Airbnb & VRBO Performance in Cape Cod Massachusetts.

Short-Term Rental Regulations in Cape Cod, Massachusetts for 2024

State and Local Requirements

Registration and Taxation

• Register with the Massachusetts Department of Revenue and obtain a certificate number for each rental property address. Registration is free and can be completed online through MassTaxConnect.
• Collect and remit state and local occupancy taxes:
• 5.7% state excise tax
• Up to 6.5% local excise tax (varies by town)
• 2.75% Cape Cod and Islands Water Protection Fund excise tax
• 3% community impact fee on professionally-managed units in some towns.

Insurance

• Maintain a minimum of $1 million in liability insurance coverage, unless renting through a platform that provides equal or greater coverage. Notify the insurance provider that the property will be used as a short-term rental.

Health and Safety

• Rentals must meet all applicable building, fire, health, and safety codes. Hosts may be subject to inspections to verify compliance.

Occupancy Limits

• State law caps occupancy at 2 persons per bedroom, up to a maximum of 6 people total, excluding children under 12. Local limits may be more restrictive.

Rental Period

• Rentals of 31 days or less are considered "short-term" and subject to the room occupancy excise tax. Longer rentals are exempt.

Exemptions

• Properties rented for 14 days or less per calendar year are exempt from the state tax, but may still be subject to local rules around registration and safety.

Local Specific Regulations

Provincetown

• Short-term rentals are limited to one rental per seven-day period, or two for owner-occupied "Primary Residence Hosted" rentals.
• Limitation on short-term rental certificates to two per property owner, with exemptions for current holders and cottage colonies.

Falmouth

• A Short-Term Rental Working Group was established in 2024 to review and potentially modify regulations.

Yarmouth

• The town has a sunset clause for short-term rental regulations, which has been extended to November 30, 2026, to allow for further planning and evaluation.

Chatham

• Health board conducts a comprehensive review of the regulation after three years. Registration with the local health board is required, and there is a $50 registration fee.
• Local occupancy tax of 6%, with revenue split between elementary school costs and housing programs.

Harwich and Orleans

• Registration is required for rentals of less than 90 days. No registration fee or penalty for violations currently.

Additional Considerations

Limitations on Certificates

• Some towns limit the number of short-term rental certificates per property owner to prevent the conversion of year-round housing to short-term rentals.

Community Impact

• Regulations aim to balance economic benefits with housing challenges and ensure compliance with health and safety codes.

Enforcement and Compliance

• Municipal resources are required to enforce short-term rental regulations. Local residents can check if an address is listed in the STR database, and inspections may be conducted based on complaints.

Top Airbnb Revenue-Generating Neighborhoods in Cape Cod, Massachusetts

1. Provincetown

• Appeal: Known for its unique blend of cultural vibrancy and seaside allure, Provincetown attracts a diverse array of guests, including the LGBTQ+ community. Its vibrant main street, local commerce, and proximity to popular attractions like beaches and art galleries make it highly desirable. The area offers a mix of luxury and modest accommodations, catering to various segments of the market.

2. Hyannis

• Appeal: Located in Barnstable Town, Hyannis is a central hub on Cape Cod, offering easy access to various beaches, historic attractions, and a strong tourism industry. Its high demand during summer months and growing year-round population make it a stable and profitable investment opportunity.

3. Truro

• Appeal: Truro's prime location on Cape Cod, with its stunning beaches like Head of the Meadow Beach and Cold Storage Beach, makes it a lucrative investment. Guests are drawn to the area's natural beauty, historical charm, and local events such as wine tastings and farmers' markets. The demand for vacation rentals often outstrips supply, making it an attractive destination year-round.

4. Chatham

• Appeal: Chatham is known for its charming New England architecture and coastal scenery. It attracts families and couples looking for summer getaways and peaceful retreats. The area's high demand during peak vacation seasons and its proximity to popular tourist destinations make it an excellent choice for Airbnb investors.

5. Cotuit (Barnstable Town)

• Appeal: Cotuit, a part of Barnstable Town, is popular for its secluded oceanfront homes and waterfront properties with pools. The area offers a mix of luxury and family-friendly accommodations, with high revenue potential due to its scenic locations and amenities like private kitchens and living areas.

6. Falmouth

• Appeal: Falmouth's picturesque location and proximity to popular beaches and attractions make it a desirable destination. The area attracts a variety of guests, from families to couples, and offers a range of accommodation options, contributing to its strong Airbnb demand.

