Airbnb & VRBO Performance in Rockport Massachusetts.

Short-Term Rental Regulations in Rockport, Massachusetts for 2024

Registration and Insurance

• Operators of short-term rentals must register their property with the state through MassTaxConnect, even if the property is rented for 14 days or fewer per calendar year.
• Homeowners must maintain a minimum of $1 million in liability insurance to cover the rental home.

Taxation

• A state tax of 5.7% is imposed on short-term rentals (rentals of 31 days or less).
• An additional local tax of up to 6% may apply if the property is located in Rockport.
• A community impact fee of up to 3% can be charged if the homeowner owns more than one rental property in the same town or is renting an owner-occupied 2 or 3 family house on a short-term basis.

Zoning and Rental Duration

• Proposed zoning changes may prohibit short-term rentals, requiring a minimum rental duration of at least 30 days. These changes are subject to approval at the Town Meeting.

Exemptions

• Homeowners are exempt from paying the tax if they rent their home for 14 days or fewer per calendar year, but they must still register the property and provide insurance.

Additional Requirements

• A Home Occupation Permit may be required to rent rooms in a house, with a fee of $75 and an application available online.
• Compliance with local zoning laws, which may restrict the ability to rent certain properties on a short-term basis.

Tax Collection and Remittance

• Taxes must be collected from occupants and remitted to the state by the 30th of the month for the previous month's taxable rentals.

Consumer Protection

• Hosts must comply with various consumer protection regulations, including providing adequate consumables and ensuring the home is guest-ready for every reservation.

Top Neighborhoods Generating Airbnb Revenue in Rockport, Massachusetts

1. Bearskin Neck

• Appeal: Bearskin Neck is a highly sought-after area due to its central location in downtown Rockport. Guests love the proximity to beaches, unique shops, fine dining, art galleries, and the iconic Motif No. 1. Rentals here, such as the "Harbor Retreat" and "Rockport Sail Loft," offer stunning harbor and ocean views, making it an ideal spot for those seeking a vibrant seaside experience.

2. Downtown Rockport

• Appeal: The heart of downtown Rockport is another lucrative area for Airbnb rentals. Guests appreciate the easy access to various amenities, including the Shalin Liu Performance Center, kayak rentals, walking paths, and numerous restaurants. Properties like the "Loft in Rockport" and "Harbor Place" are favorites due to their bright, renovated spaces and prime locations.

3. Old Garden Beach Area

• Appeal: This area is popular for its family-friendly atmosphere and close proximity to Old Garden Beach. Rentals such as the "New South End Home" and "Charming Toe-Hold" offer spacious accommodations, multiple bedrooms, and amenities like decks and fenced yards, making them perfect for families and larger groups.

4. Rockport Harbor

• Appeal: The Rockport Harbor area attracts guests with its serene and picturesque views of the harbor and the Atlantic Ocean. Properties like "Harborside Oasis" and "Old Harbor" are highly rated for their open-floor plans, large decks, and easy access to water activities and local attractions.

5. Historic District

• Appeal: The Historic District of Rockport is appealing due to its historic charm and convenient location. Guests can enjoy large suites with private entrances, screened porches, and grilling areas, all within a short walk to beaches, shops, and the Shalin Liu Performance Center. The "Large Suite in the Historic District" is a prime example of this type of rental.

These neighborhoods are highly appealing to guests due to their combination of scenic views, central locations, and easy access to a variety of local amenities and activities.

Tips for Furnishing and Designing an Inviting Airbnb in Rockport, Massachusetts

Emphasize Local and Coastal Aesthetics

• Incorporate nautical themes, rustic furnishings, and beachy, coastal aesthetics to reflect Rockport's maritime and coastal charm. Use navy and white color schemes, rustic wooden accents, and light, airy furnishings to create a relaxing atmosphere.

Ensure Comfortable and Functional Spaces

• Provide comfortable outdoor spaces such as gardens, patios, or decks where guests can enjoy the coastal views and fresh air. This is particularly important in Rockport, where outdoor activities are a major draw.

Invest in High-Quality Furnishings

• Use high-quality, stylish furniture that creates a welcoming atmosphere. Modern decor and comfortable bedding can make a significant difference in guest satisfaction and encourage positive reviews and repeat bookings.

Optimize Lighting

• Include a mix of overhead and secondary lighting options such as lamps, floor lamps, and table lamps. This allows guests to adjust the lighting to their preference and creates a cozy ambiance.

Provide Adequate Seating and Dining

• Ensure there is enough seating for the number of guests the property can accommodate, both in the living room and around the dining table. This is crucial for creating a comfortable and functional space.

Add Practical and Stylish Touches

• Install hooks in various areas of the property (living room, bedroom, bathroom) using heavy-duty anchors to allow guests to hang their belongings conveniently.

Incorporate Local Artwork and Decor

• Modernizing decor and incorporating local artwork can attract discerning guests who value aesthetics and authenticity. This helps in creating an emotional connection and making guests feel at home.

Focus on Kitchen and Dining Amenities

• Ensure the kitchen is fully equipped for meal preparation, as this is a highly valued amenity. A well-appointed kitchen can enhance the overall guest experience.

Consider Seasonal Comforts

• Provide amenities like cozy fireplaces for cooler months and fans or air conditioning for warmer months to ensure guest comfort throughout the year.

Maintain Cleanliness and Organization

• Ensure the property is clean, tidy, and well-organized. This includes providing enough pillows, towels, and other essentials to make the stay comfortable and convenient.

Highlight Unique Features

• If the property has unique features such as exposed beams, historical elements, or waterfront views, highlight these in the design and decor to create a memorable and authentic experience for guests.

