Airbnb & VRBO Performance in Westport Massachusetts.

Short-Term Rental Regulations in Westport, Massachusetts for 2024

Current Status and General Regulations

• Prohibition: As of 2024, short-term rentals (rentals 31 days or less) are not permitted in Westport due to the rejection of a proposed zoning amendment at the 2024 Town Meeting.

Proposed Regulations (If Amendment Were to Pass)

Registration and Compliance

• Annual Registration: Owners must register their short-term rentals annually with the Building Department.
• State Registration: Operators must register with the Massachusetts Department of Revenue and obtain a Certificate of Registration for each property.
• Insurance and Taxes: Hosts must carry insurance and pay a 5.7% state excise tax, plus a 6% local excise tax, totaling 11.7%.

Operational Requirements

• Guestroom Requirements: Guestrooms must be provided within a legal dwelling unit.
• No Subletting: No tenant or lessee shall let or sub-let a short-term rental.
• Compliance with Codes: Owners must adhere to applicable rules, regulations, and codes of the Commonwealth of Massachusetts and Town of Westport.

Restrictions

• Affordable Housing: Dwelling units designated as affordable or income-restricted cannot be used as short-term rentals.
• Residential Use Only: Short-term rentals are for residential uses only; commercial uses are not permitted.
• Minimum Rental Period: In Residential/Agriculture Districts, short-term rentals must be for a period of at least one week.

Parking and Zoning

• Sufficient Parking: Sufficient parking must be provided on the property or along the property frontage if street parking is allowed.
• Zoning Board of Appeals: The Zoning Board of Appeals may waive certain standards by special permit if no adverse impacts are demonstrated.

Enforcement

• Violation Provisions: Violations of the bylaw are subject to non-criminal disposition, with each day of noncompliance considered a separate offense.
• Negative Findings: Short-term rentals with three or more negative findings within six months may face additional enforcement actions.

Additional Considerations

• Community Survey: The Planning Board has conducted a survey to understand community preferences for short-term rentals, which will help shape future zoning amendments.
• Local Excise Tax: Westport has opted to impose a 6% local excise tax, in addition to the state tax.

Top Neighborhoods for Airbnb Revenue in Westport, Massachusetts

1. Westport Harbor and Surrounding Areas

• Appeal: Guests are drawn to the proximity to Westport Harbor, which offers easy access to waterfront activities, local restaurants, and shops. Properties like the "Beach Home – Family Friendly - Solar Powered" and "Mermaid Cottage" are highly rated for their location, cleanliness, and family-friendly amenities.

2. East Branch of the Westport River

• Appeal: This area is popular due to its serene and private beaches, such as the neighborhood's private beach on the East Branch of the Westport River. The "Koselig Cabin on the Farm Coast of New England!" is a favorite among guests for its cozy atmosphere, proximity to Buzzards Bay Brewery and Westport Rivers Winery, and a short walk to the private beach.

3. Horseneck Beach Area

• Appeal: Horseneck Beach is a major attraction, and properties like the "Beach Home – Family Friendly - Solar Powered" and "Mermaid Cottage" are in high demand due to their close proximity to the beach. Guests appreciate the spacious layouts, outdoor amenities such as decks and fire pits, and the family-friendly environment.

4. Central Village and Westport Point

• Appeal: This area is appealing for its central location, allowing easy access to galleries, shopping, Bayside restaurants, and the Seafood Market at the Town Wharf. Properties like "Mermaid Cottage" and "Waterfront- 3 Bedroom Home on Westport Point" are favored for their convenience and scenic waterfront views.

5. Brithaven Farm and Surrounding Rural Areas

• Appeal: Guests seeking a more secluded and natural experience are attracted to properties like "Brithaven Farm," which offers privacy, expansive fields, woods, and meadows. The proximity to East Beach and the Allen's Pond Wildlife Sanctuary adds to the appeal.

These neighborhoods are highly sought after due to their unique blend of natural beauty, local amenities, and the comfort and convenience they offer to guests.

