🎯 STRisker: Bulletin - Greenport, NY
A New Rulebook for Rentals: Greenport’s STR Overhaul Arrives Jan. 1
Greenport Hits Reset: A New Chapter for Short-Term Rentals
Greenport has officially hit the reset button on how short-term rentals will operate within the village, closing out years of back-and-forth discussions with a brand-new code aimed at blending tourism with local living.
In a 4–1 vote on Dec. 4 meeting, the Village Board approved a strategy that keeps rentals tied tightly to real homes and real community members—no investor-style, absentee setups allowed. Beginning Jan. 1, 2026, all short-term rentals must be part of owner-occupied or resident-occupied properties, with a new permit system rolling out right after the New Year.
What makes this code stand out is the choice not to set a minimum stay. While many East End municipalities limit weekend rentals, Greenport is taking a different path. Mayor Kevin Stuessi, the lone “no” vote, expressed concern about weekend-heavy activity, saying he favored a 14-day minimum. Still, the majority of the board felt the code matched the village’s current needs—and offered the flexibility to revisit it later if necessary.
The new law outlines three kinds of short-term rentals residents can apply for:
âś… Hosted STR, where the owner or a tenant stays on site during guest visits.
âś… Owner-Occupied STR, where an entire unit can be rented but the owner must live there part of the year.
âś… Resident STR, which applies to two-unit properties with an owner or tenant living in one unit full-time.
To keep things manageable, each person may only hold one STR permit, and rentals won’t be allowed in the Commercial Retail district. The village says the goal is clear: protect housing for full-time residents, prevent investor takeovers, and make sure the community stays livable, safe, and neighborly.
With the new system comes new fees. Annual short-term rental permits (defined as rentals under 30 days) will cost $750, while long-term rental permits will cost $250 for a two-year term. Owners will have 60 days from Jan. 1 to submit their applications, and all permits must be active within 120 days. Those who already have future bookings will need to provide documentation within the same 60-day window to ensure those stays are honored without penalty.
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Greenport also brought on a familiar face to oversee the transition. Kenneth Marulli, a former village employee, begins work Dec. 8 as a part-time code enforcement officer, and one of his top priorities will be managing STR paperwork and compliance. The board plans to revisit implementation details at its Dec. 18 work session, including the rollout of STR tracking software to help monitor activity.
Violations won’t be taken lightly. Penalties range from fines of $500 to $5,000 and could include suspension or a three-year ban from acquiring a permit.
In a final move, the board also voted to request state authorization to impose an occupancy tax on transient units, including short-term rentals. After years of debate, Greenport’s new plan is finally on the books, and the village is gearing up for a fresh, more accountable era of rentals.
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