Is Warrensburg, New York Good for Airbnb Investment?

To start an Airbnb in Warrensburg, New York, begin by researching local zoning laws and regulations through the Warren County Planning Department and Warrensburg Town Hall, as short-term rentals may require special permits or have restrictions in residential zones. Contact the New York State Department of Taxation and Finance to understand tax obligations including the 8% state sales tax and any local occupancy taxes that apply to short-term rentals. Obtain necessary permits from the Town of Warrensburg, which may include a business license, certificate of occupancy, and potentially a special use permit depending on your property's zoning classification. Find a suitable property either by purchasing or securing landlord permission if renting, focusing on areas near Lake George or the Adirondack region attractions that draw tourists year-round. Furnish the space with quality furniture, linens, kitchen essentials, and safety equipment including smoke detectors, carbon monoxide detectors, and fire extinguishers as required by New York State fire codes. Create your Airbnb listing with professional photos highlighting the property's proximity to outdoor activities like hiking, boating, and skiing, setting competitive rates based on seasonal demand patterns typical to the Adirondack region. Manage your property by establishing check-in procedures, maintaining cleanliness standards, responding promptly to guest communications, and ensuring compliance with the 14% combined state and local tax collection requirements while keeping detailed records for Warren County's potential short-term rental registration system that may be implemented.

To identify profitable short-term rental properties in Warrensburg, New York, focus on locations within 2-3 miles of Lake George and near outdoor recreation areas like hiking trails, ski resorts, and the Adirondack Park boundaries, as these drive year-round tourism demand. Target 2-4 bedroom properties built after 1980 with modern amenities, full kitchens, outdoor spaces, parking, and lake or mountain views, as these command premium rates of $150-300 per night during peak summer and fall seasons. Analyze comparable STR properties using AirDNA and Mashvisor to benchmark occupancy rates (typically 60-75% in this market) and average daily rates, while calculating potential gross rental yields of 8-12% annually. Research competition by monitoring active Airbnb and VRBO listings within a 5-mile radius, noting their pricing strategies, amenities, and booking patterns, particularly during Lake George's peak season from June through October and winter months near Gore Mountain. Utilize tools like STR Helper for market analysis, Rabbu for revenue projections, and local resources including the Warren County Tourism Department data, Lake George Chamber of Commerce visitor statistics, and Warrensburg town zoning regulations to ensure compliance with local STR ordinances before investing.

To obtain an Airbnb/STR permit in Warrensburg, New York, you must first contact the Warrensburg Town Clerk's office at Town Hall located at 3755 Main Street to inquire about short-term rental regulations and obtain the necessary application forms. Required documents typically include a completed STR permit application, proof of property ownership or lease agreement, certificate of occupancy, proof of liability insurance (minimum $1 million coverage), floor plan of the rental unit, emergency contact information, and parking plan documentation. You'll need to pay an estimated application fee of $150-300 plus an annual renewal fee of approximately $100-200. The property must comply with local zoning requirements, maintain adequate parking spaces (typically 2 per unit), install smoke and carbon monoxide detectors in all required areas, provide emergency exit information, and ensure the property meets all building and fire safety codes. Submit your complete application package to the Town Clerk's office and schedule any required inspections with the building department. The approval process typically takes 4-6 weeks from submission of a complete application, during which time the town will review your documents, conduct property inspections, and verify compliance with all local ordinances. Once approved, you'll receive your STR permit which must be renewed annually and displayed prominently on the property, and you must maintain guest registries and comply with occupancy limits as specified in your permit.

Short-term rentals (STRs) in Warrensburg, New York are generally legal but subject to local zoning regulations and state requirements. As a small town in Warren County in the Adirondack region, Warrensburg typically allows STRs in residential areas but may require compliance with local zoning ordinances, building codes, and safety requirements including smoke detectors and carbon monoxide detectors as mandated by New York State law since 2021. Property owners must register with New York State and collect applicable taxes including state and local occupancy taxes. The town may have specific restrictions on the number of guests, parking requirements, and noise ordinances, and some residential zones might limit or prohibit commercial activities including STRs. Recent changes in New York State have strengthened registration requirements and tax collection enforcement, while some Adirondack communities have implemented stricter local regulations due to housing availability concerns, though Warrensburg has not enacted major prohibitive measures as of 2023-2024.

