Cavmir's rental marketing for Warwick, New York, built to fill more nights at a higher rate, from lake houses on Greenwood Lake to farmhouses on the orchard roads around Amity and Edenville, mountain homes near Mount Peter and Sterling Forest, and village homes a short walk from Main Street.
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* Market averages from AirROI data for the Town of Warwick, New York, twelve months to September 2026 (updated October 1, 2026). ROI is Cavmir's estimate. A single home's numbers depend on its size, its location and how it is marketed.
Cavmir is an Airbnb marketing agency. We build the brand, the direct-booking website and the marketing for short-term rentals in Warwick.
Warwick is a town in the southern corner of Orange County, New York, against the New Jersey line. The Warwick Valley Chamber of Commerce puts it fifty-five miles from New York City, and NJ Transit's 197 bus, plus the 196 at weekday rush hours, runs from the Port Authority Bus Terminal to Warwick. Inside the town sit three incorporated villages, Warwick, Greenwood Lake and Florida, and a string of hamlets: Pine Island and the Black Dirt farms to the west, Amity and Edenville on the orchard roads, Bellvale under Mount Peter, and the mountain country of Sterling Forest to the east. Greenwood Lake, which the Village of Greenwood Lake calls Orange County's largest freshwater lake, covers 1,918 acres by the state Department of Environmental Conservation's count and runs south into New Jersey. In AirROI's data for the Town of Warwick, 90 percent of the 133 active listings are entire homes, and 63 percent are houses, with cabins the next most common type.
The town rents as several different products, and they don't price alike. Lake houses on Greenwood Lake sell summer on the water, and two of the six top-earning listings in AirROI's data are lakefront homes. Farmhouses and country houses on the orchard roads sell apple season, the wineries and long weekends of space. Homes in the Village of Warwick sell the walk to Main Street, the Sunday farmers' market and the October festival. Mountain houses near Mount Peter and Sterling Forest sell hiking in summer and skiing in winter. Bedrooms matter more than anything else on the price list: AirROI puts the median three-bedroom home at about $50,800 a year and the median four-bedroom at $72,900, against $36,600 for two bedrooms. About half of the town's entire homes have three or more bedrooms, and 52 percent of all listings sleep six or more.
The calendar has two tops. Summer is the first: July and August 2026 each earned close to $9,700 per listing at 58 to 61 percent occupancy. Apple season is the second: October 2025 earned about $6,180 per listing at about 53 percent occupancy, more than any month outside the summer, with guests booking about 65 days ahead and staying the shortest time of the year, 2.8 nights. January through March is the quiet stretch. The guests are overwhelmingly domestic, 95.5 percent American in AirROI's count, and they come mostly from the city: New York is the top origin by a wide margin at 32 percent of guests, followed by New Jersey and Philadelphia.
The money is real, and it's uneven. AirROI's average Warwick listing takes about $52,300 a year at $401 a night and 43 percent occupancy, up 8.4 percent on the year, while New York State's average listing earns about $34,100 at $365 and 40 percent. Look under the average and the range opens up. A middle-of-the-market listing gets about $335 a night with about 45 percent of its available nights booked. Joining the top quarter takes $500 or more and 61 percent or more; the top tenth starts at $725 and 76 percent. By the month, the midpoint is about $4,370, the top quarter clears $7,000 and the bottom quarter takes in $2,280 or less. The listings near the top usually share a few habits: they are built for a particular guest, they show the lake, the orchard or the fire in the first photos, they price October and August as the scarce weeks they are, and they run inside the town's permit rules. A marketing plan can do most of that work.
Nearby Markets: New York City | Hudson Valley | Poconos
Cavmir treats each Warwick house as its own small brand with its own guest: the Greenwood Lake house a Brooklyn family rents every August, the orchard-road farmhouse whose October Saturdays go to apple pickers and wine tasters, the village house a few blocks from the Sunday market. A generic country listing an hour from the city competes with all of them and stands out against none. We aim for the guest whose mind is already made up on Warwick, the couple building a fall weekend around cider and farm stands, the friends looking for a winter house close to the slopes at Mount Peter, the family that wants the lake for a week, in the places they look: Google, AI assistants, the booking platforms, and a past-guest email list that turns this year's stay into next year's reservation.
European settlement in Warwick began after 1703, the year the Wawayanda patent was signed with the local Minsi people, according to the Historical Society of the Town of Warwick. In 1719 Benjamin Aske bought a small piece of the patent and started a farm he called Warwick, and the village later took its name from it. Florida was settled by the middle of the 1700s, and Bellvale got its start when early settlers dammed the Longhouse Creek for mills and an iron forge. Two buildings from those years still stand on the society's grounds in the Village of Warwick: the Shingle House, built in 1764 by Daniel Burt and the oldest home in the village, whose shingles, the story goes, were all cut from a single tree, and Baird's Tavern, built in 1766, which works as a tavern again on its main floor.
