North Conway, NH Airbnb & Short-Term Rental Regulations 2026

Regulation Overview

Gateway to the White Mountains and a year-round tourism hub (skiing, hiking, outlet shopping); a 2023 NH Supreme Court ruling confirmed STRs are permitted by right under Conway's zoning code, making this one of the more STR-friendly markets in the region.

The NH Supreme Court confirmed STRs are allowed by right in residential zones; the town's requirements are limited to annual registration, insurance, and a fire-safety inspection, with no cap or owner-occupancy rule found.

New Hampshire State Law

State preemption: No state preemption — RSA 674 grants land-use authority to towns, so STR regulation is purely local; 30+ NH towns have adopted their own STR rules or zoning definitions. A 2023 NH Supreme Court ruling (Town of Conway v. Kudrick) held that where a town's zoning ordinance does not expressly exclude transient use from its residential-use definition, STRs are permitted by right in that zone.

Statewide rules: No statewide STR registry or license exists. The only statewide instrument is the Meals & Rooms (Rentals) Tax (RSA 78-A) at 8.5% of gross rental receipts, applicable to any rental of fewer than 185 consecutive days, collected by the operator/platform and remitted to NH DRA.

Taxes: 8.5% state Meals & Rooms (Rentals) Tax on gross STR receipts; New Hampshire has no state sales tax.

2025–2026 legislation: Companion bills SB104 / HB109 (2025-2026 session) would limit municipalities' ability to ban or cap STRs and would mandate lodging-tax collection by platforms; as of the last recorded hearing (House Development Committee, March 18, 2026) no vote had been taken — status pending, not enacted.

North Conway Rules

Governing jurisdiction: Town of Conway (North Conway is its main village).

• A 2023 New Hampshire Supreme Court ruling (Town of Conway v. Kudrick) confirmed STRs are permitted by right in Conway's residential zones because the town's zoning definition doesn't exclude transient use or impose a duration requirement.
• Despite being legally permitted, the town still requires an annual Short-Term Rental Permit with proof of liability insurance and a fire department safety inspection.
• North Conway guest-vehicle parking must be accommodated entirely on the rental property, with no street parking allowed for guests.
• New Hampshire has no state sales tax, but STR operators must collect and remit the 8.5% state Meals & Rooms Tax on gross rental receipts.
• Statewide bills (SB104/HB109) that would further restrict towns' ability to regulate or cap STRs were still pending as of March 2026, not yet enacted.
• North Conway/Conway benefits from year-round demand (ski season plus summer hiking/outlet tourism), a rarer trait among Northeast vacation markets.

Not confirmed

We could not verify the following against a primary source. Confirm each with the jurisdiction before you rely on it:

• Exact permit fee amount for Conway's STR Permit was not published on available sources.
• Whether any numeric occupancy cap (vs. square-footage-based) applies.
• Whether the permit transfers on sale.

Buyer Due Diligence Checklist

Before you write an offer on a short-term rental here:

• Get a written determination from the governing jurisdiction for the specific parcel. Verbal guidance from anyone else is not diligence.
• Establish which jurisdiction governs — city, town, village and unincorporated county can differ sharply within a few miles.
• Ask whether an existing permit transfers on sale. In many markets it does not, and a listing marketed as a running short-term rental may convey nothing of the sort.
• Read the HOA or condo covenants during your inspection period. Private covenants bind even where the jurisdiction permits the use.
• Model revenue against the legal occupancy cap, not the bedroom count.

Frequently Asked Questions