Vacation Rentals in New York City: The Honest Guide for 2026
What Tourists Need to Know in 2026
Short-term rentals in NYC have been effectively banned for tourists since 2023. Here's what changed, what the risks are — and the apartment-style alternatives that actually work.
New York City is one of the most visited cities on the planet — and one of the strictest when it comes to short-term rentals. Since September 2023, renting an entire private apartment for fewer than 30 days is off the table for most visitors. What you still see listed on Airbnb, VRBO, or Booking.com is not what it appears to be. There are, however, elegant, fully legal alternatives that give you everything you were looking for — the space, the kitchen, the residential feel — without the risk. Here's the full story.
Can you rent an apartment in New York City as a tourist?
The short answer is: not in the way you're probably imagining.
Every year, hundreds of thousands of visitors search for vacation rentals in New York City or NYC apartment rentals for tourists — the idea of having your own private space, with a kitchen and room to breathe, is completely understandable. It's the most natural way to experience a city, especially for families or anyone staying more than a few days.
Until a few years ago, that was entirely possible. Booking a private apartment on Airbnb for a week or ten days in Manhattan was routine. That era is over. In January 2022, New York City passed Local Law 18, which came into full enforcement on September 5, 2023, and fundamentally changed the short-term rental market.
The practical reality: renting an entire apartment for fewer than 30 days is now illegal in residential buildings across New York City, with almost no exceptions. It doesn't matter which platform you use — Airbnb, VRBO, Booking.com, or anything else. Vacation rentals and holiday apartments, in the traditional sense, no longer exist in New York City.
If you're planning a stay of 3, 5, or 10 days and you're looking for something that feels like an apartment, this guide will help you understand exactly what changed — and where to find what you're actually looking for, legally and without unpleasant surprises.
What is Local Law 18 — and why does it matter to visitors?
Local Law 18 is the New York City municipal law that regulates short-term rentals. It is the most restrictive short-term rental legislation of any major American city, and its impact was immediate and dramatic.
Here is what the law requires, in plain terms:
- 30-night minimum for entire apartments: renting a whole apartment for fewer than 30 consecutive nights is illegal in residential buildings — known as "Class A" multiple dwellings, which covers virtually every apartment building in Manhattan and the other boroughs.
- Host must be present: for any stay of fewer than 30 nights, the permanent resident of the unit must be physically present throughout the entire stay. No exceptions.
- Maximum two guests: even in the rare cases where a short-term rental is technically legal, only two guests may be hosted at one time.
- Mandatory registration: hosts must register with the Mayor's Office of Special Enforcement (OSE) and obtain a unique registration number. Platforms are prohibited from listing unregistered properties.
- Fines and enforcement: penalties for violations can be substantial. In 2025, the city filed its first formal lawsuits under the law's enhanced penalty provisions.
The result? Airbnb listings in New York City fell from over 38,000 active listings at the start of 2023 to just over 3,000 by 2025 — a drop of more than 90%.
Note: a reform bill called Intro. 1107 was introduced in the City Council in late 2024 and would ease some of these restrictions. As of the date of this guide, the bill remains under review. We will update this page as soon as there are any concrete developments.
Does Airbnb still work in New York City?
Technically yes — but with restrictions so severe that, in practice, it's very difficult to find what most visitors are looking for.
What you'll actually find on short-term rental platforms in New York today falls into three categories:
- Rooms in shared apartments, where the host lives on the premises. You are not getting a private apartment — you are sharing someone's home.
- Apartments with a 30-night minimum, which fall outside the definition of short-term rental under the law and are therefore legal. But they're not a solution for a 5- or 10-day trip.
- Non-compliant listings, which still appear in small numbers and carry real risks: last-minute cancellations by the platform, complicated refunds, or — in the worst case — intervention by authorities.
The main risk for tourists is not a fine (which typically falls on the host, not the guest) but a sudden cancellation of your booking — sometimes just days before arrival — because the platform detected a non-compliant listing. With flights already booked and an itinerary in place, finding yourself without accommodation in New York is not a situation anyone wants to be in.
Our recommendation: if you're looking for a residential feel with your own kitchen and space, there are far safer options — and often considerably nicer ones.
The real alternative: luxury residence hotels in Manhattan
New York has a category of accommodation that has existed for decades and answers precisely what visitors are looking for when they think of an apartment: space, a proper kitchen, a home-like atmosphere, and a great address. They are called residence hotels or apart-hotels — and they are entirely legal, because they are classified as licensed hospitality establishments, not residential apartments.
These are not standard hotel rooms. They are suites with separate living areas, fully equipped kitchens, washers and dryers, and all the services of a luxury hotel — doorman, gym, concierge, room service — combined with the privacy and freedom of a private home.
For families, couples on longer stays, professionals on assignment, or simply anyone who wants to feel genuinely at home in one of the world's great cities, residence hotels are the smartest choice available.
At New York Welcome, we work with some of the finest properties of this kind in Manhattan. We know them personally, we've visited them, and we recommend them because we stand behind them — not because they're a standard product we resell.
Residence Hotels in Manhattan
Our favourite residence hotels in New York City
The Marmara Park Avenue — Midtown Manhattan
One of Midtown's most elegant addresses, in a landmarked 1927 building steps from Bryant Park and the New York Public Library. Suites feature full kitchens, bespoke furnishings, floor-to-ceiling windows, and access to a subterranean lap pool, Turkish hammam, and spa. The kind of place you arrive at for five days and quietly start wondering if you could live there.