Iron put the town into the Revolution. In 1736 Cornelius Board and Timothy Ward began smelting iron from the deposits at Sterling Lake, and in 1778 the Sterling Ironworks forged the chain that was stretched across the Hudson River to keep British ships from controlling it; the state parks agency records the whole chain at 186 tons, attached to huge logs. John Hathorn's Warwick Militia guarded the area and the Ramapo Pass during the war. The state legislature formed the Town of Warwick on March 7, 1788, and in 1810 the Old School Baptist Meeting House went up in the village; the historical society bought it in the 1950s for a dollar and still rents it for weddings and performances.
The railroad made Warwick a getaway. The Warwick Valley Railroad began in 1860 and later became the Lehigh and Hudson River Railway, and it helped the dairy farms that carried the town's economy. The society's history describes a village of banks lending to the dairy and orchard trade, many hotels, summer visitors escaping the heat of the city, and wealthy New York families who moved up to commute. The villages incorporated one by one: Warwick in 1867, Greenwood Lake in 1924, Florida in 1946. Greenwood Lake went from a place hunters and fishermen knew to a popular resort. Then the automobile age arrived, the railroad faded, dairying declined, and Main Street slipped in the 1950s and early 1960s, until the village's centennial in 1967 started a revival that carried it through the mall era with its downtown intact. In 1998 the state created Sterling Forest State Park, which takes in much of the town's eastern mountain country.
Warwick's rental supply today is modest in size, very well reviewed and shrinking. AirROI counts 133 active listings in the Town of Warwick, down 12 percent on the year, even as average revenue per listing rose 8.4 percent. Its count includes 13 private rooms and 14 listings typed as hotels or boutique stays, and almost none of it is run by professional managers: AirROI puts professional management at 1.5 percent, and the ten biggest hosts run only about 11 percent of listings. Most houses are run by their owners, often with a co-host. Outside the villages, every one of them needs a town permit, renewed and inspected every year. The gaps we look for first cost real money: a lake house that never says whether it has a dock or how guests reach the water, an orchard-road farmhouse with no October plan, a listing that advertises more sleeping spots than the septic design allows, a permit number missing from the listing, and no direct channel for the city families who would come back every year.
Warwick pricing steps up with bedrooms, and the jump from two to three is the big one. In AirROI's data, one-bedroom listings average about $210 a night at 53 percent occupancy, with a median of $32,800 a year; two-bedroom homes average $295 and $36,600; three-bedroom homes $537 and $50,800; and four-bedroom homes $547 and $72,900. AirROI publishes no tier for the seven homes with five or more bedrooms, but the market's top earners show what a big, well-run house can do: the leader, a four-bedroom home, took about $305,700 in a year at $1,234 a night and 62 percent occupancy, a five-bedroom home took about $267,600, and a four-bedroom lakefront house about $219,100. On the nightly rate, the midpoint listing charges about $335, it takes $500 to reach the top quarter and $725 to reach the top tenth, and the bottom quarter asks $200 or less.
Amenities show where the premium lives. AirROI's amenity data has listings with a hot tub, about one in five, averaging about $90,500 a year against $43,000 for those without, and the 11 percent with a pool averaging $110,000 against $45,400. Listings that stock beach essentials, often a lake house, average about $84,900 against $46,200. Pets matter too: 77 percent of listings allow them, and those average $64,500 against $12,100 for the rest. None of this proves a hot tub or a pool earns the difference on its own, because the houses that have them differ in other ways too, but the pattern tells you what Warwick's guests are paying for: water, warmth and room for the whole household, dog included.
The calendar and the fees decide the rest. AirROI splits the year three ways. June to August brings in about $8,180 per listing each month, with 55 percent of nights booked at $436; May plus September to November about $5,300, 47 percent and $380; and December to April about $3,870, 37 percent and $369. Warwick bookings arrive 49 days before check-in on average, about 64 days out for July stays and only about 26 days out for February ones. The typical stay is 3.5 nights; over the past twelve months it ran from 2.8 nights in October 2025 to 4.6 in July 2026. Nearly every listing, 93 percent, adds a cleaning fee, $170 at the median and $283 on average, which works out to about $50 a night and 10.6 percent of gross revenue. Most listings, 63 percent, set a two-night minimum and 21 percent allow one night. The common mistake is pricing by the calendar alone and forgetting the guest count: under the town's rules, a typical septic design allows two guests per recorded bedroom, so a four-bedroom house is an eight-guest product, however many sofa beds it has.
Moderate seasonality with a summer top and an October crest. In AirROI's typical year, August brings in about 2.8 times as much as March, the best three months account for 38 percent of annual revenue, and even March earns about a third of what August does. Summer belongs to families on the lake and the hiking trails; the Village of Greenwood Lake held its Celebrate America parade and fireworks on Saturday, July 4, 2026. Fall is the valley's own season: the 36th Applefest filled the Village of Warwick on October 4, 2026, Masker Orchards opens seven days a week until early November, and the Warwick Valley Farmers' Market runs Sundays through November 22, 2026. November and December still earned a little over $5,000 per listing in 2025, close to the shoulder-month average.