Creating an Inviting Airbnb in Westport, Massachusetts: Design and Furnishing Tips

Entryway and First Impressions

• Ensure the entryway is welcoming and thoughtfully designed to make a positive first impression. Add elements like a cozy rug, a small console table, and some decorative pieces that reflect the local coastal or historic theme.

Lighting

• Incorporate multiple lighting sources, including overhead lighting, lamps, and dimmer switches to provide guests with control over their environment. Secondary lighting such as table lamps, floor lamps, and reading lamps can create a warm and inviting atmosphere.

Living Room

• Design the living room to facilitate conversation and comfort. Include a coffee table for guests to use while watching TV or working, and ensure there is enough seating for all guests. Consider adding a pouf or additional seating options.
• Use soft, clean blankets and plush pillows to enhance the comfort and luxury of the space.
• Ensure each guest has a place to put their drinks and other items with well-placed occasional tables.

Dining Area

• Make sure there is enough seating at the dining table to accommodate all guests. Avoid using rugs under the dining table to prevent them from getting worn out quickly.
• Opt for a dining setup that encourages social interaction and comfort.

Bedroom

• Provide high-quality bedding and offer extra layers of bedding stored in the closet for guest convenience. Use different fill options for pillows to cater to various preferences.
• Include bedside tables and lamps for each guest, and consider adding USB ports or wireless charging features.
• Install blackout shades to cater to different sleep preferences.

Bathroom

• Ensure there are hooks in the bathroom for guests to hang their towels and other items. Use heavy-duty anchors to secure the hooks.

Outdoor Spaces

• If your property includes outdoor spaces, make them inviting by adding a BBQ area, outdoor shower, fire pit, and comfortable outdoor furniture. These amenities are highly valued in Westport, especially for family-friendly rentals.

Local Aesthetic

• Reflect the local coastal and historic character of Westport through your decor. Use beachy, coastal aesthetics such as nautical themes with navy and white color schemes, rustic wooden accents, and light, airy furnishings paired with antiques.

Additional Amenities

• Consider adding unique features such as a cozy fireplace for cooler months, and ensure the kitchen is fully equipped for easy meal preparation.
• Provide a full-length mirror and ample storage options, including hooks in various rooms, to keep the space organized and convenient for guests.

Guest Experience

• Design the space with the guest experience in mind. Ensure there are enough fans and temperature control options to make the stay comfortable. Add touches like white noise machines or fans for better sleep quality.
• Create a welcoming atmosphere by using thoughtful design elements that encourage relaxation and comfort.

Discovering Westport, Massachusetts: Local Attractions and Insider Tips

Must-Visit Attractions

Beaches and Coastal Areas

• Horseneck Beach State Reservation: A two-mile stretch of beach with dramatic dunes and stunning ocean views. It's a popular summer destination and home to the piping plover during the summer months.
• Gooseberry Island: Located at the eastern end of Horseneck Beach, offering spectacular ocean views and a historical significance with a coastal defense installation from World War II.

Nature and Wildlife

• Allens Pond Wildlife Sanctuary: A great spot for nature walks and wildlife observation.
• Camara Conservation Area: A 43-acre mixed hardwood forest and freshwater area with trails and a glacial erratic to explore.
• Westport Town Farm: A 40-acre preserve with a farmhouse, barn, and colonial stone walls. It offers a mile-long loop trail with views of the tidal river and salt marsh.

Historical Sites

• Handy House: A Colonial house built in three distinct stages between 1710 and 1825, showcasing architectural trends in southern Massachusetts. Open on Saturdays during the summer.
• Westport Point: A historic area with old homes under the control of the Historical Society, a dock, fishing boats, and a new restaurant with great views and live music.

Activities and Adventures

• Osprey Sea & Surf Adventures: Offers kayaking, canoeing, and stand-up paddleboarding experiences along the safe waterways of the East Branch of the Westport River. They also organize camps, tours, and lessons.
• Westport Rivers Vineyard & Winery: Known for its wine tastings and summer concert series. A great place to enjoy local wine and family-friendly events.

