East Hampton Township
East Hampton Township requires all STR operators to register and obtain an annual permit. Key restrictions include minimum rental periods (typically 14 consecutive nights in residential zones), owner-occupancy requirements for certain permit categories, and increased enforcement since 2022. Properties in flood zones face additional compliance requirements.
Southampton Township
Southampton Township operates a separate permit system. Village boards within the township can pass additional local rules stricter than the township baseline. Southampton Village itself has among the most restrictive STR rules on the East End.
Montauk
Montauk operates under East Hampton Township rules but has historically had a more permissive culture given its commercial and tourism character. The STR market is the most active on the East End. Township-level permit requirements apply and enforcement has become more consistent in recent years.
Shelter Island
A separate township with its own STR rules. Verify independently for any Shelter Island property - do not assume East Hampton or Southampton township rules apply.
Analyst note: Any buyer building STR income into an acquisition model must verify the current regulatory status of the specific parcel - not the hamlet's general reputation, not last year's rules. Retain local counsel who specializes in East End STR compliance.
What to Verify Before Closing
- Current STR permit status for the specific parcel
- Applicable minimum night requirement for the zoning district
- Any owner-occupancy requirements
- Village-level rules if the property is within an incorporated village
- HOA or private association restrictions