7. Mashpee

• Appeal: Mashpee is close to popular Cape Cod beaches and attractions, making it a top destination for vacation rentals. Its high demand during peak seasons and its mix of privacy and proximity to local attractions appeal to families and larger groups.

These neighborhoods are highly appealing due to their combination of natural beauty, cultural attractions, and strong tourism demand, making them ideal locations for generating significant Airbnb revenue.

Tips for Furnishing and Designing an Inviting Airbnb in Cape Cod, Massachusetts

Understand the Local Style and Appeal

• Embrace coastal, nautical, and beachy themes that reflect Cape Cod's unique charm. Use colors such as blues, whites, and sandy tones to create a serene and inviting atmosphere.

Choose Appropriate Furniture

• Opt for stylish, comfortable, and durable furniture that aligns with the coastal aesthetic. Rustic furniture with a blend of vintage and modern styles can add a cozy yet stylish touch.

Highlight Natural Light and Views

• Utilize bright and airy designs that maximize natural light. Properties with waterfront views or access to outdoor spaces are highly desirable, so emphasize these features in your design.

Incorporate Local Elements

• Add local artwork and coastal-inspired decor to connect visitors to the area's unique vibe. This can include nautical accents, shells, and other beach-themed elements.

Provide Essential Amenities

• Ensure your rental is equipped with essential amenities such as fully-equipped kitchens, outdoor spaces for relaxation and barbecues, and cozy fireplaces for cooler months.
• Offer popular amenities like fast Wi-Fi, beach gear, and entertainment options to enhance guest satisfaction.

Maintain High-Quality Bedding and Linens

• Invest in high-quality bedding and linens to provide an indulgent experience for your guests. This can significantly impact guest reviews and return visits.

Create a Welcoming Outdoor Space

• Develop inviting outdoor spaces where guests can enjoy the coastal weather. This can include outdoor fire pits, gas grills, and yard games.

Ensure Compliance with Local Regulations

• While not directly related to design, ensure your property complies with all local health, safety, and regulatory requirements to avoid any legal issues.

Tailor to Different Seasons

• Design your space to be appealing in all seasons. For example, include cozy fireplaces for winter and spring, and emphasize outdoor spaces for summer and fall.

Pay Attention to Details

• The smallest details, such as organic soaps, water filtration pitchers, and extreme COVID sanitation protocols, can make a significant difference in guest satisfaction and reviews.

Discovering Cape Cod: Local Attractions and Insider Tips for Your Guests

Top Local Attractions

Natural Wonders

• Cape Cod National Seashore: Explore 40 miles of protected coastline, featuring pristine beaches, salt marshes, and lush woodlands. Highlights include the Atlantic White Cedar Swamp in Wellfleet and Art's Dune Tours from Provincetown.
• Beaches: Visit iconic beaches such as Coast Guard Beach in Eastham, Herring Cove Beach, and Trunk River Beach, many of which are accessible via bike paths.

Historic and Cultural Sites

• Provincetown: Known for its vibrant art and music scene, Provincetown is home to the Pilgrim Monument, the Provincetown Art Association and Museum, and a lively LGBTQ community.
• Chatham: Enjoy the scenic white-sand beach, the Chatham Lighthouse, and the historic Atwood House. Don’t miss the summer band concerts and the Chatham Anglers baseball team.
• Sandwich: Explore the Cape's oldest town, featuring the Sandwich Glass Museum and the Heritage Museums & Gardens.

Maritime and Outdoor Activities

• Whale Watching: Embark on a whale-watching adventure from Provincetown to see humpback, finback, and minke whales, as well as dolphins.
• Cape Cod Rail Trail: Cycle along this 25-mile trail that connects various towns and offers a scenic route to many beaches.
• Ferries to Nantucket and Martha's Vineyard: Take a ferry from Hyannis or Provincetown to explore these picturesque islands.

Museums and Galleries

• John F. Kennedy Hyannis Museum: Learn about the Kennedy family's history and connection to Hyannis.
• Marconi Maritime Center: Discover the history of wireless communication at this former World War II military installation in Chatham.
• Museum of Natural History in Brewster: Enjoy informative exhibits and nature trails suitable for the whole family.