Two parts of the year hold most of the money owners miss. The first is the October weekday. October stays book about two months out and the average stay drops to 2.8 nights, which means a house can sell out every Saturday and still sit empty from Monday to Thursday. A midweek rate, a four-night fall offer for city remote workers and a listing that says how far the house is from the orchards and the tasting rooms turn a weekend business into a season. The second is winter. From January through March, occupancy ran about 31 to 35 percent at roughly $370 a night, and guests booked only about four weeks ahead. Put the fireplace, the hot tub, a real desk and the minutes to Mount Peter at the top of the listing, offer a weekly rate and keep prices loose for people deciding in late January, and the house picks up the winter weeks a summer-only listing never sees.
New York sets the taxes and a registration law; the town and the villages decide whether and how a house can rent. Governor Hochul signed Senate Bill S885C on December 21, 2024, as Chapter 672 of the Laws of 2024, and on February 28, 2025, signed its chapter amendment, Senate Bill S820, as Chapter 99 of the Laws of 2025. As amended, the registry no longer sits with the Department of State: each county outside New York City must set up a registration system for the short-term rentals inside it unless it passes a local law opting out, and hosts register with their county. Booking services must check a unit's registration before taking a fee for a stay and report stays, and the taxes they collected, to each county every quarter; neither platforms nor hosts face fines until a county registry exists, and a host gets warnings for the first two violations. Counties, cities, towns and villages can still limit rentals further. We couldn't confirm whether Orange County has opened a registry, so ask the county before you count on one either way. On taxes, the combined state and local sales tax in Orange County outside its cities is 8.125 percent, including the 3/8 percent for the Metropolitan Commuter Transportation District, under the state's rate table effective March 1, 2025, the same date from which the amended law has booking services collect sales tax on the stays they handle. Orange County's own tax page sets its hotel and motel occupancy tax at 5 percent, paid by the guest to the operator, and lists a 2025 amendment, Local Law 12 of 2025, whose text we couldn't open. On its own bookings Airbnb charges New York sales tax on the listing price, cleaning fee and guest fees for any stay up to 89 nights outside the five boroughs, and the county's 5 percent, cleaning fee included, on any reservation up to 29 nights. Its New York list includes no town or village tax for Warwick or Greenwood Lake.
Outside the villages, the Town of Warwick regulates rentals under Chapter 129, Short-Term Rental Property, of its code, amended by Local Law 2 of 2023 and again by Local Law 4 of 2024. A short-term rental is housing occupied for pay by people other than the owner or immediate family for less than 30 days, and listing on a platform or advertising stays of 31 days or less creates a presumption that the house is one. Before the first guest you need a permit, and the application asks for a lot: the bedroom count and occupancy limit, fire protection and exits, a certified floor plan drawn to scale, the platforms you use, proof of septic maintenance (properties on cesspools can't qualify), liability insurance of at least $1,000,000, and a sample rental contract that states the maximum occupancy and on-site parking and includes a Good Neighbor statement setting quiet hours between 10 at night and 7 in the morning, all on a notarized form. Permits run one year, can't be transferred, and no landlord may hold more than two. Every rental is inspected each year, at $50 a property under the 2023 law, plus $25 for each reinspection after a failure. The town's renewal application, posted in January 2026, lists a fee of $100 for an owner-occupied dwelling and $750 for one the owner doesn't live in, wants the renewal 30 days before the permit expires, and caps occupancy at two guests per legal bedroom; under the law, occupancy follows the approved septic design, typically two per recorded bedroom.
Running the house comes with its own list. An absentee landlord, one who doesn't live on the property or lives outside Orange County, must name a resident agent, a person who lives in the county and can respond to the rental within one hour of the town's notice; the renewal form also asks where the owner lives while guests are in the house. The permit number must appear conspicuously in every advertisement, and renewal asks for a screenshot to prove it. Inside the house go the permit, near the front entrance, the town's noise ordinance, a safety and exit plan (also on the back of each rented bedroom door), a property map warning guests off the neighbors' land and the trash schedule; trash and recycling go out no earlier than 5 p.m. the evening before pickup, and weddings, parties, concerts and other events are prohibited, as are overnight guests who aren't on the rental contract. Cars parked between 1 a.m. and 6 a.m. count as evidence the house is occupied. The 2023 law set fines of $500 a day for a first offense and $750 a day after that for renting without a permit; the 2024 amendment moved fine amounts to a Town Board resolution, added suspensions of up to 60 days with a $500 non-refundable administrative fee, barred renting during an appeal, and kept the rule, in the chapter since 2022, that a landlord is a natural person rather than a corporation or LLC, even as its registration section asks business owners for a tax ID, so an owner holding the house in an LLC should ask the Building Department how to register. The chapter has moved fast: Local Law 1 of 2022 added the two-permit cap and the event ban, and the Town Board called a public hearing for October 27, 2022, on a six-month moratorium on reviewing permit applications before it rewrote the chapter in 2023.
