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.
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 Tower, Trademark Collection by Wyndham — Midtown East
Un apart-hotel nel vero senso del termine, nel cuore di Midtown East — a 4 minuti a piedi dall'ONU e a pochi isolati dal Chrysler Building. Le 178 camere sono dotate di cucina completa con frigorifero e forno, microonde e wi-fi gratuito — tutto quello che serve per sentirsi davvero a casa. Fitness center 24 ore, bar, room service e servizio di concierge completano l'offerta. Una struttura solida e funzionale, ideale per chi vuole spazio, indipendenza e una posizione comoda per esplorare sia Midtown che la Lower Manhattan.
→ Browse all our New York residence hotels
Long stays in New York: luxury residences or extended stay hotels?
Not all stays are the same — and not every apartment-style option with a kitchen sits in the same price bracket. Before choosing, it's worth understanding the difference between two distinct categories that are often confused.
Luxury residences and apart-hotels — such as The Marmara Park Avenue, AKA Central Park, or The Beekman Tower — are designed for those who want apartment-style comfort without giving anything up: designer furnishings, 4- or 5-star hotel services, doorman, spa, restaurant, prime location. The right choice for couples, VIP travellers, or families who want a superior-quality stay with every comfort included. The price reflects all of this.
Extended stay hotels are a different category — not lesser, simply aimed at a different kind of traveller. These are properties designed for those staying a week or more, who want the practicality of their own kitchen to save on meals, and don't need every service a luxury hotel provides. Simpler rooms, reliable standards, breakfast often included, central locations. Perfect for families with children, groups of friends, or anyone travelling on a more considered budget.
Below are the extended stay properties we recommend in Manhattan — verified, well-located, and with a kitchen or kitchenette in every suite.
| Property | Brand | Neighbourhood | Kitchen | Breakfast | Best for |
|---|---|---|---|---|---|
| Radio City Apartments | Independent | Midtown | Kitchenette | No | Families, groups, flexible stays |
| Candlewood Suites | IHG | Times Square | Full kitchen | No | Maximum independence at lowest cost |
| TownePlace Suites | Marriott | Times Square / Chelsea | Kitchenette | Yes | Families, couples, 5–14 night stays |
| Residence Inn | Marriott | Times Sq / Central Park / Midtown East | Full kitchen | Yes | Long stays, families, professionals |
| Homewood Suites | Hilton | Midtown / Times Square | Full kitchen | Yes | Those wanting more space and a generous breakfast |
| Hyatt House | Hyatt | Chelsea / Flatiron | Full kitchen | Yes | Those wanting an authentic neighbourhood outside Midtown |
Radio City Apartments — Midtown Manhattan
A property with a genuine story: built in 1904, steps from Times Square, Broadway, and Radio City Music Hall. Studios, one-bedroom and two-bedroom apartments available, all with kitchenettes. An independent, practical, and well-positioned option — ideal for those who want flexibility without the constraints of a large chain. See availability →
Candlewood Suites Times Square — IHG
The most affordable option on this list — and the only one with a full kitchen at this price point. Studio suites with refrigerator, microwave, stovetop, and everything needed to cook independently. 24-hour fitness center, complimentary Wi-Fi, and a location steps from Penn Station, Madison Square Garden, and Broadway. Perfect for those who want maximum independence and prefer grocery shopping to paying restaurant prices every evening.
TownePlace Suites by Marriott — Times Square and Chelsea
Two Manhattan locations — Midtown and Chelsea — with the same formula: studio suites with kitchenette, complimentary American breakfast every morning, and a 24-hour fitness center. Clean, modern, reliable. The included breakfast is a genuine value for families. The Chelsea location is convenient for those wanting to explore the High Line, Hudson Yards, and the Meatpacking District.
Residence Inn by Marriott — Three Manhattan locations
Marriott's most established extended stay brand, with three Manhattan addresses: Times Square, Central Park, and Midtown East. Full kitchen in every suite, breakfast included, complimentary grocery delivery, and a fitness center. The most complete option in this category — ideal for stays of a week or more, families with children, or professionals on assignment.
Homewood Suites by Hilton — Midtown Manhattan Times Square
The most spacious of the chain options — studios, one- and two-bedroom suites with a full kitchen including stovetop, dishwasher, and refrigerator. Generous complimentary breakfast every morning, rooftop terrace, free grocery delivery, and on-site laundry. Three blocks from Penn Station, a short walk from Times Square and Broadway.
Hyatt House New York / Chelsea
The only property on this list outside Midtown — and for many travellers, that's exactly the point. Chelsea and the Flatiron District offer a more authentic, residential experience than the Times Square area. Suites feature full stainless steel kitchens with induction stovetop, dishwasher, and refrigerator; select rooms also include an in-room washer and dryer. Breakfast included, rooftop terrace with city views, 24-hour fitness center. A 7-minute walk from Penn Station with a subway stop right outside. An excellent choice for anyone who wants to explore Chelsea, the High Line, and the Flatiron on foot.
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