MOUNT WASHINGTON VALLEY REAL ESTATE INSIDER
Your White Mountains STR Guide: Everything You Need to Know Before You Buy
Short-term rentals in the MWV are a real opportunity — if you know the rules, the market, and the money.
Updated April 20, 2026
We get a lot of questions about short-term rentals. And that makes sense. The Mount Washington Valley is one of New England's most beloved four-season destinations. Ski season, leaf-peeping, summer hiking, Diana's Bath, Storyland with the grandkids — the demand here is real and it's year-round. A lot of folks are eyeing a cabin in Conway or a condo in Bartlett and thinking: could this actually pay for itself?
The short answer is: sometimes, yes. But there's a lot to know first. In this issue we're breaking down exactly what STRs are, what the law actually says (including a landmark local court case you should know about), how each town governs rentals differently, and which neighborhoods are buzzing with Airbnb and VRBO activity right now.
Grab your coffee — there's a lot of good stuff in here.
Section 1...
Short-Term Rentals: What Exactly Are We Talking About?
A short-term rental (STR) is simply a residential property rented out for fewer than 185 consecutive days — think Airbnb, VRBO, or a private listing for ski weekends. That 185-day threshold is meaningful: it's the line New Hampshire uses to distinguish a transient rental (subject to the Meals & Rooms Tax) from a long-term tenancy.
The STR world sits at the intersection of real estate law, zoning ordinances, state tax code, and lender guidelines — each layer has its own rules. Here's what actually governs your rights and responsibilities in New Hampshire:
RSA 674:16 — Municipal Zoning Authority
This foundational statute grants New Hampshire municipalities the power to regulate land use through zoning. It is the reason STR rules differ so dramatically from town to town — Conway, Bartlett, Jackson, and Madison each craft their own rules under this authority. Read RSA 674 →
RSA 78-A — The Meals & Rooms (Rentals) Tax
Every STR operator in New Hampshire must collect and remit an 8.5% Meals & Rooms Tax on rental income. You must register with the NH Department of Revenue Administration before your first guest checks in. Airbnb and VRBO collect this tax on your behalf — but you are still legally responsible for registration and accurate recordkeeping.
NH DRA Meals & Rooms Tax Info → | Read RSA 78-A →
Pro tip: Even though Airbnb and VRBO collect the 8.5% M&R tax on your behalf, they do so under a platform-wide license — not specific to your property. If you're ever audited, you'll need your own registration records. Always register independently with the NH DRA. It takes about 30 minutes and it's free.
Town of Conway v. Scott Kudrick (Case 2022-0098, NH Supreme Court, May 2, 2023)
This is the big one for our area. The Town of Conway tried to ban non-owner-occupied STRs in residential zones. The NH Supreme Court ruled against them, finding that Conway's zoning ordinance did not expressly prohibit STRs. The court held that it's the occupants' use of the property that determines residential character, not the duration of stay. A landmark win for property owners across the Valley.
Union Leader coverage → | NH Municipal Association analysis →
Working Stiff Partners v. City of Portsmouth (172 N.H. 611, 2019)
A few years before Kudrick, the NH Supreme Court ruled the other way in Portsmouth — upholding that STRs were not permitted under Portsmouth's stricter zoning definitions. This established that exact ordinance language is everything, and prompted municipalities statewide to update their definitions. NH Bar Association analysis →
Conway Chapter 72 — Rental Property Permit Program (2023)
Conway launched its mandatory rental inspection and permitting program in September 2023. All rental properties — short- and long-term — must obtain a permit, pass a safety inspection based on RSA 48-A minimum housing standards, and renew every three years. Fines up to $1,000 per offense apply for non-compliance. Read Conway Chapter 72 →
Section 2...
Town Ordinances: Every Town Plays by Its Own Rules
Here's something we can't emphasize enough: in the Mount Washington Valley, your town's specific ordinance matters more than any state ruling. The Kudrick case opened the door for STRs in Conway's residential districts — but each surrounding town has written (or is actively writing) its own regulations, and they vary significantly.
Important: Town ordinances can and do change — sometimes with very little notice. Always verify the current rules directly with the town's planning or zoning department before making a purchase. What's true today may look different by the time you close.
Conway / North Conway
STRs are permitted in residential districts per the Kudrick ruling. Conway requires a rental permit under Chapter 72, a fire safety inspection, and compliance with RSA 48-A minimum housing standards. Permits expire every three years. No on-street parking is permitted for STR guests in North Conway. Chapter 72 →
Bartlett
Due to the wide variety of family-friendly activites close by, STR activity is heavy. Always verify whether a condo association imposes additional restrictions beyond town rules. Town of Bartlett →
Jackson
Jackson is one of the Valley's most popular STR destinations and has been deliberate about balancing tourism economics with residential character. Know the regulations before you buy. Town of Jackson STR info →
Madison / Albany / Eaton
These smaller towns have fewer active STR regulations generally, but zoning ordinances still apply and conditional use permits may be required. Fewer rules now does not mean no rules ever. Madison, for example, has a 30-day minimum "transient occupancy" guidelines. It's best to call the town for guidance. Town of Madison →
One more thing worth knowing: condo and HOA documents can be more restrictive than town ordinances. A property might be zoning-compliant but prohibited by its HOA bylaws from being rented short-term. Always request and read the full condo docs — including recent meeting minutes — before making an offer.
Section 3...
Other Important Considerations: Money, Mortgages & Management
Borrowing for a Second Home vs. an Investment Property
This is the part that trips people up more than almost anything else. How you intend to use the property directly impacts what kind of loan you'll qualify for — and what it'll cost you. We highly recommend talking with a mortgage broker before you get too serious about your vacation or investment property search.