The three villages keep their own codes, so the first question for any house is which government it sits under. The Village of Greenwood Lake adopted Chapter 116, Article II, on March 26, 2018: a permit from the Building Inspector, an inspection before it's granted, a one-year term with renewal 30 days before expiration, a certificate of occupancy, a compliant septic system with no cesspools, $1,000,000 in liability insurance, no more than three adults per bedroom, an agent living in Orange County for any non-resident owner, no short-term renting by tenants, the same 5 p.m. trash rule, and a permit that becomes void when title transfers; permit fees and fines are set by board resolution. The Village of Warwick now runs its own permit under Chapter 115, Short-Term Rental Property, which went to a public hearing on October 21, 2024, as proposed Local Law 7 of 2024; the village posts the chapter, a 2025 application and renewal packet, and a fee schedule listing a $500 inspection and permit fee and a $300 renewal fee, both effective May 5, 2025. The packet says only owner-occupied homes can rent short term, meaning the record owner or a registered agent lives there at least six months of the calendar year, though nobody has to be home during a stay; in the Central Business district a house can rent without that if its registered agent can reach the property within 30 minutes of notice. A village permit lasts two years and is issued only after the Building Inspector passes the house; the packet also asks for a certificate of occupancy (or a letter that the house predates 1973), a survey showing the parking, floor plans drawn to scale and $1,000,000 in homeowner's liability coverage with a rental endorsement, and it limits occupancy to two per legal bedroom. We couldn't open the chapter's text itself, so confirm the details with the Village Building Department. For the Village of Florida, the parts of its code we could open showed no short-term rental chapter; check with its Building and Planning office. Lake and road associations may add rules of their own. Use this section to get your bearings; it isn't legal advice. Before you list, check the current rules with the town or village, the Department of State, the Department of Taxation and Finance and any association. Cavmir handles the marketing side, and permits, inspections and tax filings remain the owner's job, done with local professionals.
First, settle the paperwork in public. Know whether your house sits in the town or in one of the three villages, get the permit before the first booking, and put the permit number in the listing text, on your own website and in the welcome book. AirROI's data shows no Warwick listing displaying a permit or registration number in the field it reads, while the town requires the number conspicuously in every advertisement and checks it with a screenshot at renewal, so a listing that shows it stands out for the right reason. Match the guest count to the permit, describe the parking the rental contract allows, and write the quiet hours and the trash night into the house rules. It also protects the listing: the 2024 amendment lists advertising without a valid permit number, or for more guests than allowed, as grounds for suspension or revocation.
Second, sell apple season as its own product. October is the busiest month outside summer, it books about two months ahead, and its stays are the shortest of the year, which tells you exactly who's coming: city couples, families and groups of friends planning a weekend around the orchards. Give them a fall page with the drive to Masker Orchards and Pennings, the tasting rooms at Warwick Valley Winery and Applewood, the Sunday farmers' market in the village and the Applefest date as soon as the Chamber posts it. Hold weekend rates firm, set a two-night minimum on the best weekends, and build a four-night midweek offer for remote workers. Then turn the October guests into November and December guests with a cider-and-fireplace offer, because November and December 2025 each earned more than $5,000 per listing.
Third, describe the water and the mountain exactly. The state's description of Greenwood Lake says its shoreline is private and that boat access comes through private marinas, so lake guests check the details: tell them if the house sits on the shore or across the road, whether there's a dock, a swim area or lake rights, which marina is closest and what boats it rents, and whether the house is on the New York or the New Jersey side. Show the water in the first photo and the deck or dock in the second. For mountain houses, say how many minutes it is to Mount Peter's lifts and tubing hill and to the trailheads of Sterling Forest, and show the fireplace and the hot tub for winter. A listing that never says 'lakefront' for a lake-view house and never says 'ski-in' for a short drive keeps its accuracy scores high.
Fourth, plan for the second booking, and count the running of the house as marketing. Warwick's most valuable guests are the ones who return: the city family that wants its August week again, the friends who turn October into a tradition. Over a decade they're worth more than any number of one-time stays, so let them rebook you with no platform standing between you: a quick direct-booking website and a list of past guests who get first pick of next fall's weekends. Expectations run high: AirROI's Warwick listings average 4.92 stars, 71 percent hold Airbnb's Guest Favorite badge, and value is their weakest category at 4.81, so set the full price of a stay, fees included, at a level that feels right for the house. Only about 28 percent of listings use Instant Book, which leaves an edge for those that do. And the operations show up in the reviews: an agent who calls back within the hour, the trash night on the fridge, a septic system pumped on schedule, and a self check-in that works for a family pulling in late on a Friday.