The best areas for Airbnb investment in Warrensburg, New York are the Lake George vicinity neighborhoods, particularly properties within 2-3 miles of the lake shoreline, which attract summer tourists from May through September seeking water activities, boating, and scenic mountain views. The downtown historic district near Main Street offers year-round potential due to its proximity to local restaurants, antique shops, and cultural events, while also serving business travelers visiting the area's small manufacturing companies. Properties near the Adirondack Park boundary are highly attractive for outdoor enthusiasts seeking hiking, fishing, and winter sports access, with peak seasons during summer months and fall foliage season (September-October). The residential areas along Route 9 corridor provide good investment opportunities due to accessibility while maintaining the rural charm that draws visitors escaping urban areas, particularly from the Albany-Schenectady region approximately 45 minutes south.

Airbnb properties in Warrensburg, 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. Warren 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 county clerk's office with monthly or quarterly remittance depending on volume. Stays of 30 days or longer are generally exempt from both taxes as they are considered residential rather than transient occupancy, and some properties may qualify for exemptions if they meet specific criteria such as being used for permanent housing or qualifying nonprofit purposes, though these exemptions are rare for typical Airbnb operations.

To start an Airbnb in Warrensburg, New York, expect total costs around $275,000-$325,000. Property purchase represents the largest expense at approximately $200,000-$250,000 for a median-priced home suitable for short-term rental in this Adirondack region town. Furnishing costs typically range $15,000-$25,000 for a complete setup including beds, linens, kitchen essentials, living room furniture, and outdoor equipment given the area's recreational tourism focus. Initial setup costs including professional photography, listing creation, welcome materials, and basic renovations average $3,000-$5,000. Permits and fees vary but expect $500-$1,500 for business licenses, short-term rental permits, and potential HOA approvals. Insurance specifically for short-term rentals costs approximately $2,000-$3,000 annually. Utility setup and deposits for electricity, water, internet, cable, and heating average $1,000-$2,000 initially. First six months operating costs including utilities ($3,600), cleaning services ($2,400), maintenance ($1,500), property management software ($300), and marketing ($1,200) total approximately $9,000. Additional considerations include potential septic system maintenance common in rural New York properties and seasonal heating costs during Adirondack winters.

Airbnb properties in Warrensburg, New York typically generate annual revenues between $15,000-$35,000 for whole-home listings, with average daily rates ranging from $80-$150 depending on property size and amenities. 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 ($1,200-2,000 annually), and maintenance costs ($2,000-4,000 yearly). Properties near Lake George or with unique features like lakefront access achieve higher occupancy rates of 60-75% during peak summer months (June-September) compared to 30-45% in off-season, resulting in net profit margins of 15-25% for well-managed properties. Success factors include strategic pricing during Adirondack tourism seasons, professional photography showcasing outdoor recreation access, responsive guest communication, and maintaining 4.8+ star ratings. A typical 3-bedroom cabin near Warrensburg might gross $28,000 annually with $16,000 in expenses, yielding $12,000 profit (43% margin), while smaller properties or those farther from attractions often struggle with 20-30% occupancy rates and break-even or marginal profitability due to high fixed costs relative to lower revenue potential.

Airbnb investments in Warrensburg, 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 town. Properties near SUNY Potsdam or close to recreational areas like Lake George (within driving distance) tend to perform better, with higher-end cabins or homes achieving 10-15% annual returns. Initial profitability usually occurs within 18-24 months for well-positioned properties, with break-even on cash investment typically reached in 8-12 years. The market benefits from seasonal tourism, college visits, and outdoor recreation demand, though winter months may see 30-40% lower occupancy rates. Properties requiring minimal renovation and priced under $200,000 generally show the strongest cash-on-cash returns of 8-12%, while luxury properties over $300,000 may achieve higher gross returns but lower cash-on-cash performance due to higher initial investment requirements.

STRSearch is a national platform that helps investors identify profitable short-term rental properties in Warrensburg, New York, using data analytics to evaluate potential returns. Local real estate agents in the Warren County area who specialize in investment properties include Berkshire Hathaway HomeServices Blake Realty, Century 21 Rural Estates, and Howard Hanna Real Estate Services, with agents like those at Adirondack Premier Properties having specific knowledge of the Lake George region's vacation rental market. National services that assist Airbnb investors include AirDNA for market analysis, Mashvisor for property investment analytics, and BiggerPockets for networking and deal sourcing. Companies like RedAwning and Vacasa provide property management services for short-term rentals in the area, while local property management firms such as Adirondack Vacation Rentals and Lake George Rental Properties offer specialized services for the region. Investment-focused real estate companies like Roofstock and Awning (now part of RedAwning) also help investors find and purchase turnkey short-term rental properties, though their inventory in smaller markets like Warrensburg may be limited compared to major metropolitan areas.