Airbnb & VRBO Performance in Buffalo New York.

Short-Term Rental Regulations in Buffalo, New York for 2024

Licensing and Registration

• All short-term rentals (STRs) must obtain an annual license from the City of Buffalo through the Department of Permits and Inspection Services.
• Owner-occupied STRs: First-time registration fee is $400, and the annual renewal fee is $200.
• Non-owner occupied STRs: First-time registration fee is $650, and the annual renewal fee is $400. These also require a special use permit.

Zoning and Location Restrictions

• STRs are only allowed in one- and two-family homes; other property types are not permitted.
• Properties in N-4-30 and N-4-50 single-family zones require a zoning variance and public hearing.
• Temporary moratorium on new permits for non-owner occupied STRs in N-2R, N-3R, N-4-30, and N-4-50 zones until March 1, 2025, except for renewals or owners residing within 1,000 feet of the rental property.

Safety and Compliance

• Occupancy is limited to 2 people per bedroom plus 2 additional occupants.
• On-site parking is required per underlying zoning.
• Compliance with building, fire, noise, and nuisance ordinances is mandatory.
• Designate a local property manager within 30 miles available 24/7.
• Post emergency contact numbers and building exit diagrams.
• Provide guests with a diagram of approved occupancy areas (no basements, attics, etc.).
• Install interconnected smoke/CO alarms and fire extinguishers.

Operational Rules

• No house parties are allowed on the premises.
• Non-owner occupied STRs must maintain a 2-night minimum stay.
• Execute a Hold Harmless Agreement with the city.

Penalties and Enforcement

• Failure to register or comply with regulations can result in substantial fines. Three or more violations in 12 months can double fines and risk license revocation.
• The city has increased fines for unlicensed rentals and established an escalating penalty structure for repeat violations.

Additional Requirements

• Properties must undergo regular inspections to ensure compliance with safety and building codes.
• Homeowners may need to obtain a Certificate of Occupancy to ensure the safety and compliance of the rental space.

Top Airbnb Revenue-Generating Neighborhoods in Buffalo, New York

1. Elmwood Village

• Average Revenue: $93.4K per year
• Average Daily Rate: $468 per night
• Average Occupancy Rate: 61%
• Average RevPAR: $286.9
• Appeal: Elmwood Village is highly appealing due to its vibrant and historic architecture, thriving local businesses, and proximity to key attractions. The neighborhood boasts walkable streets, bike-friendly infrastructure, and easy access to public transportation, making it ideal for visitors seeking an immersive urban experience. It is also known for its bars, restaurants, coffee shops, and parks, which are favorites among young professionals and families.

2. Allentown

• Average Revenue: $87.6K per year
• Average Daily Rate: $466.7 per night
• Average Occupancy Rate: 55%
• Average RevPAR: $257.2
• Appeal: Allentown is a vibrant and eclectic neighborhood that attracts guests with its unique blend of historic charm and a thriving arts scene. It is centrally located, well-connected to public transportation, and within walking distance of downtown Buffalo, providing easy access to restaurants, nightlife, and entertainment venues. The neighborhood's bohemian, hipster, and gay culture adds to its appeal.

3. North Buffalo

• Average Revenue: $48.9K per year
• Average Daily Rate: $425.3 per night
• Average Occupancy Rate: 38%
• Average RevPAR: $158.3
• Appeal: North Buffalo offers a charming and historic environment with a relatively low cost of living. It is appealing to young professionals due to its pedestrian-oriented setting and affordability. The neighborhood is also close to downtown Buffalo, making it convenient for visitors while providing a tranquil residential atmosphere.

These neighborhoods stand out for their unique characteristics, convenience, and the variety of amenities they offer, making them highly attractive to Airbnb guests.

Tips for Furnishing and Designing an Inviting Airbnb in Buffalo, New York

Embrace Local Themes and Styles

• Industrial Chic: Incorporate exposed brick, metal accents, and vintage factory elements to reflect Buffalo's rich industrial history.
• Rustic Charm: Create a cozy atmosphere with warm wood tones, plaid accents, and nature-inspired artwork that highlights Buffalo's outdoor adventures.
• Mid-Century Modern: Use clean lines, retro furnishings, and bold pops of color to nod to Buffalo's architectural heritage.
• Bohemian Eclectic: Attract free-spirited guests with a mix of colorful textiles, global-inspired patterns, and unique artwork showcasing Buffalo's diverse cultural influences.