The rules shape the product and its price. The town's permit has to be renewed and inspected every year, costs $750 to renew for a house the owner doesn't live in, can't pass to a buyer, and is limited to two per landlord, so an investor can't build a portfolio of town rentals. Occupancy follows the septic design, typically two guests per bedroom, events are banned outright, and in the Village of Warwick, Chapter 115 allows rentals outside the Central Business district only in owner-occupied homes. Before you buy, ask the Building Department for the septic records and the recorded bedroom count, ask the village which rules apply if the house is in one, and build the budget on the number of guests the permit will really allow.
The houses themselves ask for care. Septic systems are the hard limit in a town where the law bars cesspools and every renewal comes with a pump-out receipt, so plan for maintenance in the budget and the calendar. Lake houses face the questions every water property faces, from docks and swimmers to boats, and mountain houses need their driveways ready for winter guests heading to the slopes. Owners based in the city have a distance problem as well. A house an hour away slips when nobody's watching: the photos age, replies slow down and nobody touches the winter pricing. A resident agent who picks up quickly, a cleaner who knows the trash schedule and marketing that gets updated every season keep it from slipping.
The competition is small and very good. AirROI's 133 Warwick listings average 4.92 stars, Superhosts account for about 70 percent of the market, and a top-quarter listing's typical month is worth at least three bottom-quarter months. Because almost no one here uses a professional manager, the field is full of owners who run one or two houses well, and the market lost 12 percent of its listings in a year while revenue per listing rose. Across the state line, the rentals in West Milford compete for the same lake guests. A house wins by being specific about who it's for, showing the lake, the orchard or the fire before anything else, and making it easy for last year's guests to come back.
Warwick spells out the insurance it wants. The town's permit requires liability coverage of at least $1,000,000, and its renewal form asks for a homeowner's liability policy with a rental endorsement, adding that an umbrella policy or Airbnb's own policy is not acceptable proof. Beyond the town's minimum, review coverage for a lake house's dock, boats and swimmers, for a hot tub or pool, and for winter weather on a mountain property. Be clear with the insurer that guests pay to stay, and price a policy through an Orange County broker who handles rentals before closing.
The rent you collect counts as income for both federal and New York tax. Guests pay the combined 8.125 percent sales tax that applies in Orange County outside its cities and the county's 5 percent hotel and motel occupancy tax, and Airbnb charges both on its own bookings, the sales tax up to 89 nights and the county tax up to 29. When a guest books you directly, collecting and filing are your job: register with the Department of Taxation and Finance for the sales tax, and ask the county's Commissioner of Finance, who registers lodging operators, issues a Certificate of Authority and takes occupancy tax returns within 20 days of the quarters ending in February, May, August and November, whether your house needs its own certificate. Check with the town assessor on property tax for a rental home before you set the budget, and use a New York accountant with short-term rental clients.
Most buyers use ordinary mortgages, with the rate set by whether the lender treats the house as your second home or as an investment, with jumbo loans for the bigger lake and country homes. Zillow put the typical home value in Warwick at about $583,200 as of September 30, 2026, a 4.6 percent rise over twelve months, and listings asked a median $698,400 and a median of 55 days to pending. Underwrite the rules along with the house: the town's permit doesn't transfer, the Greenwood Lake permit becomes void at sale, and the number of guests you can host follows the septic design and the bedroom count on record, so model the purchase on the permit you'll actually get.
Warwick's outlook is steady for structural reasons. It sits about an hour from New York City, with a bus to the Port Authority Bus Terminal, and it sells things that don't depend on a platform's search ranking: an October festival in its 36th year, orchards that have hosted pickers for more than a century, a creamery that has been in one family since 1819, a lake, a ski hill with passes on sale for the 2026–27 season, and a state park of nearly 22,000 acres. Average revenue per listing rose 8.4 percent in the year to September 2026 while the number of listings fell 12 percent, which leaves more demand for each permitted house.
The pressures to watch are rules and paperwork. The state's registration law, amended in 2025 to put the registries with the counties, could add a second layer on top of the town and village permits, since platforms can't collect fees on an unregistered unit once a county registry exists. The town has rewritten or amended its chapter in 2022, 2023 and 2024, the Village of Warwick put an owner-occupancy rule in place with fees effective in May 2025, and the fees for a house its owner doesn't live in already run to $750 a year before the inspection. None of this threatens a house that's permitted and run well, but each change rewards owners who treat the rental as a small business.
Search is changing too. More Warwick trips now start when someone types a question into ChatGPT, Gemini or Google instead of scrolling a booking app, and those tools lean toward houses whose facts are written down plainly and in order: the bedrooms and the permit's guest limit, the drive from the city, lakefront or not, the minutes to the orchards and the ski hill, the fall and winter offers, all on a fast site that software can read. Cavmir's write-up on generative engine optimization for vacation rentals walks through it. A Warwick weekend gets planned around questions that specific, and the house that has already answered them is the one that gets recommended.
