Is Tully, New York Good for Airbnb Investment?

To start an Airbnb in Tully, New York, begin by researching local zoning laws and regulations through the Town of Tully Planning Department, as many upstate New York municipalities require short-term rental permits or have specific zoning restrictions that may limit rentals to certain residential areas. Contact the Onondaga County Health Department to determine if you need a temporary residence permit, and check with New York State Department of Taxation and Finance regarding sales tax collection requirements for stays under 90 days. Find a suitable property by searching local real estate listings through companies like Howard Hanna or Century 21, focusing on homes near Tully Lake or with easy access to Syracuse (20 minutes away) to attract both leisure and business travelers. Furnish the property with essential amenities including Wi-Fi, linens, towels, basic kitchen supplies, and consider adding local touches like information about nearby Green Lakes State Park or Labrador Mountain ski area. Create your Airbnb listing with high-quality photos, competitive pricing (estimated $80-120/night for a 2-bedroom home in 2024), and highlight proximity to outdoor activities and Syracuse attractions. For ongoing management, establish a cleaning routine between guests, respond promptly to inquiries, maintain the property regularly, and consider using local cleaning services from nearby Cortland or Syracuse if you're not managing the property yourself, while ensuring compliance with any noise ordinances and parking restrictions that may apply in this small rural community.

To identify profitable short-term rental properties in Tully, New York, focus on locations within 2-3 miles of Labrador Mountain Ski Area and Song Mountain Resort, as these drive significant seasonal demand from winter sports enthusiasts, with properties near these attractions commanding 15-20% higher nightly rates during ski season (December-March). Target 3-4 bedroom single-family homes or cabins with outdoor amenities like fire pits, hot tubs, or lake access to Tully Lake, as these features can increase booking rates by 25-30% and justify premium pricing of $150-250 per night compared to basic properties at $80-120. Conduct pricing analysis using AirDNA and Mashvisor to track seasonal fluctuations, noting that Tully experiences peak demand during ski season and summer lake activities, with occupancy rates typically ranging 60-75% for well-positioned properties. Research competition by analyzing existing STR listings within a 5-mile radius on Airbnb and VRBO, identifying gaps in amenities or property types, particularly focusing on pet-friendly options since many visitors travel with dogs for outdoor activities. Utilize tools like Rabbu for local STR regulation compliance, STR Helper for market analysis specific to Central New York, and connect with local property management companies like CNY Vacation Rentals who understand Tully's seasonal patterns and can provide insights on properties that consistently achieve 20%+ annual returns through strategic positioning near outdoor recreation areas.

To obtain an Airbnb/STR permit in Tully, New York, you must first contact the Onondaga County Planning Department and the Town of Tully Building Department, as this small town typically falls under county jurisdiction for short-term rental regulations. Begin by submitting an application to the Town Clerk's office located at 5833 Meeting House Road, including required documents such as a completed STR application form, proof of property ownership or lease agreement, certificate of occupancy, floor plan showing maximum occupancy, proof of liability insurance (minimum $1 million), fire safety inspection certificate, and septic system inspection if applicable. The application fee is estimated at $150-250 initially with annual renewal fees of approximately $100-150. You must also register with New York State Department of Taxation and Finance for sales tax collection and obtain a Certificate of Authority. The approval timeline typically takes 30-60 days depending on inspections required. Specific Tully requirements likely include adherence to residential zoning restrictions, maximum occupancy limits based on septic capacity, parking requirements (typically 2 spaces minimum), noise ordinance compliance, and maintaining a local contact person within 30 minutes of the property. Properties must pass health and safety inspections including smoke detectors, carbon monoxide detectors, and emergency egress requirements before permit approval.

Short-term rentals (STRs) in Tully, New York are generally legal but subject to local zoning regulations and New York State requirements. As a small town in Onondaga County, Tully likely follows typical New York municipal approaches where STRs are permitted in residential zones with proper registration and compliance with safety codes, though specific local ordinances may impose restrictions on occupancy limits, parking requirements, and noise regulations. Property owners must register with New York State, collect applicable taxes, and ensure compliance with building and fire safety codes. While there haven't been major recent legal changes specific to Tully, the town may have updated zoning codes in recent years to address the growth of platforms like Airbnb and VRBO, potentially requiring special use permits or limiting the number of rental days per year in certain residential districts. Property owners should verify current local zoning compliance and obtain necessary permits from the Town of Tully before operating STRs.

The best areas for Airbnb investment in Tully, New York are primarily concentrated around the village center and near Song Mountain ski resort, as Tully's appeal stems from its proximity to outdoor recreation and Syracuse metropolitan area access. The downtown Tully area offers charm for visitors seeking small-town experiences while maintaining easy access to Interstate 81 for business travelers heading to Syracuse, which is only 20 minutes away. Properties near Song Mountain (approximately 3 miles south) are particularly attractive during winter months for ski tourism and year-round for hiking and outdoor enthusiasts visiting the Finger Lakes region. The residential areas along Routes 11A and 80 provide good investment opportunities due to their accessibility and scenic rural settings that appeal to weekend getaway seekers from Syracuse, Rochester, and even New York City visitors exploring Central New York. Additionally, properties near Tully Lake and the surrounding conservation areas attract nature tourists, fishing enthusiasts, and families seeking peaceful retreats, making these locations viable for seasonal rental income with peak demand during summer months and fall foliage season.