Choose Functional and Durable Furniture

• Beds and Mattresses: Opt for solid beds with easy-to-clean surfaces, storage beds for extra space, and memory foam mattresses for durability. Use mattress covers for longevity.
• Sofas: Select sofas with washable covers, and consider sofa beds to increase guest capacity.
• Dining Furniture: Choose a durable dining table and comfy, lightweight chairs that are easy to move around.

Utilize Smart Storage Solutions

• Storage Beds: Use beds with drawers for extra storage space.
• Wall Hooks and Pegboards: Install wall hooks for coats and pegboards in the kitchen to keep items organized.
• Stackable Containers: Use stackable containers to keep the space tidy and organized.

Enhance the Space with Mirrors and Lighting

• Mirrors: Use full-length mirrors to make the space feel bigger and brighter. Ensure there is a power socket nearby for hair dryers and straighteners.
• Natural Light: Arrange furniture to maximize natural light and avoid blocking light sources.

Provide Essential Amenities

• Kitchen Essentials: Equip the kitchen with a coffee maker, microwave, toaster, and kettle. Ensure the kitchen is well-stocked and accessible.
• Bathroom Essentials: Provide high-quality, durable towels in neutral colors, a hairdryer, basic toiletries, and a first-aid kit.

Incorporate Local Touches and Amenities

• Local Guides and Recommendations: Curate a list of local restaurants, attractions, and hidden gems to help guests explore Buffalo like a local.
• Local Art and Decor: Incorporate local art, vintage furnishings, or themed rooms to create a memorable experience.
• Outdoor Spaces: If possible, include patios, balconies, or backyards to enhance the guest experience, especially during Buffalo's pleasant summers.

Ensure Accessibility and Comfort

• Accessibility Features: Consider adding ramps, wide doorways, and grab bars in bathrooms to make the Airbnb accessible to guests with disabilities.
• Home Office Setup: Provide a dedicated workspace with a desk, comfortable chair, and good lighting to attract remote workers.

Maintain and Update Your Space

• Timing of Updates: Plan furniture updates during the off-season or short gaps between bookings to minimize disruption.
• Cleaning and Maintenance: Choose furniture that is easy to clean and maintain. Consult with your cleaning crew on the best furniture options based on their experience with wear and tear.

Discovering Buffalo, New York: Local Attractions and Insider Tips

Must-Visit Attractions

Niagara Falls

• A once-in-a-lifetime experience, Niagara Falls State Park offers exhibits, hiking trails, and breathtaking views. It's open year-round and a must-visit when in the area.

Canalside

• This vibrant waterfront area hosts over 1,000 annual events, including summer concerts, festivals, and winter activities like ice skating and ice biking. Don't miss the iconic Shark Girl sculpture and activities like rock climbing, kayaking, and sailing.

Buffalo and Erie County Botanical Gardens

• A national historic landmark, this living museum features gardens, exotic plants, and exhibits within three glass domes and nine greenhouses. It's a tranquil escape with various floral exhibits and educational programs.

Darwin D. Martin House

• Designed by Frank Lloyd Wright, this National Historic Landmark is one of Wright's greatest accomplishments. It offers a glimpse into the Prairie School style of architecture.

Buffalo Zoo

• Home to a variety of species including lions, giraffes, and polar bears. Enjoy giraffe feedings, talks by animal keepers, and the Reptile House and Gorilla House exhibits.

Buffalo Museum of Science

• Offers interactive exhibit spaces, special traveling exhibits, a National Geographic 3D Cinema, and a collection of over 700,000 artifacts and specimens.

Shea's Performing Arts Center

• A historic venue designed like a European opera house, hosting Broadway shows and musical artists from around the world.

Elmwood Village

• A colorful neighborhood with historic Victorian homes, quaint boutiques, coffeehouses, and farmers' markets. It's a great place to get lost and explore local culture.

Delaware Park

• Part of the oldest urban parks system in the U.S., Delaware Park is perfect for a relaxing stroll and hosts various events throughout the year.