Warwick is a market where plain facts make the sale. There's a village that kept its Main Street, a house from 1764 whose shingles came from one tree, orchards that open their rows to pickers every fall, a lake that runs across the state line, and mountains where the iron for the Hudson chain was forged. Write those facts down plainly and the listing finds the people who want Warwick itself, and they're the guests who look after a house and ask to come back.
What I love about working on Warwick houses is how many seasons one of them can sell. August belongs to the families on the lake, October to the apple pickers and the cider drinkers, December to the friends who want a fire and a farm-stand dinner, and February to the skiers and the city couple who just want quiet. Once an owner stops selling a single all-purpose weekend house and sells each of those seasons on its own terms, the empty weeks and the underpriced ones usually show up right away.
The material is plentiful, too. A tavern from 1766 that serves drinks again, a meeting house the historical society bought for a dollar, a dairy farm selling ice cream at the top of Mount Peter, a festival that brings more than 150 craft vendors to the village streets, and a farmers' market that runs from May to the week before Thanksgiving are more material than one welcome book needs. We almost never have to make up a hook. The work is spotting the true story an owner stopped seeing years ago, putting it in plain words, and getting it in front of people already hunting for it.
What Cavmir puts in a Warwick welcome book: the farms, tasting rooms, trails and tables a well-informed local would point to, and those tips are what guests bring up when they review the stay.
Sundays from 9 a.m. to 2 p.m. in the South Street parking lot in the Village of Warwick, run by the Warwick Valley Chamber of Commerce with more than 30 regional farms and farm kitchens. The 2026 season runs from May 10 to November 22, so a fall or early-winter guest can still shop it for the weekend's dinners.
At 45 Ball Road, with more than 200 acres of fruit and more than 100 years of family apple picking. The orchard opens seven days a week from 9 a.m. to 5 p.m. until early November, and its website posts which varieties are ripe, so send guests to the page before they drive over.
A family farm at 169 State Route 94 South with pick-your-own apples, pumpkins in season, a roadside stand and a farm market next door. Its Arbor Grove hosts weddings, showers and reunions, which is worth knowing when a guest asks where the celebration is, since the town bars events at the rental itself.
At 114 Little York Road, with a tasting room open from 11 a.m. to 6 p.m. 362 days a year, a café from Wednesday to Sunday and live music on weekend afternoons. It makes wine, Doc's cider and spirits, and the tasting room for Black Dirt Distillery, which makes its bourbon and apple jack in Pine Island, is at the same address.
A family-owned winery at 82 Four Corners Road, in business for more than 25 years, pouring its own wines, ciders and meads with light bites and cocktails. The tasting room opens Wednesday to Sunday, from 2 p.m. on weekdays and late morning on weekends, so plan it for the afternoon.
A small farm-to-table restaurant at 1 Ryerson Road, run by chef and owner Jim Haurey, with a menu that follows what nearby farms have in season. It serves dinner from Thursday through the weekend, and reservations are strongly suggested by phone, so book the table when the guest books the house.
At 1390 Route 17A at the top of Mount Peter, where a family that has run Bellvale Farms since 1819, seven generations, sells its homemade ice cream, cones and ice cream cakes with views of the Catskills and the Warwick Valley. It's open from April through October, with extended hours into late November this year, and hikers stop in for a refuel.
Nearly 22,000 acres of forest reaching into the town's eastern mountains, open dawn to dusk, with the Frank R. Lautenberg Visitor Center overlooking Sterling Lake, open daily from 8 a.m. to 4:30 p.m. with exhibits on the local environment. Sterling Lake's iron deposits fed the ironworks that forged the Hudson River chain in 1778; walk the Sterling Lake Loop trail.
At 51 Old Mt. Peter Road, with snowmaking, groomed trails and a snow tubing hill that is one of its most popular winter activities. Season passes for the 2026–27 winter are on sale now; check the mountain's hours page for opening day before you promise guests a ski weekend.
The 1810 House at 80 Main Street is open Tuesday, Wednesday and Friday from 9 a.m. to 2 p.m., and the society's grounds hold the 1764 Shingle House, the oldest home in the village, and Baird's Tavern from 1766, which works as a tavern again on its main floor with restored rooms upstairs. An easy hour that explains the town.
1,918 acres and 57 feet at its deepest, running from the Village of Greenwood Lake into New Jersey. The shoreline is private, so boats come through the private marinas, and anglers fish for largemouth and smallmouth bass, walleye, trout and muskellunge. The village's Waterfront Park has a beach and a summer concert series.
Three property types that do well in Warwick, a common starting point for each, and the plan Cavmir builds for it.
