As a realtor in Wells, Maine, a common question buyers ask is, "What is the 28-Day Rule and how does this affect me as a homeowner or investor?"
The 28-Day Rule in Wells, Maine: What Homeowners and Investors Need to Know
Wells, Maine, is a picturesque coastal town known for its sandy beaches, charming cottages, and vibrant tourism scene. If you’re considering buying property in Wells—whether as a vacation home, an investment, or a short-term rental—it’s crucial to understand the 28-day rule, a unique regulation that impacts property use.
What Is the 28-Day Rule?
The 28-day rule restricts occupancy in certain properties to no more than 28 consecutive days at a time. This ordinance was put in place to prevent properties designed for seasonal or vacation use from becoming year-round residences. While this rule doesn’t apply to all homes in Wells, it’s especially common in specific condominium communities and “contel” developments—condo-motel hybrids that are popular among investors and vacationers.
Why Does This Rule Exist?
Wells has long been a sought-after destination for summer tourism, and the town’s zoning laws aim to preserve its character as a seasonal getaway. The 28-day rule helps maintain a balance between year-round residents and seasonal visitors, ensuring that short-term rental properties don’t transition into full-time residences, which could strain municipal resources and alter neighborhood dynamics.
Communities That Follow the 28-Day Rule
If you're looking at real estate in Wells, here are a few communities where the 28-day rule is commonly enforced:
- Barefoot Cottage
This charming condo community features resort-style amenities and association management, making it a popular choice for seasonal visitors. Only one mile from Wells Beach, Barefoot Cottages are situated in a outstanding location just off the main road, allowing you to easily access nearby restaurants and attractions. Additionally, you're only 7 miles from Kennebunkport and 4 miles from the picturesque town of Ogunquit. However, homeowners must adhere to the 28-day occupancy restriction, ensuring the community remains a vacation destination. - Wellington Manor
Located west of Route 1, these condominiums provide an excellent investment opportunity but also fall under the seasonal-use guidelines. This lovely property boasts of a year round indoor pool as well as a seasonal outdoor swimming pool and sits just a few minutes’ drive from Drake’s Island Beach, Rachael Carson Preserve, and Wells Harbor. Wellington Manor is also conveniently located just a little over 30 minutes to Portland, ME (PWM-Portland Intl. Jetport). Buyers should confirm any restrictions with the condo association before purchasing. - Other "Contel" Development
Properties east of Route 1, closer to the beach, often fall into the contel category. These units, developed since the 1980s, were specifically designed for short-term vacation use. Owners should be aware that long-term stays are restricted to protect the seasonal nature of these communities.
What This Means for Homeowners and Investors
If you’re looking to purchase a property in Wells, Maine, and plan to rent it out, the 28-day rule has several implications:
- Short-Term Rentals Are Still Viable: You can rent out your property for multiple 28-day periods throughout the year, as long as no single stay exceeds the limit.
- Year-Round Living May Not Be Allowed: If you’re seeking a permanent residence, you’ll need to look at properties that don’t fall under these regulations.
- Condo Association Rules Matter: Some associations have additional restrictions beyond the town ordinance, so always check before buying.
How to Navigate the 28-Day Rule
For those interested in purchasing or investing in a Wells property, it’s crucial to:
- Consult a Local Realtor – A real estate agent familiar with Wells can guide you to properties that fit your needs.
- Check with the Town of Wells – Regulations can change, and the Wells Code Enforcement Office is the best source for up-to-date zoning and rental laws.
- Speak with the Condo Association – If you’re buying in a managed community, confirm all rules regarding short-term occupancy.
Conclusion
The 28-day rule in Wells, Maine, is an essential consideration for homeowners, investors, and vacation property buyers. While it ensures the town retains its charm as a seasonal destination, it also affects how properties can be used. Understanding these regulations upfront can help you make an informed decision and maximize your investment in this beautiful coastal town.
Wells, Maine offers many unique real estate investment opportunities for seasonal and year-round use. The town boasts of several beaches, including Wells Beach, Moody Beach, Crescent Beach, and Drake's Island Beach. Wells is also known as the "Antiques Capital of Maine" with numerous shops and markets. Take a trip to Wells and enjoy fresh seafood and classic New England dishes and explore nearby towns like Ogunquit and Kennebunkport. The possibilities are endless-
For the latest updates, consult with a local real estate expert!
Remember, you’ve got this one life, LIVE it! To learn more about the real estate market along the coastal corridor of Southern Maine, schedule a complimentary consultation at www.vacationlandhousehunter.com/contact
Karen Udiskey - Realtor / Recruiter / ABR, SRS, SFR, RENE
affiliated with EXIT King Realty in Venice, Florida and EXIT Oceanside Realty in Wells, Maine