The Marmara Manhattan — Upper East Side
Thirty-two floors of luxury residences in the heart of the Upper East Side, a few blocks from the Metropolitan Museum and Central Park. Suites range from studios to three-bedroom apartments, all with fully equipped kitchens and sweeping city views. For visitors who want to experience New York from a genuinely residential neighborhood — not the tourist corridor of Midtown.
AKA Central Park — Midtown West
Bright, generous suites a short walk from Central Park, Carnegie Hall, and Fifth Avenue. Stainless steel and marble kitchens, an on-site private cinema, and a personal trainer available on request. AKA is designed for extended stays but welcomes shorter visits — with all the comforts of a well-designed New York apartment.
Sonesta Simply Suites — Upper East Side
A more understated option, and all the more practical for it. Ideal for families or anyone who needs genuine space without sacrificing quality. Full kitchen, separate sleeping area, and a location that sits comfortably between Midtown and the Upper East Side's quieter residential streets.
The Beekman — Financial District
For visitors who want to experience the less obvious New York — the Financial District, Wall Street, the 9/11 Memorial, Brooklyn Bridge. The Beekman is a boutique hotel of enormous character, with spacious suites and a breathtaking atrium that belongs in an architecture magazine. Not an apart-hotel in the strict sense, but one of Manhattan's most distinctive addresses for anyone looking for something beyond classic Midtown.
→ Browse all our New York residence hotels
What to look for in a NYC residence hotel: a buyer's guide
If this is your first time considering this type of accommodation, here are the criteria we use when evaluating properties for our clients:
- A real kitchen, not a kitchenette: the difference between a fully equipped kitchen and a microwave with a hotplate is significant — particularly for families or stays of more than a few nights. Always confirm there is a proper stovetop, oven, refrigerator, and cookware.
- Separate living and sleeping areas: a true living room separate from the bedroom makes an enormous difference to comfort, especially with children or on stays of four nights or more.
- Neighbourhood: Midtown is convenient for the major tourist sights, but the Upper East Side and Upper West Side offer a more authentic, residential experience. The Financial District is ideal for anyone focused on Lower Manhattan.
- Services included: 24-hour doorman, gym, in-building laundry, high-speed Wi-Fi — details that matter significantly on a longer stay.
- Minimum stay flexibility: some residence hotels require a minimum of 7 or even 30 nights. Always verify before booking.
Residence Hotels in Manhattan
Frequently asked questions about renting in New York City
Is Airbnb legal in New York City?
Airbnb as a platform is legal, but the options available to tourists are extremely limited. Since September 2023, renting an entire apartment for fewer than 30 days is illegal in residential buildings across New York City. What remains on Airbnb are primarily rooms in apartments where the host is present — not a private apartment to yourself.
Can I rent a whole apartment in NYC for a week?
Not legally. Local Law 18 prohibits the rental of entire apartments for fewer than 30 days in residential buildings, unless the permanent resident is physically present throughout the stay. If you're looking for apartment-style accommodation for a week, residence hotels such as the Marmara or AKA Central Park are the most appropriate solution.
What happens if I book a non-compliant Airbnb in New York?
The main risk to the guest is not a fine — which typically falls on the host — but a sudden cancellation of the booking, sometimes only days before arrival, when the platform identifies a non-compliant listing. With flights booked and plans confirmed, losing your accommodation at short notice is a serious problem. We always recommend verified, certified properties.
What is Local Law 18?
Local Law 18 is a New York City municipal law passed in January 2022 and enforced from September 2023. It requires short-term rental hosts to register with the Mayor's Office of Special Enforcement, mandates that the permanent resident be present throughout any stay of fewer than 30 days, caps guests at two per stay, and effectively bans the rental of entire apartments for fewer than 30 nights. Since enforcement began, Airbnb listings in NYC dropped by over 90%.
Are there apartment-style rentals for tourists in New York?
Yes — but they are found in residence hotels and apart-hotels, not on Airbnb. Properties such as the Marmara, AKA Central Park, and others we work with offer suites with full kitchens, separate living areas, and all the services of a luxury hotel. It is the legal option — and often the more comfortable one.
What is a residence hotel in New York City?
A residence hotel is a licensed hospitality property — legally permitted for short stays — that offers apartment-style suites with fully equipped kitchens, separate living areas, and a more domestic atmosphere than a standard hotel room. Ideal for families, multi-night stays, or anyone who simply doesn't want to feel like they're in a hotel.
Is renting an apartment cheaper than a hotel in New York?
Not necessarily — and since Local Law 18 came into force, often the opposite is true. The few short-term rental options that remain in New York tend to be more expensive than before, with less availability and fewer protections. Quality residence hotels offer an excellent space-to-value ratio, particularly for families or groups who need more than one sleeping area or a proper kitchen.
How do I book a residence hotel in New York through New York Welcome?
Simply get in touch with your dates, group size, and the kind of experience you're looking for. We select the right property for you, handle the booking, and integrate it into your full New York stay — private tours, transfers, bespoke experiences. One point of contact for everything.
→ Get in touch to start planning your stay