Second Home Classification
To qualify as a second home with lenders and the IRS, you generally need to occupy the property for at least 14 days per year — or 10% of the days it's rented, whichever is greater. Second home loans typically require 10–20% down and carry rates roughly 0.5% above primary residence rates. Government-backed loans (FHA, VA, USDA) cannot be used for second homes. The upside: mortgage interest may be deductible. Ryan Despress, Mortgage Broker →
Investment Property Classification
If you plan to rent the property most of the year, lenders will classify it as an investment property. Expect 15–25% down, rates 0.5–0.75% higher than primary rates, a credit score of 700 or better, and cash reserves covering 2–6 months of payments. The upside: a wider range of expenses — maintenance, insurance, management fees, depreciation — may be deductible against rental income. Always consult a CPA before assuming deductibility. Hazel Gaudet, Loan Officer →
One thing we always tell clients: don't misrepresent your intended use to get a lower rate. Lenders use digital verification systems, and occupancy fraud is taken seriously. Be honest upfront — the rate difference rarely justifies the risk.
Managing Your STR: Resources for the Valley
Owning a rental in the MWV from out of state is very doable — but only if you have the right support system in place.
Local Property Management
Full-service local management maximizes occupancy and handles guest communications, maintenance dispatch, and compliance. Two strong local options: Indigo Properties (North Conway) for premium local service, and Vacasa for national platform reach. Ask us for referrals to independent managers we personally recommend. Be aware that turn-key, full-service, local management is the easy button — but can be costly.
Pricing & Revenue Optimization
Dynamic pricing tools like can adjust nightly rates based on demand, local events, and competitor pricing, for an additional fee. Foliage weekends and Presidents' Week ski season command premium rates — make sure you're capturing them.
Turnover & Housekeeping
Turnover reliability is a challenge STR owners in the Valley mention — especially during peak weekends when multiple properties turn over on the same day. Build your cleaning team before you need it. Local Facebook groups like "White Mountains NH Vacation Rental Owners" are surprisingly active and useful.
STR Insurance
Standard homeowner's insurance typically does not cover STR activity. You may need a short-term rental policy or rider — which is an additional cost. Airbnb's AirCover provides some host protection but is not a substitute for a standalone policy.
Section 4...
Local Market Pulse: Where Are the Hot Spots?
The Mount Washington Valley has been on the national radar for STR investors for several years now — four distinct demand seasons, reliable outdoor recreation, and a loyal visitor base from Boston, New York, and beyond. Here are the communities we watch most closely:
Jackson Village
The crown jewel of the Valley. Known for its iconic covered bridge, Jackson Ski Touring (the largest groomed cross-country network in the East), and proximity to Wildcat Mountain. Premium nightly rates, strong year-round demand, and fiercely loyal repeat guests. Prices are high and inventory is tight — when something comes up, it moves fast. Browse Jackson on VRBO →
North Conway Village & Intervale
The Valley's commercial hub — tax-free outlet shopping, walkable dining, Cranmore Mountain, and Cathedral Ledge. Intervale and Kearsarge offer quieter residential settings with trails out the back door. Strong summer and fall demand; the Saco River corridor draws a younger demographic of floaters and hikers. Browse North Conway on Airbnb →
Bartlett / Glen (Near Attitash)
The most affordable entry point for STR investors in the Valley — and arguably the busiest during ski season. Attitash Mountain Resort, Storyland, and Bear Notch Nordic trails make this a family magnet. Nordic Village and The Seasons offer turn-key condo options; always check HOA rental policies before purchasing. If the HOA has an in-house rental program, run it by your lender to confirm it qualifies for financing. Browse Bartlett on Airbnb →
Kearsarge / Redstone
Quieter Conway villages nestled between North Conway and the Presidential Range. Whitaker Woods trail access, a genuine neighborhood feel, and mountain views attract guests who want a local experience over a resort stay. Good value relative to Jackson or the village core — a hidden gem for buyers who do their homework.
Madison / Silver Lake Area
A quieter, lakeside alternative with a dedicated summer following. Silver Lake State Park draws families every July and August; properties here often have more land and privacy than in-town options. STR buyers in Madison, see above note.
Gorham & the Northern Valley
The up-and-coming sleeper pick. Gorham sits at the base of the Northern Presidentials and serves as the gateway to the Mt. Washington Auto Road, Great Glen Trails, and Wildcat Mountain. Also a growing hub for ATV and snowmobile enthusiasts. Prices remain accessible as demand grows from travelers seeking less-crowded alternatives.
A Note on Seasonality
The MWV has four genuine demand peaks — Presidents' Week ski season (February), summer hiking and Saco River season (July–August), fall foliage (late September–mid October), and the December holiday period. Shoulder months (March–April, November) are typically very slow. Build a realistic pro forma before you buy, and model the worst-case shoulder seasons. Most property managers will tell you to expect around 50% annual occupancy.
The Wrap
If you've made it this far, you're already more prepared than most buyers who come to us asking about STR properties in the Valley. That's a good thing — because the best opportunities here go to people who've done their homework.
We're happy to walk through any of this with you one-on-one. Whether you want to run the numbers on a specific property, get a referral to a local property manager, understand a town's current permitting process, or just have a conversation about whether an STR investment makes sense for your situation — reach out. That's exactly what we're here for.
Note: Nothing in this newsletter constitutes legal or financial advice. For tax and financial matters, please consult a CPA familiar with NH short-term rental rules. For legal questions, consult a NH real estate attorney.
Until next time — see you in the mountains.
Warmly,
Dan Batten | Your Mount Washington Valley Real Estate Expert
Phone: 603-259-4788 Email: Dan@TheNhAgent.com
Website: www.TheNhAgent.com Brokerage: Coldwell Banker Realty — Serving the Mount Washington Valley and Lakes Regions
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