Insider Tips

Best Times to Visit

• Peak Season: July and August are the busiest months, ideal for beach days but expect traffic and crowds.
• Shoulder Season: May-June and September-October offer sunny days with fewer crowds.

Transportation

• Avoid Traffic: Plan to avoid busy Friday afternoons and Sunday mornings. Use the Cape Cod Regional Transit Authority buses or the summer-only CapeFLYER train from Boston to Hyannis.
• Cycling: Cycle to beaches to avoid parking fees and traffic. Many beaches are located near bike paths and cycling-friendly roads.

Local Experiences

• Local Cuisine: Savor fresh seafood at waterfront restaurants like The Lobster Pot in Provincetown. Don’t miss homemade ice cream and local wines at Truro Vineyards.
• Shopping and Galleries: Explore the quaint shops and galleries in Wellfleet, Chatham, and Provincetown. Visit the Provincetown Art Association and Museum to see works by local artists.

Hidden Gems

• Race Point Lighthouse: Located at the tip of the peninsula, this lighthouse offers scenic views and a unique sandy road approach.
• Historic Lighthouses: Visit other iconic lighthouses such as the Highland Lighthouse in Truro and the Nauset Lighthouse in Eastham.

By sharing these attractions and tips, you can help your guests make the most of their visit to Cape Cod and enjoy all that this beautiful region has to offer.

Practical Tips to Run a Successful Short-Term Rental Business in Cape Cod, Massachusetts

To ensure a smooth and enjoyable experience for both you and your guests, several practical tips can make a significant difference in running a successful short-term rental business in Cape Cod, Massachusetts.

Noise Regulations and Guest Communication

Inform your guests about quiet hours and local noise regulations to maintain a peaceful environment and avoid potential complaints from neighbors. Include this information in both your digital and physical house manual to ensure clarity.

Comprehensive House Manual

Create a detailed digital and physical house manual that includes essential instructions, Wi-Fi passwords, and other important details about the property. This manual should cover everything from appliance usage to emergency contact numbers, helping guests navigate the property effortlessly.

Simplified Check-in Process

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

Additional Tips

• Invest in quality furnishings and amenities to enhance guest satisfaction and reviews.
• Develop a reliable cleaning and maintenance system to ensure the property is always ready for new guests.
• Prioritize guest communication by responding promptly to inquiries and providing a local guidebook with recommendations.
• Market your rental effectively through social media, a dedicated website, and local tourism partners to attract more guests.

Here is a brief list of house cleaning providers in Cape Cod, Massachusetts:

House Cleaning Providers in Cape Cod, MA

Carla's Cleaning

• Offers cleaning services for residences and businesses in Cape Cod.
• Services include recurring cleaning, one-time deep cleaning, and spring/turnover cleaning.
• Known for experienced and professional cleaners, customizable services, and affordable prices.

Merry Maids of Cape Cod

• Provides comprehensive cleaning services in areas including Barnstable, Falmouth, Yarmouth, and Sandwich.
• Backed by 40 years of experience, offering proven processes for exceptional results.

The Furies of Wellfleet

• Offers complete house cleaning services from Provincetown to Harwich and Brewster.
• Known for reliability, consistency, and integrity, with cleaning teams of two or three.
• Customized cleaning plans and flexible scheduling.

The Maids of Cape Cod

• Provides thorough and healthy cleaning services, including kitchen, bathroom, and living area cleaning.
• Uses exclusive healthy cleaning supplies and offers a $25 discount for new customers.
• Services include deep cleaning, routine cleaning, and special event cleaning.

Cape Cod Cleaning Inc.

• Specializes in deep cleaning, routine cleaning, and realty ready/move in move out cleaning.
• Uses sterilizing cleaning products and offers services tailored for rental properties and private residences.
• Emphasizes sanitization and uses products like Biotab for disinfection.

Cape Cod, Massachusetts Short-Term Rental Management Fees: A Breakdown

Short-term rental management fees in Cape Cod, Massachusetts, can vary significantly depending on the level of service provided. Typically, these fees range from 10% to 30% of the rental revenue. Full-service management, which includes comprehensive services such as guest communication, marketing, and maintenance, tends to be on the higher end of this spectrum. In contrast, basic services that may only include tasks like booking management and tax compliance will generally cost less. Additionally, property owners may incur extra fees for services like cleaning, repairs, or design enhancements, further impacting the overall cost of managing their short-term rental properties.