Thinking about offering your West Tisbury home as a short‑term rental this season? The rules changed recently, and it pays to get them right before you take your first booking. You want a smooth, compliant operation that protects your property and your time. This guide walks you through what changed, who qualifies, how to register, and the state tax and insurance steps that apply on Martha’s Vineyard. Let’s dive in.
What changed and when
In April 2024, West Tisbury voters adopted a town short‑term rental bylaw, which received Attorney General approval on July 7, 2024. You can see the local timeline and vote recap in MV Times coverage of the bylaw adoption.
The Select Board finalized implementing regulations in early 2025. Local reporting covered the vote and rollout, including registration mechanics and fees, in this Vineyard Gazette update. The town later posted the registration page and regulation links on its website, which is the best place to start your application.
Key eligibility rules in West Tisbury
West Tisbury’s bylaw and regulations set clear limits on who can operate and how.
Owner occupancy
You must live in the property at least 30 days per year to operate it as a short‑term rental. This owner‑residency rule is central to the bylaw, as reported in MV Times.
One property limit
An owner can register only one property in West Tisbury as a short‑term rental. The goal is to prevent multi‑unit or corporate portfolios. See the Vineyard Gazette’s overview of the limits in its bylaw summary.
Minimum two‑night stay
Each reservation must be at least two nights. The minimum stay is noted in the Gazette’s coverage of the new limits.
Ownership form
Corporate ownership is restricted in effect. Entities such as LLCs or trusts are allowed only if all members are natural persons, which is emphasized in local reporting on the committee’s work. See this Gazette piece for context.
How to register with the town
Every West Tisbury short‑term rental must be registered with the town before operating.
Registration and fee
Start on the town’s Short‑Term Rental registration page for forms and links to the bylaw and regulations: West Tisbury STR Registration. Local reporting indicates the permit renews every two years and the administrative fee has been reported as 400 dollars for the two‑year period. Always confirm the current fee and submittal requirements on the town form.
Inspections, occupancy and parking
Inspections are part of the process. The Building Department and Board of Health use inspections to set your property’s maximum occupancy and approved parking, which must be reflected in your listing and guest materials. See background on inspections and occupancy in MV Times coverage.
Ongoing duties
Plan for a local responsible contact who can respond to issues quickly, keep your registration contact details current, and provide guests with house rules such as trash, parking and emergency steps. These operational duties are consistent with regulatory drafts discussed in the Vineyard Gazette’s committee reporting.
State tax and insurance requirements
Town rules work alongside statewide obligations for taxes and insurance.
Room Occupancy Excise and local rate
Massachusetts requires STR operators to register on MassTaxConnect, post a Certificate of Registration, and collect and remit the state Room Occupancy Excise of 5.7 percent. West Tisbury is reported to assess a 6 percent local option rooms excise, leading to a typical combined rate of 11.7 percent. Review the state process in the Massachusetts DOR guidance and see local context on Vineyard room tax adoption in this Gazette article.
14‑day exemption
If you rent a property for 14 days or fewer in a calendar year, you may claim a DOR exemption from collecting the rooms excise. You must still register and file the annual declaration within MassTaxConnect. Details are in the DOR’s STR tax page.
Insurance minimum
Massachusetts requires at least 1,000,000 dollars in liability insurance for each short‑term rental unless your hosting platform provides equal or greater coverage. Operators must also notify their insurer that the property will be used as an STR. See the Division of Insurance guidance.
Step‑by‑step owner checklist
Use this practical list to keep your setup on track.
- Confirm eligibility
- Verify you meet the 30‑day owner‑occupancy requirement and will register only one West Tisbury property. If you own through an LLC or trust, confirm all members are natural persons.
- Register with the town
- Complete the application on the town’s STR registration page. Prepare proof of owner occupancy, insurance, responsible local contact, and any required documents. Plan for the biannual renewal and fee noted in local reporting.
- Schedule inspections
- Coordinate with the Building Department and Board of Health. Your approved occupancy and parking should match your listing and house rules.
- Register with the state
- Register on MassTaxConnect, obtain and post your Certificate of Registration, share the certificate number with listing platforms, and file monthly returns per the DOR guidance. Consider the 14‑day exemption if you qualify.
- Confirm insurance
- Maintain at least 1,000,000 dollars in liability coverage or confirm platform coverage meets that threshold, and notify your insurer, per state insurance guidance.
- Prepare guest materials
- Include occupancy and parking limits, trash and noise rules, emergency contacts, and your local responsible party details in a simple house manual.
- Keep records and renew
- Maintain tax filings, permits, inspection reports, and policy documents. Calendar your biannual town renewal and ongoing DOR filings.
Enforcement and penalties
West Tisbury’s regulations include penalties for operating without registration or violating occupancy, parking or other permit conditions. For the current enforcement language and any appeal process, review the regulation links on the town’s STR page.
At the state level, failure to register or remit the Room Occupancy Excise can trigger penalties and interest. The DOR’s STR tax page explains registration, returns and consequences for noncompliance.
Ready to align your West Tisbury rental with today’s rules and keep guest experiences seamless? For a confidential, high‑touch plan that pairs compliance with premium marketing and management, connect with Susan Anson.
FAQs
What are West Tisbury’s core STR eligibility rules?
- You must live in the property at least 30 days per year, register only one West Tisbury property, and meet the minimum two‑night stay rule, according to local reporting on the bylaw and regulations.
How do I start my town registration?
- Begin with the town’s STR page for forms and regulation links, then submit the application, pay the fee noted on the form, and schedule inspections via the Building Department and Board of Health.
What taxes do I collect on rentals in West Tisbury?
- Massachusetts requires 5.7 percent state Room Occupancy Excise, and West Tisbury is reported to add 6 percent local rooms excise, for a typical total of 11.7 percent, filed through MassTaxConnect.
Does the 14‑day exemption eliminate all tax steps?
- No. You must still register with the DOR and file the required annual declaration in MassTaxConnect to claim the exemption for the year you rent 14 days or fewer.
What insurance do I need for an STR in Massachusetts?
- Maintain liability coverage of at least 1,000,000 dollars per short‑term rental unless your hosting platform provides equal or greater coverage, and notify your insurer that the home is used as an STR.