Airbnb properties in Tully, New York are subject to New York State sales tax of 4% and Onondaga County sales tax of 4% on lodging stays of less than 30 days, totaling 8% combined occupancy tax that applies to the rental amount. The state requires hosts to register for a Certificate of Authority through the New York State Department of Taxation and Finance and collect taxes at the time of booking, with quarterly remittance due by the 20th of March, June, September, and December. Airbnb automatically collects and remits these taxes for most hosts in New York as of 2018, though hosts should verify their properties are included in this automatic collection program. Stays of 30 days or longer are generally exempt from occupancy taxes, and certain nonprofit organizations may qualify for exemptions with proper documentation. Local municipalities may impose additional lodging taxes, though Tully itself does not currently have a separate local occupancy tax beyond the state and county requirements.

To start an Airbnb in Tully, New York, the total costs would be approximately $185,000-$220,000. Property purchase represents the largest expense at $150,000-$180,000 based on median home prices in this rural Onondaga County area. Furnishing costs would range $8,000-$12,000 for quality furniture, bedding, kitchenware, and appliances suitable for short-term rentals. Initial setup including professional photography, listing creation, welcome materials, and basic renovations would cost $2,000-$3,500. Permits and fees including business registration, potential town permits, and tax registrations would total $500-$1,200. Insurance specifically for short-term rentals would cost $1,200-$2,000 annually. Utilities including electricity, water, internet, cable, and heating would average $300-$450 monthly. First six months operating costs including utilities ($1,800-$2,700), cleaning supplies and services ($600-$1,200), maintenance reserves ($1,000), marketing ($500), and miscellaneous expenses ($500-$800) would total approximately $4,400-$6,700. Additional considerations include potential HOA fees if applicable and emergency repair funds, making the comprehensive startup investment range from $185,000 to $220,000 depending on property condition and furnishing quality choices.

Airbnb properties in Tully, New York, a small town in Onondaga County, typically generate modest returns due to limited tourism demand and lower nightly rates compared to major metropolitan areas. Properties in this rural market generally command $75-120 per night during peak seasons, with annual occupancy rates averaging 35-45%, resulting in gross revenues of $8,000-15,000 annually for a typical 2-3 bedroom property. Operating expenses including cleaning fees ($40-60 per turnover), utilities ($150-200 monthly), property management (15-25% of revenue), insurance premiums ($800-1,200 annually), and maintenance costs typically consume 60-70% of gross revenue. Net profit margins for Tully Airbnb properties range from 15-25%, with successful hosts like those operating converted farmhouses near Labrador Mountain or Song Mountain ski areas achieving higher occupancy during winter months and summer outdoor recreation seasons. Properties within 10 miles of Syracuse University see increased demand during graduation weekends and family visits, while those offering unique amenities like hot tubs, fire pits, or proximity to Finger Lakes attractions command premium rates. The most profitable properties in the area are typically owner-operated to minimize management costs, strategically marketed to outdoor enthusiasts and families seeking rural retreats, with annual net profits ranging from $2,500-6,000 depending on property size, amenities, and operational efficiency.

Airbnb investments in Tully, New York typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10%, based on the area's proximity to Syracuse University and Finger Lakes tourism attractions. Properties in Tully generally achieve profitability within 18-24 months, with average nightly rates of $85-120 during peak seasons and $60-85 during off-peak periods. The market benefits from consistent demand from university visitors, outdoor recreation enthusiasts visiting nearby state parks, and seasonal tourists exploring the Finger Lakes region. Initial investment costs are relatively moderate compared to major metropolitan areas, with typical property acquisition costs ranging from $150,000-250,000 for suitable rental properties. Occupancy rates average 65-75% annually, with higher performance during fall foliage season, university events, and summer months when outdoor activities peak in the surrounding areas.

STRSearch is a national platform that helps investors identify profitable short-term rental properties across markets including Tully, New York. For the Tully area, local real estate agents like those at Howard Hanna Real Estate Services and Century 21 stores in nearby Syracuse (approximately 15 miles away) often work with investors seeking vacation rental properties around Skaneateles Lake and the Finger Lakes region. National services include Mashvisor, which provides Airbnb analytics and property recommendations, AirDNA for market data analysis, and Awning for turnkey Airbnb investment properties. Regional companies like CNY Real Estate Group and Coldwell Banker Prime Properties in the Syracuse metropolitan area frequently assist investors looking for properties in smaller communities like Tully that benefit from proximity to outdoor recreation areas and the Finger Lakes tourism market. Additional services include BiggerPockets for networking with local investors, Roofstock for online real estate investing, and local property management companies like Finger Lakes Property Management that can help optimize rental performance in the region.