Dining and Entertainment

• Back Eddy: A restaurant situated on a pier overlooking Westport Harbor, known for its delicious food, beautiful views, and live music. Reservations recommended, especially during summer.
• Bayside Restaurant: Offers great views, an outdoor patio, and a variety of food options. Family-friendly and a good spot for kids.
• 10 Cousins Pizza: A popular pizza place with outdoor seating and a quick, easy dining experience.
• Buzzards Bay Brewing: Part of the same family as Westport Rivers, offering great views, various events, and activities for kids.

Insider Tips

Local Favorites

• Bittersweet Farms: A venue for weddings and other events, with a tavern downstairs. A great spot for a more laid-back atmosphere.

Community Events

• Summer Concert Series at Westport Rivers Vineyard & Winery: Enjoy live music, picnic areas, and local wine on Friday nights during the summer.

Exploring the Area

• Drive to Westport Point: Take a scenic drive down to the tip of Westport Point to see historic homes and enjoy the local restaurant and fishing boats.

Seasonal Activities

• Butterfly Garden at Allens Pond Wildlife Sanctuary: A delightful spot during sunny summer days.

By sharing these attractions and insider tips, you can help your Airbnb guests make the most of their visit to Westport, Massachusetts.

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

Operating a successful short-term rental business in Westport, Massachusetts, involves navigating local regulations and ensuring a seamless guest experience. Here are some practical tips:

Noise Regulations and Quiet Hours

Inform your guests about the quiet hours and noise regulations to avoid any potential issues with 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. This manual should also outline the rules and regulations specific to Westport, such as the prohibition on commercial events and the minimum stay requirements.

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 and ensure that guests have all necessary access codes.

Parking Instructions

Include detailed parking instructions with photos in your house manual. Given that sufficient parking is a requirement in Westport, ensure that guests know where to park and that the parking spaces meet the local regulations.

By adhering to these tips, you can enhance the guest experience, comply with local regulations, and maintain a positive reputation for your short-term rental business in Westport, Massachusetts.

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

House Cleaning Services in Westport, MA

Southcoast Cleaning Company

• Offers residential, commercial, and post-construction cleaning services.
• Provides meticulous cleaning of bathrooms, bedrooms, living rooms, and kitchens.
• Known for affordable, reliable, and trusted cleaning services with a 15-year heritage.

Mary Ann's Cleaning Service

• Locally owned and operated, offering personalized cleaning services.
• Services include home cleaning, housekeeping, maid service, commercial office cleaning, and more.
• Offers recurring service packages (weekly, monthly, biweekly) and uses high-quality, non-toxic products.

The Maids Westport MA

• Utilizes a team of four maids for comprehensive cleaning.
• Each team member has a specialized cleaning function, and the team is supervised by a working team leader for quality assurance.
• Fully screened employees and a high customer satisfaction rate.

For additional options, you can also check listings on Care.com, which includes various local house cleaning services with different rates and experiences.

Short-Term Rental Management Fees in Westport, Massachusetts

In Westport, Massachusetts, the fees for managing short-term rentals can vary significantly, typically ranging from 10% to 30% of the rental revenue, depending on the level of service provided. Full-service management, which includes comprehensive services such as guest communication, marketing, and maintenance, tends to be on the higher end of this spectrum, often around 20% to 25% of the rental income.

Basic service packages, which may only include essential management tasks, can be less expensive. Additionally, hosts may incur extra fees for services like cleaning, repairs, and design enhancements. For instance, some management companies charge a separate cleaning fee that is passed on to the guests, while others may include it in their overall management fee.

Local regulations also play a crucial role, as hosts must comply with state and local taxes, which in Westport total 11.7% (5.7% state excise tax and 6% local excise tax). Understanding these fees and regulations is essential for hosts to ensure compliance and maximize their rental income.