Discovering Rockport, Massachusetts: Local Attractions and Insider Tips

Area Attractions

Rockport

• Bearskin Neck: A picturesque peninsula with colorful shops, cafes, and restaurants. Enjoy the ocean views and walk along the breakwater.
• Motif No. 1: A famous red fishing shack, often painted and photographed. Located near Bradley Wharf, it's a must-visit landmark.
• The Headlands: A small park offering stunning views of the water, Motif No. 1, and Rockport Harbor. Access it via Mount Pleasant Street and Atlantic Avenue.
• Halibut Point State Park: Explore 67 acres of scenic hikes, rugged coastline, and an old quarry with panoramic views. Learn about its World War II history and granite industry.
• Rockport Art Association: One of the oldest and most active art organizations in the country, featuring numerous galleries and exhibitions.
• The Paper House: A unique house made from wood and over 100,000 recycled newspapers, located at 52 Pigeon Hill Street.
• Rockport Music/Shalin Liu Performance Center: A state-of-the-art performing arts facility with various concerts and events.
• Local Quarries: Swim in abandoned granite quarries like Steel Derrick Quarry, Johnson’s Quarry, Carlson’s Quarry, and Flat Ledge Quarry, perfect for hot summer days.

Nearby Towns

• Gloucester
• Beauport, Sleeper-McCann House: A historic house museum with stunning views and architectural interest.
• Cape Pond Icehouse: A historic icehouse turned museum.
• Dog Bar Breakwater at Eastern Point: Scenic views and a historic breakwater.
• Gloucester Maritime Heritage Center: Learn about Gloucester's maritime history.
• Hammond Castle: A medieval-style castle with unique architecture and history.
• Whale watching: Take a tour to spot whales in their natural habitat.
• Essex
• Essex River Cruises: Enjoy narrated cruises along the Essex River, offering food, drinks, and private charters.

Insider Tips

• Dining:
• My Place by the Sea: Enjoy a cocktail and meal on the deck overlooking the water, but be prepared for same-day reservations only.
• The Lobster Pool: Savor fresh seafood at this local favorite.
• Bean and Leaf Café: A cozy spot for coffee and light bites.
• Shopping:
• Bearskin Neck Shopping: Explore the variety of shops, cafes, and restaurants along this charming peninsula.
• Rockport Art Association: Visit for art exhibitions and local artisan works.
• Activities:
• North Shore Kayak: Rent kayaks or bicycles and take guided tours.
• Pirate Ship Charters: Go on a themed boat tour for a fun family outing.
• Rockport Trolley/Park and Ride: Use the seasonal trolley service for convenient transportation around town.
• Scenic Cruises: Take a boat tour from Tuna Wharf on Bearskin Neck to see harbor seals, cormorants, and historic lighthouses.
• Hidden Gems:
• Dogtown Common: Hike the trail with inspirational sayings etched into massive boulders and explore the historic area.
• Thacher Island: Visit the island with twin lighthouses and a rich history, including shipwrecks and notable residents.

Additional Tips for Guests

• Getting Around: Rockport is easily accessible by car, train, or sea. Use the Rockport Trolley/Park and Ride service during the season for local transportation.
• Seasonal Activities: Check the local event calendar for seasonal activities like the Summer Concert Series in Stage Fort Park, Gloucester, and the St. Peter’s Fiesta.
• Local Culture: Rockport is known for its artistic community. Engage with local artists through workshops or classes offered by the Rockport Art Association.

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

To ensure a successful and compliant short-term rental business in Rockport, Massachusetts, several practical tips are essential:

Noise Regulations and Guest Communication

Inform guests about quiet hours and local noise regulations to avoid any potential issues. This can be included in a digital and physical house manual, which should also cover other important house rules and local laws.

Comprehensive House Manual

Create a detailed house manual that includes instructions on how to use appliances, Wi-Fi passwords, and other essential information. This manual helps guests navigate the property smoothly and reduces the likelihood of misunderstandings.

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 access the property, along with photos of the entrance and any specific steps required.

Parking Instructions

Include detailed parking instructions with photos in the house manual to ensure guests know where and how to park their vehicles. This helps prevent parking issues and ensures a smooth arrival experience.

By adhering to these tips, you can enhance guest satisfaction, comply with local regulations, and maintain a well-managed and profitable short-term rental business in Rockport, Massachusetts.

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

House Cleaning Services

Marly's Cleaning Services Inc.

• Offers standard house cleaning, including baseboards, floors, dusting, kitchens, and bathrooms.
• Provides add-on services such as window washing, oven cleaning, and laundry.
• Specializes in turnover cleanings, post-construction cleanings, and deep cleanings.

The Maids Rockport MA

• Provides thorough house cleaning using the 22-Step Healthy Touch® Deep Cleaning System.
• Uses environmentally friendly cleaning supplies and HEPA filtration vacuums.
• Focuses on detailed cleaning and ensures a healthier, cleaner home.

Other Resources

Care.com

• Lists various local housekeeping providers in Rockport, MA, allowing users to compare rates, reviews, and experience.

Angie's List

• Provides reviews and ratings for house cleaners in Rockport, MA, helping users pick the right service.

Short-Term Rental Management Fees in Rockport, Massachusetts

In Rockport, Massachusetts, managing a short-term rental property can incur management fees that typically range from 10% to 30% of the rental revenue, depending on the level of service provided. Full-service management companies, which handle comprehensive tasks such as guest communication, marketing, and maintenance, usually charge fees on the higher end of this spectrum, often starting at around 15% to 20% of the revenue.

Basic services, which may include only essential management tasks like booking management and guest screening, can be less expensive, sometimes starting as low as 10%. Additionally, property owners may incur extra fees for services like cleaning, repairs, and professional design or furnishing of the rental property. These fees are usually billed separately and can vary based on the specific needs and location of the property.