A lake house that leads its photos with the kitchen, says nothing about a dock or how guests get onto the water, advertises beds for fourteen by counting the sofa beds, and goes quiet from November to April.
Settle the Greenwood Lake paperwork first, meaning the village permit, its limit of three adults per bedroom and the $1,000,000 liability policy, then rebuild the listing around the water: open with the view from the deck or dock, spell out how guests swim and launch a boat, name the closest marina and what it rents, and put the Fourth of July parade and the Waterfront Park concerts in the guidebook. Add a winter product with the fireplace, the hot tub and the drive to Mount Peter, a weekly rate, and a direct-booking site for returning summer families.
The aim is a higher summer rate, booked winter weeks and reviews with no surprises about the water. Watch the July and August rate, occupancy from November through April, the accuracy and value scores in reviews, repeat summer bookings and the share booked direct.
A country house owned by a Brooklyn couple who visit a few weekends a year, listed as a generic 'upstate getaway', fully booked on October Saturdays and empty from Monday to Thursday, with no permit number in the listing and no local contact named.
Confirm the town permit, the renewal fee for a house the owners don't live in, the septic-based guest limit and a resident agent in Orange County who can respond within the hour, then put the permit number in the listing. Reposition the house for apple season and the wineries: drive times to the orchards and tasting rooms, a fall page, firm weekend rates with a two-night minimum, a four-night midweek offer for remote workers, and a cider-and-fireplace offer for November and December.
Aimed at turning sold-out October weekends into a full fall season. Measure October weekday occupancy, November and December revenue, average stay length, inquiries from the fall page and repeat bookings from past fall guests.
A small house a few blocks from Main Street that competes with lake and country houses it can't match on space, never mentions the farmers' market, Applefest or the historic sites a short walk away, and doesn't know whether it qualifies under the village's owner-occupancy rule.
Start with the village: confirm whether the house counts as owner-occupied or sits in the Central Business district, book the Building Inspector's visit, and budget the $500 permit and the $300 renewal two years later. Then sell what the bigger houses can't, the walk: minutes to Main Street, the Sunday market and the historical society's buildings, a car-free Applefest weekend, couples' weekday rates in spring and late fall, and pages written for village and walkable-weekend searches that lead to a direct-booking page.
The goal is steady couples' and festival-weekend business at a fair rate, without fighting the lake houses for July. Measure festival-weekend rates, spring and late-fall weekday occupancy, search traffic on village terms and the number of direct reservations.
Yes. Cavmir markets rentals all over the Town of Warwick, from Greenwood Lake and the Village of Warwick out to the orchard roads of Amity, Edenville and Pine Island and the mountain houses near Mount Peter. For a Warwick house that means a name and look of its own, a rewritten listing with a shot list for the photographer, a direct-booking website, visibility in Google and in AI answers, and paid ads aimed at the city. Lake houses, farmhouses and village homes are the stays we know best. Cavmir is a marketing agency: permits, cleaning and the daily running of the house remain with you, your resident agent or a manager you hire.
In the year that ended in September 2026, AirROI's average Warwick listing earned roughly $52,300, at about $401 a night with 43 percent of nights booked, 8.4 percent more than a year earlier. Results vary a lot from house to house: a typical month brings the median listing about $4,370 and a top-quarter listing $7,000 or more, and the median four-bedroom home earns about $72,900 a year. Those are market-wide averages and say little about a single house, which will land where its setup, its photos and its pricing put it.
Summer, with July and August each earning close to $9,700 per listing in 2026 at 58 to 61 percent occupancy. October is the second peak, with apple picking, the wineries and Applefest, which ran for the 36th time on October 4, 2026; October 2025 filled about 53 percent of its nights. November and December hold up well, and January through March is the quietest stretch, when guests book only about four weeks ahead.
Yes, closely. Outside the villages, the Town of Warwick requires a permit under Chapter 129, renewed and inspected every year, with a $750 renewal fee for a house the owner doesn't live in, a limit of two permits per landlord, a resident agent in Orange County for absentee owners, occupancy tied to the septic design and a ban on events. The Village of Greenwood Lake has its own permit, and the Village of Warwick's Chapter 115 allows rentals outside its Central Business district only in owner-occupied homes. New York's registration law, now run through county registries, may add another layer. Check the current rules with the town or village before you list; Cavmir's role is marketing, so take legal and permit questions to the town, the village or a local attorney.
On Airbnb bookings, Airbnb does. It charges New York sales tax, 8.125 percent in Orange County outside its cities, on stays up to 89 nights, plus Orange County's 5 percent hotel and motel occupancy tax on stays up to 29 nights, with the cleaning fee included in both. It lists no extra town or village tax for Warwick or Greenwood Lake. When guests book with you directly, you charge both, filing the sales tax with the state and the occupancy tax with the county's Commissioner of Finance.
