VIDEO: Short-Term Rental Showdown in Brigantine

Watch video: Brigantine Short Term Rentals UPDATE from Sept 19, 2023.

Airbnbs in residential Brigantine neighborhoods can have several drawbacks.

NOTE: looks like STR vote is NOT on Sept 20 agenda.

This post is a work in progress..

Why is Mayor Sera dragging feet in adopting common STR regulations, just like other shore towns?

Sera claims he’s afraid of legal implications from absentee landlords running their houses as STR’s.

Brigantine City Council
Brigantine City Council

Sera should be afraid of legal action from actual residents who see Sera and Platt in non-compliance with Brigantine zoning ordinance.

Particularly vulnerable are investors overleveraged and reliant on peak performance and high prices to repay any loans used to buy the property. 

Brigantine City Council
City Council

Disruption to Community: Noise: Guests staying at Airbnb properties may not be as considerate as long-term residents, leading to noise complaints and disturbances for neighbors. Lack of parking. Increased Traffic: Frequent turnover of guests can result in more traffic, parking issues, and congestion in the neighborhood.

Safety Concerns: Strangers in the Neighborhood: The constant influx of new guests can make residents feel uneasy, as they may not know who is staying next door. Security Risks: Airbnb rentals can attract thieves or malicious individuals who target properties with a high guest turnover.

Market saturation. Too many avails. Not enough demand at premium prices. “There won’t be enough rental business for them to continue making the mortgage payments [and] turn a profit” the investor continued. 

GOOD: individual hosts who are renting part of their property.

BAD: investors, using cheap money, having portfolios of short-term rentals. More exposed to a market downturn. Too many STR’s in Brigantine. Higher insurance and maintainance costs.

Owners refinanced / purchased at very low rates. Owners overpaid for shore properties and likely depend on others to rent the unit to be able to afford the payments.

Once consumer spending slows, speculative, absentee STR owners may be forced to lower rates, or sell.

Airbnb locations are not regulated like hotels. May not be up to health and safety codes. 

When will City Manager Platt hire more inspectors?

Fire Official Murray should attend and participate in Brigantine council meetings.

City Manager Platt needs to join the public discussion.

Councilman Riordan ( Real Estate agent ) needs to participate in public conversation.

Brigantine City Solicitor and Councilman Delucry (atty) should both publicly discuss zoning ordinance.

City Manager Platt and IT personnel ( John Doring ) need to be held accountable for zoom glitches.

Commercialization of Residential Areas. Changing Character of Brigantine. High concentrations of short-term rentals can alter character of a neighborhood, making it feel more like a hotel district than a community. Decreased sense of belonging: Frequent changes in occupancy can reduce the sense of community and neighborly bonds.

Housing Affordability: Reduced Long-Term Rentals: Some property owners may convert their residential units into Airbnb listings, reducing the availability of long-term rental housing in the area and potentially driving up rental prices for residents.

Legal and Regulatory Issues: Zoning Violations: Operating an Airbnb in a residential zone may violate local zoning laws and regulations, leading to potential legal issues for both hosts and guests.

Taxation: Airbnb hosts may be subject to local occupancy taxes and may need to comply with various regulations, which can be complex and burdensome.

Strain on Local Services: Increased Demand: A higher number of short-term visitors can strain local services like trash collection, emergency services, and public transportation. Maintenance: Frequent turnovers can lead to more wear and tear on common areas and infrastructure.

The Bottom Line

STR opponents accuse AirBnB of reducing the housing supply and disrupting the quality of life in residential Brigantine neighborhoods.

A summer-only town hurts small business in the off-season. Employees can’t afford to live in Brigantine. With falling full-time residency, Brigantine and other shore towns continue to lose banks, schools, gas stations, medical offices, and other professional service providers.

Displacement of Long-Term Residents: Gentrification: In popular tourist areas, Airbnb can contribute to gentrification, pushing out long-time residents due to rising property values and rents.

Loss of Community: The departure of long-term residents can erode the sense of community and local culture.

Unpredictable Environment: Inconsistent Environment: Frequent changes in who’s staying in neighboring properties can lead to an unpredictable living environment for residents

Investors and absentee landlords embrace Airbnb as a source of income.

Who’s cracking down on short-term rentals?

Depletion of housing for local residents and noise disturbances.

Many municipalities creating new regulations limiting the ability of investors to own and operate Arbnbs and other short-term rentals. The cities include:

  • Alamosa, Colorado
  • Aspen, Colorado
  • Atlanta, Georgia
  • Burlington, Vermont
  • Chattanooga, Tennessee
  • Coeur d’Alene, Idaho
  • Dallas, Texas
  • Dauphin Island, Alabama
  • Dillon, Colorado
  • Frisco, Colorado
  • Lexington, Kentucky
  • Marco Island, Florida
  • Montreal (Quebec)
  • New York City, New York
  • Oahu, Hawaii
  • Palm Springs, California
  • Palo Alto, California
  • Park Township, Michigan
  • Portland, Maine
  • Red Hook, New York
  • Santa Rosa, California
  • Sarasota, Florida
  • Steamboat Springs, Colorado
  • Tybee Island, Georgia
  • Weehawken, New Jersey

Many restrictions involve number of rentals that can be owned by one investor.

Some restrictions specify that rental terms must be 30 days or longer.

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5 thoughts on “VIDEO: Short-Term Rental Showdown in Brigantine”

  1. This is the most short-sighted opinion I have ever seen. Do long term residents not understand how much revenue STRs are generating for them every year? Think about the millions in revenue lost by local businesses if they limit STRs. I am sure they are all super happy about those high property values…they just don’t want to deal with the minor negatives that come with them. Tons of people rent out their homes on airbnb in the summer to offset their expenses and still enjoy owning a summer home in Brigantine. Seems like the idea above is to punish all STRs for a few bad actors. Why not just impose fines on those not in compliance? People need to find something better to complain about or just move.

    1. I could not agree more. The biggest driver to keeping the town going are the taxes and revenue the business make from the summer.

      I own a 850 sq foot condo and my taxes are the same as my neighbor who has been there for 30 years but has a 2,500 sq ft house.

      The tax revenue is why the mayor and platt won’t speak up, the tax revenue is helping with the community to attract new business and hopefully reinvest.

      It make no sense to me that a town that NEEDS tourism and vacationers is upset when new business and people are coming to spend their money in town.

  2. I don’t believe that Sera allows the city manager Platt or others to speak unless he directs them to do so. This applies to others in City Council members too.

  3. Large STR should be 7 day Min in Summer and 5 in winter. Smaller STR 2 or 3 min night stay.

    Violaters who operate a commercial entity in residential zone need to have their licenses revoked. This happens frequently on 300 and 400 block of 20th Street.

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