Thinking about a second home on Indiana’s lakefront, or wondering whether you can rent one out when you are not using it? That question matters more than many buyers expect, because the rules can change from one lakeside town to the next. If you are looking in Long Beach or nearby communities, understanding the 30-day line, lease filing rules, and local restrictions can help you avoid expensive surprises. Let’s dive in.
Why the Rules Differ by Town
On this stretch of Indiana’s Lake Michigan shoreline, the biggest dividing line is usually the length of stay. In the public rules reviewed for Long Beach, Beverly Shores, and Dune Acres, occupancy under 30 days is generally treated very differently from occupancy of 30 days or more.
That sounds simple, but the real-world impact is significant. A home that works well as a personal second home may not work for nightly or weekly rental plans, and a property that allows longer seasonal leasing may still require filings, registration, or other conditions.
Long Beach Rental Rules at a Glance
For buyers focused on Long Beach, the key takeaway is clear: nightly and weekly rental use is not supported in the residential district. Long Beach defines occupancy of residential structures for periods of less than 30 days as daily rental use and treats that use as commercial business.
The town’s public code also expressly prohibits daily rental use of a single-family dwelling, or any portion of a zoning lot, for less than 30 consecutive days. In practical terms, that means a typical short-term vacation rental model does not fit the residential rules described in the code.
What Long Beach Does Allow
Long Beach does allow a single-family dwelling to be leased for 30 days or longer. So if your plan is occasional longer-term seasonal leasing rather than short stays, there is a path for that.
Still, the town does not treat those leases casually. The owner must file a complete copy of the lease with the Clerk-Treasurer, place a Long Beach rental form on file at the Police Station, provide contact information and lease dates, and keep the tenant’s copy available for police inspection.
Important Long Beach Lease Conditions
Long Beach also places limits on how leasing can work. A principal building, accessory building, structure, or any portion of a zoning lot may not be under more than one lease at a time.
Another important detail is enforcement of the 30-day threshold. If a lease ends within the first 30 days, the town treats that as a daily rental use violation. That rule makes the difference between a true lease and a prohibited short stay especially important.
What This Means for Second-Home Buyers in Long Beach
If you want a place for your own weekends, summers, or seasonal use, Long Beach can still make sense as a second-home market. The public code supports ownership and longer leases, but it draws a firm line against transient lodging in the residential district.
That distinction matters when you are evaluating carrying costs and income expectations. If your budget depends on frequent turnover from short stays, Long Beach may not match that plan. If your goal is primarily personal use, with the possibility of a true 30-day-plus lease, the town’s framework is easier to understand and plan around.
How Beverly Shores Compares
Beverly Shores is often the comparison buyers ask about, because it appears to offer a more workable path for seasonal leasing. Its residential district is also centered on single-family dwellings and prohibits business, commercial, and industrial uses, but it allows rental of a single-family dwelling to a single family if the rental lasts at least 30 consecutive days and is documented by a written lease.
That makes Beverly Shores more flexible than Long Beach for some owners, but the flexibility comes with detailed conditions. It is not an open-ended short-term rental setup.
Beverly Shores Leasing Conditions
The public rules reviewed for Beverly Shores include several specific requirements:
- The lease must be in writing
- The lease must cover at least 30 consecutive days
- The rental must be for the entire real estate containing the dwelling
- No one other than the tenant may occupy the property during the lease term
- No sublease or other rental is allowed during the rental period
- Occupancy is capped at two persons per bedroom
- Total occupancy may not exceed eight people in a single rental
Each qualifying rental must also be registered with the Clerk-Treasurer. The public registration materials reviewed show a $25 registration fee and require owner and renter contact information, vehicle information, the lease, and the rental dates.
Practical Living Detail in Beverly Shores
Beverly Shores also adds a practical day-to-day requirement that many buyers overlook. According to the town’s residents page, renters must show proof of Beverly Shores residency and a current lease to obtain beach parking permits.
That is a useful reminder that rental rules affect more than booking a stay. They can shape how tenants use the property and how smoothly seasonal occupancy works during the lease period.
Where Dune Acres Fits In
Dune Acres presents a different picture. Based on the publicly available comprehensive plan reviewed here, the town is described as substantially owner occupied, likely to continue attracting buyers seeking a second home, and committed to retaining its single-family residential character.
