Thinking about listing your River Vale home on Airbnb or VRBO? You are not alone. Many homeowners want flexible income without surprises. The challenge is that short-term rental rules can be confusing and differ from town to town.
In this guide, you will learn how River Vale treats short stays, what New Jersey taxes require, how nearby towns handle short-term rentals, and the steps to take before you list. Let’s dive in.
River Vale rules: what the code suggests
River Vale’s zoning code focuses on single-family residential use. The permitted-use sections read like a traditional long-term housing framework, not transient lodging. You can review the core use language in the township’s code to see how it defines residential use and permitted activities in each district. River Vale’s eCode page is the place to start.
There does not appear to be a dedicated short-term rental licensing program in River Vale’s online code. That absence does not automatically make STRs legal. In many New Jersey towns, using a home for frequent short stays can be treated as a non-residential or incompatible use under zoning, which can trigger enforcement if complaints arise.
What this means for you
If you rent your home for short stays, the township could treat it as a use that conflicts with residential zoning. That can lead to code or nuisance enforcement tied to noise, parking, trash, or occupancy. Even if the town does not issue STR permits, state tax rules may still apply to your bookings. Review the New Jersey Division of Taxation guidance before accepting your first guest. Start with the Division’s page on transient accommodations and filings for sales tax and the hotel and motel occupancy fee: NJ Division of Taxation overview.
New Jersey taxes on short stays
New Jersey generally taxes charges for transient accommodations. If you host, you may need to register at least 15 business days before your first rental and file ongoing returns for sales tax and the state occupancy fee. The Division’s site explains how to register and the forms you may need, including ST-50 and HM-100. See the Division’s overview here: Registering and remitting for transient accommodations.
Whether a marketplace collects and remits for you depends on how bookings are processed and whether the unit is considered professionally managed. The Division’s guidance details when marketplaces collect, when hosts must collect, and when exemptions apply. For definitions and examples, review Taxes imposed on transient accommodations.
Nearby towns: examples to note
Short-term rental rules vary widely across Bergen County. Here are three examples that show the range of approaches.
Edgewater: clear prohibition with fines
Edgewater expressly prohibits using a dwelling as a short-term rental and sets steep, escalating penalties for violations. This is a direct ban model. See the borough’s code: Edgewater short-term rental prohibition.
Upper Saddle River: strict controls
Upper Saddle River adopted an ordinance that restricts short-term home and amenity rentals. The findings and operating rules reflect a strict stance, including limits on rentals under a set number of days. Review the ordinance text: Upper Saddle River short-term rentals.
Hillsdale: amenity rentals ban
Hillsdale targeted the short-term rental of amenities like pools and courts. Even without a full STR program, the town regulates niche uses. Read the ordinance: Hillsdale amenity rental rules.
These nearby examples show a patchwork. Some towns ban STRs, others license them, and many rely on general zoning and nuisance laws. Always confirm current rules before you buy, sell, or host.
Step-by-step checklist for River Vale owners
- Read the local code. Check permitted uses and definitions for your zoning district in River Vale’s eCode.
- Ask the Township Clerk and Zoning or Code Enforcement whether short-term rentals are permitted, whether a certificate of occupancy is required, and how complaints are handled.
- Review private restrictions. HOAs and condo master deeds can forbid STRs or require approvals, separate from municipal rules.
- Confirm state taxes. Determine if you must register and file, and whether your marketplace collects and remits for you. Start here: NJ transient accommodations tax guidance.
- Check insurance. Get written confirmation that your policy covers short-term rentals, or add coverage that does.
- Document compliance. Keep records of inspections, tax registrations, insurance, and a local contact who can respond 24/7. Maintain a log of stays and charges for filings and any township inquiries.
Buying or selling with STR in mind
If you are buying in River Vale for potential hosting, budget time for zoning, tax, insurance, and HOA due diligence. Do not assume an STR is allowed because a platform shows listings nearby. Confirm first.
If you are selling, be careful about marketing short-term rental potential. Claims about rentability should be backed by the township’s rules, HOA restrictions, and tax obligations. Clear, accurate positioning protects your sale and reduces post-closing issues.
Ready to evaluate your options in River Vale or nearby towns? For a focused plan that aligns with local rules and your long-term goals, connect with Jacqueline Vasquez.
FAQs
Are short-term rentals legal in River Vale?
- River Vale does not show a dedicated STR licensing program, and the zoning code emphasizes single-family residential use, so frequent short stays can conflict with zoning and invite enforcement if complaints arise.
Do I need to register for New Jersey taxes to host?
- In many cases yes; New Jersey requires registration and remittance for sales tax and the state occupancy fee on transient accommodations, and you should confirm your exact obligations with the Division of Taxation.
Does Airbnb or a marketplace collect New Jersey taxes for me?
- Sometimes; tax collection depends on how bookings are processed and whether the unit is professionally managed, so you must verify whether the marketplace collects and what filings still apply to you.
Can my HOA or condo stop me from hosting in River Vale?
- Yes, private association rules can prohibit or restrict short-term rentals even when a municipality allows them, and associations can enforce their own penalties.
What penalties could I face if a town objects?
- Municipalities can issue daily fines, pursue municipal court actions, and seek nuisance abatement, and you could face state tax penalties if you fail to register or remit when required.
How do nearby towns compare to River Vale on STRs?
- Nearby examples vary widely, from Edgewater’s prohibition to Upper Saddle River’s strict rules to Hillsdale’s amenity rental ban, which shows why you must check each town’s code before acting.