Nonprofit accounting in Southampton, NY

Southampton town requires a rental permit for any home rented for any period, with a 14 day minimum stay. Anything shorter is a prohibited transient rental. Permits last two years and are not transferable, which means a buyer of a rental house needs their own permit rather than inheriting the seller’s. That one catches people at closing. Advertising, listing or showing a house for rent without a permit in place can bring violations, suspension and a two year rental restriction. Processing takes roughly one to three weeks off season and two to four in summer, so it is not a last minute item.

The 2026 U.S. Open at Shinnecock Hills in June is the live local question. Southampton moved to temporarily relax its short term rental limits for the event, and neighboring Sagaponack waived its two week minimum for 12 to 23 June. Both of those rest on local reporting rather than on a code section we can point you to, so confirm the adopted resolution with the Town before you let anything.

The tax side is clearer. If you rent your home for 14 days or fewer in the year and you use it as a residence, the income can be excluded entirely under the section 280A rule, though no expenses are then deductible. At 15 days it becomes reportable rental activity with allocation between personal and rental use. For a single championship week, that distinction is usually the whole conversation.

The Peconic transfer tax applies at 2.5% across the town with the $400,000 improved residential allowance, again only where consideration is $2,000,000 or less. Zone 2 for MCTMT at 0.34%.