Several Nassau County villages restrict short-term rentals to a host's primary residence, prohibiting investor-owned whole-home STRs. Nassau County itself imposes no primary-residence rule, but the County Hotel/Motel Tax registry treats non-primary STRs as commercial lodging.
Long Beach, Hempstead, and parts of North Hempstead limit STRs to dwellings the owner occupies as their primary residence for at least 183 days per year. Investor-owned, second-home, and LLC-held properties cannot register as STRs in those municipalities and are pushed into the long-term rental market or hotel licensing tracks. The pending NY statewide STR registry (A8284) would require hosts to attest to primary residency on registration. Nassau County's role is limited to hotel-tax collection and Sanitary Code food-service oversight.
Operating a non-primary STR in restricted villages produces zoning violations, daily fines $500 to $2,000, removal from booking platforms after takedown notices, and disgorgement of unpaid hotel-tax revenue to the County Treasurer.
Nassau County, NY
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See how Glen Cove's primary-residence-only rule rules stack up against other locations.
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