8 rules for unincorporated Orange County, New York.
Verified from official government sources
Orange County NY has no countywide STR registration. Warwick, Highland Falls, and Woodbury regulate locally. Since March 25, 2025, NY State requires Airbnb/VRBO to collect 4 percent state sales tax plus local taxes and report quarterly under the Hochul STR law.
STR noise in Orange County NY is governed by each town and village noise ordinance. Typical quiet hours run 10 PM to 7 AM with lower dBA limits at night. The Town of Warwick STR permit system requires hosts to provide a 24/7 local contact for noise complaints and can revoke permits after 3 substantiated violations within 12 months.
Orange County NY imposes a 5 percent hotel and motel occupancy tax on stays under 30 days under Orange County Local Law. Short-term rental hosts must register with the Orange County Commissioner of Finance and remit quarterly. NY State sales tax of 8.125 percent (4 percent state + 4 percent county + 0.125 percent MCTD) also applies, and since March 2025 platforms like Airbnb/VRBO collect and remit state portions automatically.
STR parking rules in Orange County NY are set by town STR codes. Warwick requires 1 off-street space per bedroom with no on-street overnight parking allowed. Most towns prohibit STR guests from parking on lawns or blocking neighbor access in Newburgh, Middletown, and Goshen areas.
Typical Orange County NY town STR occupancy caps follow a formula of 2 guests per bedroom plus 2, not to exceed the NY Fire Code maximum. Warwick caps STRs at 10 total guests regardless of bedroom count. Septic system capacity (typically 2 persons per bedroom under 10 NYCRR Appendix 75-A) often controls the final limit in rural towns.
Warwick and several Orange County NY towns require STR operators to carry $1 million commercial liability insurance naming the town as additional insured. Proof required at permit application and renewal. Homeowner policies typically exclude STR use across Newburgh, Middletown, and Goshen.
Orange County NY has no countywide cap on STR rental nights, but several towns impose limits on non-owner-occupied rentals. Warwick allows unlimited nights for permitted STRs; Tuxedo and Woodbury have caps in the 90-180 night range for non-owner-occupied rentals. Hosts in Newburgh, Middletown, and Goshen should verify town zoning before assuming unlimited operation.
STR hosts across Orange County NY (Newburgh, Middletown, Goshen, Warwick, Port Jervis) must register with the Orange County Commissioner of Finance for bed tax purposes even when the host town has no STR permit. Town-level STR registrations are separate and in addition to the county filing. Failure to register for occupancy tax results in penalties up to 10% plus interest per NY Tax Law §1142.
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