Treat fall as its own product. October books about two months ahead and its stays are short, so hold weekend rates, set a two-night minimum on the best weekends and sell the weekdays with a midweek or four-night offer. Put the drive times to the orchards, the tasting rooms and the Sunday farmers' market in the listing, post the Applefest date as soon as it's announced, and follow up with a November and December offer for the same guests. Our page on vacation rental SEO explains the search side.
No. The house changes hands, but the permit stays behind. The town's permits are non-transferable and limited to two per landlord, so a buyer applies in their own name, and in the Village of Greenwood Lake a permit becomes void when title transfers. Before you set a price, ask for the septic records and the recorded bedroom count, since the guest limit follows them, and check whether the house sits in the town or in a village with its own rules.
It varies with the work a house needs. Our monthly plans and one-off project prices are listed on the pricing page; owners often start with a new listing or the 12-step system. There's no charge for a first call, so get in touch about your house.
Send us the listing and we'll tell you what we'd change. Not a pitch deck — a straight read on your photos, your title, your rates against the Warwick comp set, and whether a direct-booking site would pay for itself.
You'll hear back from a person, usually inside one business day. If we don't think we can move your numbers, we'll say so. Cavmir is a short-term rental marketing agency — we position and market properties, we don't manage them.
Demand in Warwick peaks around July through August and runs quietest around March. Here is how the year actually books — and what to do about each stretch of the calendar.
Summer is the peak in Warwick. July and August are the strongest months for revenue and occupancy, with families on Greenwood Lake and on the trails, and July stays book the furthest ahead, about two months out. Hold summer rates firm, set multi-night minimums on the best weeks, and have the lake photos, dock and swim details and listing copy finished by spring.
October is the second peak, driven by apple picking, the wineries and cideries and Applefest in the Village of Warwick. October stays book about two months ahead but run short, so weekends fill while weekdays sit open; sell a midweek or four-night fall offer to city remote workers. May, September and November keep moving with the Sunday farmers' market, the orchards and the tasting rooms.
January through March is the quiet stretch, with March the lowest month of the year. Guests book late in winter, often only about four weeks ahead, so a winter product with a weekly rate, fireplace and hot tub photos, a good desk and the drive time to Mount Peter fills weeks a summer-only listing leaves empty. It is also the time to refresh photos and send past summer guests next year's dates.
Guests book about seven weeks ahead on average. Summer and October stays book furthest out, about two months early, while winter stays come in only about four weeks ahead. Have summer ready by spring, open fall weekends early, and keep winter pricing flexible for late planners.
Most stays run a long weekend to about four nights. They are shortest in October, when weekend apple trips dominate, and longest in summer, when families take the lake for the better part of a week.
The winner is a house built for the guest who's coming: a three- or four-bedroom lake house on Greenwood Lake whose first photo is the water, or a country house on the orchard roads that sells apple season, the wineries and a fireplace. Village homes win when they sell the walk to Main Street, the market and the festival instead of competing with bigger houses on space. The houses that do best also list a guest count that matches their permit and septic design.
Start by naming your product, a lake house on Greenwood Lake, a farmhouse on the orchard roads or a village home near Main Street, and sell that advantage in the title and the first photos. Price around the real calendar, holding summer and October weekends firm, selling fall weekdays with a midweek offer and building a weekly rate for winter. Add a direct-booking site so returning city families can rebook you directly. That's the marketing layer Cavmir builds for owners here: photography direction, listing copy, a direct-booking website and local search.
Summer is the peak, with July and August the strongest months on the lake and the trails. October is the second peak, with apple picking, the wineries and Applefest, and November and December hold up well. January through March is the quietest stretch of the year.
About seven weeks ahead on average. Summer and October stays book furthest out, about two months early, while winter stays book only about four weeks ahead. Have summer ready by spring, open fall weekends early and keep winter pricing flexible.
New York City leads by a wide margin, followed by New Jersey and Philadelphia, so most guests drive about an hour up from the city and North Jersey, and a bus runs from the Port Authority Bus Terminal. A small share flies in, including guests from Los Angeles, the United Kingdom and Canada.
Water and warmth lead: lake access, a dock or beach, a hot tub and a pool are what the top-earning houses advertise, and a fireplace helps sell fall and winter. Most guests travel as a household, so pet-friendly rules, a grill and outdoor seating matter, and fast wifi helps sell winter and midweek stays to remote workers.
Run your Airbnb, Vrbo, or website through Cavmir's free grader. It checks the things that decide whether guests book in Warwick — photos, listing copy, page speed, local search — and shows you where bookings leak. Takes about a minute, and there's no sales call attached.
If the report says your booking engine is the weak link, that's fixable: a direct-booking website of your own means repeat guests stop paying platform fees to come back to you. That's the work Cavmir does — see Airbnb website design in Warwick.
Talk to Cavmir today. We'll show you exactly what your Warwick property is leaving on the table — and how fast we can change that.
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