and deposits for electricity, gas, water, internet, and cable total approximately $500-800. First six months of operating costs including utilities ($600/month), cleaning services ($100 per turnover, estimated 8 turnovers monthly), maintenance and supplies ($200/month), platform fees (3% of bookings, estimated $300/month), and marketing expenses ($100/month) total approximately $7,800-9,600.

Airbnb properties in Plattsburgh, New York typically generate annual revenues between $15,000-$35,000 for entire homes and $8,000-$18,000 for private rooms, with occupancy rates averaging 45-65% due to the city's proximity to Montreal (45 minutes) and seasonal tourism around Lake Champlain. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($50-80 per turnover), property management (15-25% if outsourced), utilities ($150-250 monthly), insurance ($800-1,200 annually), and maintenance costs averaging $2,000-4,000 yearly. Properties near SUNY Plattsburgh or downtown waterfront areas command premium rates of $80-150 per night compared to $50-90 for suburban locations, with successful hosts like those operating converted Victorian homes reporting net profit margins of 25-40% after all expenses. Key success factors include strategic pricing during peak summer months (June-September) and Canadian holiday weekends when demand spikes due to favorable exchange rates, professional photography, rapid guest communication, and maintaining properties that appeal to both leisure travelers exploring the Adirondacks and business visitors to local manufacturing facilities like Nova Bus and Bombardier, with the most profitable operators typically managing 2-4 units and achieving annual net profits of $8,000-15,000 per property.

Airbnb investments in Plattsburgh, New York typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-14%, driven by the city's proximity to Montreal (45 minutes) and seasonal tourism from Lake Champlain activities. Properties near SUNY Plattsburgh and downtown areas command $80-120 nightly rates with 65-75% occupancy rates, while lakefront properties can achieve $150-200 per night during peak summer months. Initial investment recovery typically occurs within 6-8 years for properties purchased at $150,000-250,000 range, with monthly gross revenues of $2,000-3,500 depending on property size and location. The market benefits from cross-border Canadian visitors, winter sports enthusiasts, and college-related demand, though investors should expect seasonal fluctuations with stronger performance May through October and during winter festivals, with break-even typically achieved within 18-24 months of operation.

STRSearch is a national platform that helps investors identify profitable short-term rental properties in Plattsburgh, New York, using data analytics to evaluate potential returns. Local real estate agents like Coldwell Banker Whitbeck Associates and Century 21 The One have agents familiar with investment properties in the Plattsburgh area who can assist with Airbnb acquisitions. National services include Awning, which provides end-to-end Airbnb investment services including property identification and management, and Mashvisor, an analytics platform that evaluates rental potential in specific markets like Plattsburgh. RedAwning offers vacation rental investment consulting services, while AirDNA provides market data and analytics for short-term rental investments in the North Country region. Local property management companies such as Adirondack Vacation Rentals and Lake Champlain Region property managers can provide insights into profitable areas near SUNY Plattsburgh and the waterfront districts. BiggerPockets, though national, has local investor networks and resources specific to upstate New York markets, and Roofstock has expanded into short-term rental investments with market analysis tools covering smaller cities like Plattsburgh.