Airbnb & VRBO Performance in East Hampton New York.

Short-Term Rental Regulations in East Hampton, New York for 2024

Registration and Permit Requirements

• Property owners must register their rental properties with the East Hampton Town Rental Registry and obtain a valid Rental Registry Number.
• Submit a notarized Rental Property Registration Form.
• Provide a notarized Self-Inspection Checklist.
• Include a copy of the Certificate of Occupancy.
• Pay a $100 filing fee for a two-year term.

Safety and Inspection

• Properties must undergo a safety inspection by the town or provide certification from a licensed professional (architect, engineer, or home inspector).

Rental Limits

• Homeowners are limited to two short-term rentals (less than two weeks) within any six-month period.
• Each short-term rental is limited to no more than 14 days.

Advertising Compliance

• The Rental Registry Number must be included in all advertisements listing the property for rent.

Tax Compliance

• Property owners must register to collect and remit the required taxes, including New York State Sales Tax, Suffolk County Hotel/Motel Tax, and the East Hampton Town Lodging Tax.

Enforcement and Penalties

• Failure to register or comply with regulations can result in fines ranging from $150 to $15,000, and in some cases, imprisonment for up to six months.
• Town officials may conduct inspections and question guests to enforce compliance.

Additional Requirements

• Designate an agent for service if the owner is not available.
• Provide detailed information about the property, including the number of rooms, bedrooms, and square footage of each bedroom.

Renewal of Registration

• The Rental Registry registration must be renewed every two years by submitting the required forms and fees.

Top Neighborhoods Generating Airbnb Revenue in East Hampton, New York

1. East Hampton Village

• Appeal: Located in the heart of East Hampton, this area is highly appealing due to its proximity to local restaurants, bars, luxury shops, and the beach. Guests can stroll to the best restaurants, enjoy luxury shopping, and access the beach within a short walk.
• Amenities: Many properties here feature heated pools, games rooms, and modern interiors, making them ideal for both relaxation and entertainment.

2. Clearwater Beach Community

• Appeal: This neighborhood is attractive for its private beach access, modern minimalist design homes, and ample outdoor spaces. Guests can enjoy BBQs, fire pits, and stunning sunset views.
• Amenities: Properties often include heated saltwater pools, private backyards, and easy access to pristine bay beaches.

3. Northwest Woods

• Appeal: Known for its peaceful and secluded environment, Northwest Woods offers a tranquil retreat with homes featuring large decks, heated pools, and separate poolhouses. It is ideal for those seeking a quiet, natural setting.
• Amenities: Guests can enjoy wood burning fireplaces, private fenced-in backyards, and proximity to nature preserves and beautiful beaches.

4. Three Mile Harbor

• Appeal: This area is popular for its historic charm and walking distance to the harbor. Guests can enjoy renovated cottages with secret rooms, outdoor showers, and brick patios.
• Amenities: Properties often include updated kitchens, vaulted ceilings, and a short drive to Montauk and other local attractions.

5. Springs

• Appeal: Located in a peaceful residential enclave, Springs is appealing for its rustic feel, private settings, and proximity to nature preserves and beaches. It is a refreshing change from the more glamorous areas of the Hamptons.
• Amenities: Guests can enjoy cabin-style homes with ample outdoor space, private driveways, and a community rich in natural beauty and artistic charm.

These neighborhoods are highly sought after due to their unique blend of luxury, natural beauty, and convenient access to local amenities, making them top generators of Airbnb revenue in East Hampton.

Creating an Inviting Airbnb in East Hampton, New York: Design and Furnishing Tips

Understanding East Hampton's Unique Style

• East Hampton is known for its coastal and modern aesthetics, blending light, airy spaces with neutral palettes and natural materials like wood and linen.

Tailoring Your Property

Exterior and Outdoor Spaces

• Incorporate outdoor spaces for relaxation and social gatherings, such as heated pools, hot tubs, and cozy fire pits.
• Provide beach gear like chairs, umbrellas, and bicycles to enhance guest convenience and enjoyment.

Interior Design

• Use local design elements that reflect East Hampton’s coastal environment and historic elegance, such as soft, beach-inspired color palettes and local artwork.
• Opt for stylish coastal themes, incorporating natural materials and ocean-inspired elements, while maintaining a clean, modern look with minimalist furniture.

Living Room

• Focus on lighting control with lamps and dimmer switches to create a welcoming ambiance.
• Include nice, soft blankets and pillows with down or down-like inserts for added comfort.
• Ensure the layout evokes conversation and provides occasional tables for drinks and other necessities.

Bedrooms

• Offer high-quality bedding options and provide extra layers in the closet for guest convenience.
• Include two sleeping pillows per guest with different fill options and bedside tables with lamps for each guest.
• Install blackout shades to cater to various sleep preferences.

Kitchen

• Equip the kitchen with modern appliances to facilitate easy meal preparation for families or groups.

Amenities and Details

Luxury Touches

• Provide high-quality linens, plush towels, and luxurious toiletries to make the property feel like a high-end resort.
• Consider unique features such as an outdoor shower, a well-equipped kitchen, and smart home technology.

Local Integration

• Promote local attractions and events in your listing, such as the Hampton Classic Horse Show, film festivals, and the East Hampton Farmers' Market.
• Collaborate with local businesses to offer special packages or discounts that include experiences like wine tastings or dining at local restaurants.

Regulatory Compliance

• Ensure compliance with East Hampton’s short-term rental regulations, including the limit of two short-term rentals within six months and the prohibition on “share houses”.

By following these tips, you can create an Airbnb in East Hampton that not only reflects the area's unique charm but also provides an exceptional guest experience.