The same plan states that ordinances have been enacted to prohibit short-term rentals and that those rules should be strictly enforced. Based on that public planning language, Dune Acres appears to be the most restrictive of the three towns for income-driven lodging use.
Dune Acres and Second-Home Ownership
That does not mean second-home ownership is discouraged. In fact, the public planning materials specifically anticipate continued interest from second-home buyers.
What it does mean is that buyers should think of Dune Acres as a second-home and owner-occupied community first, not as a market built around transient rental activity. Its public materials also emphasize preservation, open space, stewardship, and the natural setting, which helps explain the town’s policy direction.
A Simple Way to Compare the Three
If you are shopping across these lakefront towns, this quick summary can help:
| Town | Under 30 Days | 30 Days or More | Key Practical Point |
|---|---|---|---|
| Long Beach | Prohibited as daily rental use in the residential district | Allowed with lease filing and related paperwork | Strong line between true leasing and transient use |
| Beverly Shores | Not allowed under the public rules reviewed | Allowed if written lease and registration requirements are met | More seasonal-lease-friendly, but tightly regulated |
| Dune Acres | Public planning documents say short-term rentals are prohibited | Public materials emphasize second-home and owner-occupied character | Best viewed as second-home-oriented, not rental-driven |
Questions Buyers Should Ask Before Making an Offer
If rental flexibility matters to you, it is smart to ask detailed questions early. The right property for your lifestyle may not be the right property for your income goals, even if two homes sit just a few miles apart.
Before you move forward, consider these questions:
- Will you use the home mostly for personal stays, or do you need lease income?
- Are you comfortable with a 30-day minimum lease model?
- Do local filing or registration steps fit your plans?
- Does the town’s single-family framework align with how you want to use the property?
- If you are comparing towns, are you evaluating the property and the rule set together?
These are not minor details. On the Indiana lakefront, they can shape value, marketability, and your day-to-day ownership experience.
What Sellers Should Keep in Mind
If you are selling a home in Long Beach or a nearby lakefront town, clear positioning matters. Buyers often assume all beach communities treat second homes and rentals the same way, but that is not the case.
A well-informed marketing strategy should reflect the property’s actual use case. In one town, the right message may be personal seasonal enjoyment and long-term stewardship. In another, it may be the availability of 30-day-plus leasing under local rules. Matching the story to the public rules helps set better expectations and supports a cleaner transaction.
Why Local Guidance Matters
Lakefront real estate is never just about square footage and views. These homes come with location-specific rules, practical ownership questions, and often a higher need for careful due diligence.
That is where local, technical guidance can make a real difference. When you understand not just the home, but also the town’s framework for second-home use and leasing, you can make a more confident decision and protect your long-term value.
If you are weighing a purchase or sale in Long Beach, Beverly Shores, Dune Acres, or another nearby shoreline community, Mark Hull can help you evaluate the property, the local rules, and the bigger picture with a steady, informed approach.
FAQs
What are the rental rules for second homes in Long Beach, Indiana?
- In Long Beach, occupancy for less than 30 days is treated as daily rental use and is prohibited in the residential district. Leases of 30 days or more are allowed, but filing and documentation requirements apply.
Can you do short-term rentals in Long Beach, Indiana?
- Based on the public code reviewed, short-term rentals under 30 consecutive days are not allowed in Long Beach’s residential district.
Are seasonal rentals allowed in Beverly Shores, Indiana?
- Yes, Beverly Shores allows rentals of single-family dwellings when the lease is for at least 30 consecutive days and meets the town’s written lease, occupancy, and registration requirements.
Does Beverly Shores require rental registration?
- Yes, each qualifying rental must be registered with the Clerk-Treasurer, and the public materials reviewed show a $25 registration fee along with required lease and contact information.
Are short-term rentals allowed in Dune Acres, Indiana?
- Based on the publicly available comprehensive plan reviewed here, Dune Acres states that ordinances have been enacted to prohibit short-term rentals and that those rules should be strictly enforced.
Is Dune Acres a good fit for a second home?
- The public planning materials describe Dune Acres as a community that is substantially owner occupied and likely to continue attracting second-home buyers, with an emphasis on single-family character and preservation.
What is the key difference between Long Beach and Beverly Shores rental rules?
- Both use a 30-day threshold, but Long Beach draws a sharper line against transient use and requires lease filing, while Beverly Shores allows 30-day-plus seasonal leasing under detailed occupancy and registration rules.
