What the White Mountains Are
The region is built around the White Mountain National Forest. The Forest Service counts 1,200 miles of hiking trails, 160 miles of the Appalachian Trail, six wilderness areas and four alpine ski areas inside the forest. Mount Washington, at 6,288 feet, is the highest peak in the Northeast.
The towns fall into two clusters. On the west side, along Interstate 93, are Lincoln, home of Loon Mountain and the Flume Gorge, and Franconia and Sugar Hill at the north end of Franconia Notch, near Cannon Mountain. On the east side, in the Mount Washington Valley, are North Conway and Conway, Bartlett (Attitash and Story Land) and Jackson (Black Mountain and Jackson XC). The Kancamagus Highway links Lincoln and Conway across the forest. Bretton Woods, a village of Carroll, sits between them on Route 302, west of Crawford Notch.
Demand and Seasons
The White Mountains have two main seasons and a sharp peak.
- Winter is ski season, from late November into April at the bigger resorts. Holiday weeks and February vacation book first, and snow conditions move short-notice bookings.
- Summer brings families, hikers and paddlers. Attractions such as Story Land, Clark's Trading Post, the Conway Scenic Railroad and the Mount Washington Cog Railway fill weekly stays.
- Fall foliage, from late September to mid October, is the region's sharpest peak, especially on the Kancamagus and through the notches. See our best fall foliage towns.
- Spring mud season and late fall are quiet. They are the time for maintenance, permits and new photos.
Two things changed for 2026. Cannon Mountain's aerial tram retired on October 26, 2025 and did not run in summer 2026, and the Cog Railway now runs winter trains to its Waumbek Station at 4,000 feet when the summit is closed.
The Rules Landscape
New Hampshire has no statewide short-term rental license. Every owner needs a Meals and Rooms operator license and pays the 8.5% rooms tax on stays under 185 consecutive days; see New Hampshire short-term rental laws. Above that, each town decides. As of October 2026:
| Town | What the town publishes |
|---|---|
| Conway (North Conway) | Every rental registers under Chapter 72; $50 two-year permit for one and two-family homes |
| Jackson | Conditional use permit, $150; Rural Residential homes capped at 30 rentals a year unless a full-time resident lives on site |
| Lincoln | Registration required, $100 per tax parcel in 2026 |
| Franconia | Annual permit due May 1, $300 initial and $250 renewal, safety inspection included |
| Sugar Hill | Zoning permit in three residential districts, with septic, water test and parking proof |
| Bartlett | No town ordinance; part of town is in the Kearsarge Lighting Precinct, which requires owner occupancy |
| Carroll (Bretton Woods) | Zoning defines short-term rentals; no separate permit program found online |
Conway's rules are covered in full on our North Conway short-term rental rules page, and each town page here summarizes its own. Rules can change at any March town meeting, so confirm with the town before you list.
Running a Rental Here
Winter is the hard part of owning in the mountains: plowing before arrivals, roof snow and ice, heat that cannot fail when the house is empty, and parking rules that some towns enforce strictly. Bartlett bans parking on town streets from November 1 to May 1, and Jackson and Sugar Hill tie guest counts or permits to on-site parking. Septic approvals set the bedroom count you can advertise in several towns. Our winter rental management guide covers the checklist.
How New England Host Co Works in the White Mountains
Our New Hampshire service area covers Belknap, Carroll, Grafton, Hillsborough, Merrimack and Strafford counties, which takes in the Mount Washington Valley towns in Carroll County and Lincoln, Franconia and Sugar Hill in Grafton County. Carroll (Bretton Woods and Twin Mountain) is in Coos County, outside that list, so call us about a home there. In every case, a home must be within 45 minutes of its crew's base, and we confirm by address. Full-service management includes listing and photography, daily PriceLabs pricing, guest messaging and reviews, and housekeeping with an inspection after every stay; co-hosting is offered instead for hands-on owners. Contact us for a free property analysis, or go back to all of New Hampshire.
FAQ
Do White Mountains Towns Require Short-Term Rental Permits?
Many do. Conway, Jackson, Lincoln and Franconia run permit or registration programs, and Sugar Hill requires a zoning permit. Bartlett has no town ordinance as of October 2026.
What Is the Busiest Season for White Mountains Rentals?
Winter ski weeks and fall foliage weekends are usually the strongest, with summer close behind for family stays. Spring and November are quiet.
Does New England Host Co Cover Bretton Woods?
Bretton Woods is in the Town of Carroll, in Coos County, which is outside our listed counties. Send us the address and we will confirm whether it is within 45 minutes of a crew base.
Sources
- USDA Forest Service, White Mountain National Forest, About the Area
- Town of Conway, Chapter 72 Housing Standards Program FAQ
- Town of Jackson, Zoning Ordinance revised March 10, 2026
- Town of Lincoln, Short Term Rental Department
- Town of Franconia, Short-Term Rental Permit Application
- Town of Sugar Hill, Zoning Ordinance as amended March 12, 2024
- Town of Bartlett, Ordinances and Regulations
- Cannon Mountain, Aerial Tramway
- Mount Washington Cog Railway