Discovering East Hampton: Local Attractions and Insider Tips

Local Attractions

Beaches

• East Hampton Main Beach: Known for its serene and beautiful white sand, impressive waves, and a snack bar on the beach. Open from Memorial Day to the end of September.
• Maidstone Beach: A picturesque beach with jagged rocks for kids to play on and gentle waters for swimming. Ideal for sunset viewing.
• Egypt Beach: A quiet stretch perfect for private time or visiting with dogs after 6 PM.

Cultural and Historical Sites

• Pollock-Krasner House and Studio: The home and studio of artists Jackson Pollock and Lee Krasner, offering tours and insights into their work.
• Longhouse Reserve: A 16-acre sculpture garden featuring over 60 pieces of permanent and seasonal sculptures by renowned artists like Yoko Ono and Willem de Kooning.
• Parrish Art Museum: Dedicated to contemporary American works by artists inspired by the area.

Parks and Outdoor Activities

• Carol Morrison Park/Fort Pond: A public park with outdoor recreational facilities, educational and cultural events, and a beautiful setting for family picnics.
• Montauk Point State Park: Features hiking trails and the Montauk Lighthouse, the oldest in New York State and a national landmark.

Dining and Nightlife

• Hampton Chutney Company: Known for its breakfast dosa and iced cardamon coffee. Recently relocated to East Hampton.
• Moby’s: A casual yet sophisticated spot for low-key dates, happy hour, or early dinners with a large yard for kids.
• Si Si: Offers a Mediterranean menu and top-notch cocktails with stunning views of the marina.
• Round Swamp Farm: A favorite for gourmet “to-go” food, fresh produce, local fish, and exceptional pies.
• Stephen Talkhouse: An eclectic bar in Amagansett known for live music and unexpected performances by famous artists.

Wine and Leisure

• Wolffer Vineyards: A sustainably farmed, family-run estate offering wine tastings and festive gatherings at the Wine Stand property.

Insider Tips

Shopping and Local Delights

• Hank’s Farmstand: Great for picking berries, pumpkins, apples, and other local produce, perfect for family fun.
• Goldberg’s: Pick up bagels for a day at the beach.
• Carissa’s: An Instagram-worthy bakery with delicious treats.

Fitness and Wellness

• Anna Kaiser: Offers dance-inspired workout classes.
• Soul Cycle and New York Pilates: Popular fitness classes available in East Hampton.

Family-Friendly Activities

• Astro’s: Recently renovated, offering Sicilian-style pizza and a kid-friendly atmosphere.
• Wolffer Kitchen: A casual dining spot ideal for double dates and family outings.
• Organic Krush: A casual spot for coffee or a buddha bowl, catering to gluten and dairy-free diets.

Community Events

• Check local event calendars for county fairs, pop-up events, and cultural activities that enrich the Hamptons experience.

By sharing these attractions and tips, you can help your Airbnb guests make the most of their visit to East Hampton, ensuring a memorable and enjoyable stay.

Practical Tips to Run a Successful Short-Term Rental Business in East Hampton, New York

To operate a successful short-term rental business in East Hampton, New York, several key practices must be implemented to ensure compliance with local regulations and to enhance the guest experience.

Noise Regulations and Guest Communication

Inform your guests about the strict noise regulations in East Hampton, emphasizing quiet hours to avoid violations and fines. Include this information in your digital and physical house manual to set clear expectations.

Comprehensive House Manual

Create a detailed digital and physical house manual that includes essential instructions, such as Wi-Fi passwords, appliance operation, and emergency contact information. This manual should also outline the property's rules and regulations, including noise restrictions and safety guidelines.

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 access the property, and consider including photos or videos to guide them through the process.

Parking Instructions

Ensure that parking instructions are clearly communicated, including photos of designated parking areas. This helps prevent confusion and potential parking violations, which can be particularly important in areas with limited parking options.

By adhering to these practical tips, you can maintain compliance with East Hampton's stringent regulations, enhance guest satisfaction, and run a successful and hassle-free short-term rental business.

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

House Cleaning Providers in East Hampton, NY

Hampton House Cleaning

• Offers routine cleaning, one-time cleaning, and moving-in/moving-out cleanings.
• Provides personalized cleaning services based on client needs.
• Contact: (631) 377-0683 or (516) 602-8142.

Blanquita Cleaning Services

• Provides light, one-time cleanings to major after-construction/remodel and hoarding cleanouts.
• Offers "white glove" cleaning services.
• Contact: (631) 377-2722.

Long Island Maids

• Offers regular maintenance, deep cleaning, move-in/move-out cleaning, and event cleaning services.
• Uses eco-friendly products upon request.
• Contact: Through their website or email at blanquitacleaningservices@gmail.com.

MaidPro

• Provides weekly, bi-weekly, or one-time house cleaning services.
• Uses the 49-Point Checklist™ to ensure thorough cleaning.
• Contact: Through their website or at 15 Frowein Road, Unit 2C, Center Moriches, NY 11934.

Short-Term Rental Management Fees in East Hampton, New York

Managing a short-term rental property in East Hampton, New York, can incur management fees that typically range from 10% to 30% of the rental revenue, depending on the level of service chosen. Full-service management companies, such as MasterHost, offer comprehensive services including guest communication, marketing, price optimization, and property maintenance, which usually fall on the higher end of this range, often around 12% to 15% per booking.

Basic service packages, which may include only the essential management tasks like listing creation and booking management, can be more affordable, starting at around 10% per booking. Additionally, property owners may incur extra fees for services such as cleaning, repairs, and interior design, which can be billed separately or included in the overall management fee structure. These fees help ensure that the property is well-maintained and attractive to potential guests, but they also add to the overall cost of managing the rental property.