Insider Tips

Dining

• Anchor Bar: The birthplace of the Buffalo chicken wing. Try the classic hot sauce or their spiciest wings.
• Ashker's Juice Bar and Cafe: Known for warm panini sandwiches and fresh fruit smoothies served in mason jars.
• Betty's: A charming eatery with local art and creative, internationally-inspired cuisine.
• Resurgence Brewing Company: Offers a wide selection of craft beers and artisan pizzas, burritos, and meat and cheese boards.

Neighborhoods

• Allentown: An eclectic, historic neighborhood known for its community of artists, local boutiques, and antique shops. Don't miss the annual Allentown Art Festival in June.

Activities

• Explore Buffalo Tours: Guided tours by knowledgeable guides that cover the city's architecture by bike, bus, boat, kayak, or foot.
• Buffalo and Erie County Naval & Military Park: Features four decommissioned Naval vessels and self-guided tours, offering a unique family destination.

Seasonal Events

• Canalside Winter Activities: Enjoy ice skating, curling, pond hockey, and ice bikes during the winter months.
• Thursday Night Concerts at Canalside: Summer concerts and outdoor activities like kayaking and water bikes.

By sharing these attractions and insider tips, your guests will have a comprehensive and enjoyable experience in Buffalo, New York.

Practical Tips to Run a Successful Short Term Rental Business in Buffalo, New York

To ensure a smooth and successful short-term rental business in Buffalo, New York, several practical tips can be implemented to enhance guest satisfaction and compliance with local regulations.

Noise Regulations and Guest Communication

Inform your guests about quiet hours and noise regulations to maintain neighborhood harmony. Include this information in both digital and physical house manuals to avoid any misunderstandings. This manual should also cover other essential instructions, such as Wi-Fi passwords and emergency contact numbers, to ensure guests have all the necessary information at their fingertips.

Comprehensive House Manual

Create a detailed house manual that includes instructions on how to use appliances, safety features, and other important aspects of the property. This manual can be both digital, accessible through a shared document or app, and physical, placed in a convenient location within the rental.

Simplified Check-in Process

Utilize smart locks to streamline the check-in process, eliminating the need for physical key exchanges. Provide guests with clear instructions on how to use the smart locks, along with parking instructions accompanied by photos to help them navigate the property easily.

Parking and Access Instructions

Ensure that parking instructions are clear and include photos to help guests identify designated parking areas. This attention to detail can prevent confusion and make the guest's arrival experience more pleasant.

By following these tips, you can enhance the guest experience, reduce potential issues, and ensure your short-term rental business in Buffalo operates smoothly and in compliance with local regulations.

Here is a brief list of house cleaning providers in Buffalo, New York:

House Cleaning Services in Buffalo, NY

Buffalo Cleaning Services

• Offers home and commercial cleaning services, including general tidying and deep cleaning.
• Uses top-quality cleaning supplies and equipment.

The Tidy Troopers

• Provides weekly, bi-weekly, and monthly house cleaning services in Buffalo, Amherst, Hamburg, and Orchard Park.
• Specializes in move-in/move-out cleaning and other tailored cleaning solutions.

Maid Brigade of Western New York

• Offers high-quality home cleaning services using their exclusive PUREcleaning® system, which is environmentally friendly and safe.
• Serves areas including Buffalo, Amherst, and other parts of Western New York.

Sara's Cleaning Services

• Provides residential and office cleaning services in Williamsville, Amherst, Buffalo, and Western New York.
• Uses non-toxic, environmentally friendly cleaning products and is fully bonded and insured.

Additional Options

• Various other house cleaning services are listed on platforms like Care.com, with over 205 services available in the Buffalo area, offering a range of rates and services.

Short-Term Rental Management Fees in Buffalo, New York: A Comprehensive Overview

In Buffalo, New York, short-term rental management fees can vary significantly, typically ranging from 10% to 30% of the rental revenue, depending on the level of service provided. Full-service management companies, such as those offering guest communication, marketing, booking management, and maintenance, tend to charge fees on the higher end of this spectrum, often between 20% to 30%.

Basic services, which might include only the essential tasks like listing and price optimization, may incur lower fees, starting from around 10%. Additionally, property owners may face extra fees for specific services such as cleaning, repairs, and interior design, which can further impact the overall cost. Understanding these fee structures is crucial for property owners to make informed decisions about managing their short-term rentals effectively.