Short-Term Rental Laws by City
The first question for any Airbnb investment isn't the cap rate. It's whether you're allowed to rent the property by the night at all. This table answers that for 55popular US vacation rental markets: can a non-owner-occupied (investor) property operate as a short-term rental, what's the main rule, and where to read it yourself. Every row links to the official city, county or state source it was checked against.
Researched by Barron Hansen. Most recently verified October 2026. Rules change often: confirm with the jurisdiction before you buy. Not legal advice.
22
Investor STRs allowed
26
Allowed with caps or zoning limits
6
Primary residence only
1
Effectively banned under 30 nights
Showing 55 of 55 markets
| Key rule | Source | |||
|---|---|---|---|---|
| Gulf Shores, AL | Allowed Low risk | City of Gulf Shores business license plus rental license for each property (short-term rental fee $45, plus gross-receipts-based license fee) Orange Beach and unincorporated Baldwin County (including much of Fort Morgan) have their own licensing and tax rates. | Oct 2026 | City of Gulf Shores: Rental License |
| Phoenix, AZ | Allowed Low risk | City of Phoenix STR permit: $250 initial and renewal fee per permit, renewed every 12 months Tempe, Mesa, Glendale, Scottsdale and other valley cities run separate programs. A Phoenix mailing address does not always mean City of Phoenix jurisdiction. | Oct 2026 | City of Phoenix Planning & Development: Short-Term Rental Registry and Permits |
| Scottsdale, AZ | Allowed Low risk | Annual City of Scottsdale short-term rental license: $250 per property, required for stays under 30 days Paradise Valley, Fountain Hills and Cave Creek border Scottsdale and run their own programs and tax rates. Confirm the city on the tax bill, not the mailing address. | Oct 2026 | City of Scottsdale: Short-Term Rental Information for Owners and Operators |
| Sedona, AZ | Allowed Low risk | City of Sedona short-term rental permit for each unit (city lists $210 per unit per year, non-refundable, non-transferable) Sedona straddles Coconino and Yavapai counties. The Village of Oak Creek and other nearby areas with Sedona addresses are unincorporated and fall outside the city permit program. | Oct 2026 | City of Sedona: Short-Term Rental Property Owner Responsibilities |
| Tucson, AZ | Allowed Low risk | Arizona Department of Revenue TPT license with the City of Tucson region code Many homes with Tucson mailing addresses are in unincorporated Pima County (Catalina Foothills, Tanque Verde) or in Oro Valley, Marana or South Tucson, each with different tax rates and, in Oro Valley, its own rental ordinance. | Oct 2026 | Arizona Department of Revenue: City of Tucson tax profile (Ordinances 12215 and 12218) |
| Big Bear, CA | Allowed Moderate risk | City of Big Bear Lake: annual vacation rental license with pre-rental inspection and owner or agent certification Only properties inside the City of Big Bear Lake fall under the city license. Big Bear City (despite the name), Fawnskin and Sugarloaf are unincorporated and use the San Bernardino County permit. | Oct 2026 | City of Big Bear Lake: Vacation Rental Program |
| Joshua Tree, CA | Allowed Moderate risk | San Bernardino County STR permit, renewed annually, for any home rented 30 days or less in the Mountain and Desert regions Joshua Tree, Pioneertown, Landers and Wonder Valley use the county permit. The Town of Yucca Valley and the City of Twentynine Palms are incorporated and require their own permits, so confirm the jurisdiction of each parcel. | Oct 2026 | San Bernardino County Land Use Services: Short-Term Rental Program |
| Lake Tahoe, CA | Restricted High risk | South Lake Tahoe: VHR permit; 900-permit cap in residential zones with a waitlist; no cap in the Tourist Core and commercial zones; 2 guests per bedroom in residential zones The page data covers the California side of the lake. The City of South Lake Tahoe, unincorporated El Dorado County (Meyers, Christmas Valley), Placer County (Tahoe City, Kings Beach, Olympic Valley) and Washoe County, Nevada (Incline Village) each run separate programs. The Town of Truckee and Douglas County, Nevada (Stateline, Zephyr Cove) have their own rules as well. | Oct 2026 | City of South Lake Tahoe: Vacation Home Rentals (Ordinance 2026-1203, 900 cap, waitlist, fees) |
| Malibu, CA | Allowed Moderate risk | City of Malibu STR permit (Ordinance 468); permit number required in every listing Malibu-address homes in the unincorporated Santa Monica Mountains (such as parts of Topanga and Malibou Lake) fall under Los Angeles County rules, not the City of Malibu. | Oct 2026 | City of Malibu: Short-Term Rental Program |
| Palm Springs, CA | Restricted Moderate risk | Vacation rental registration certificate from the city; certificate expires on sale of the property Cathedral City, Rancho Mirage, Palm Desert, La Quinta and Indio each have their own short-term rental ordinances, and unincorporated Riverside County has separate rules. | Oct 2026 | City of Palm Springs: Vacation Rentals (Special Program Compliance) |
| San Diego, CA | Restricted Moderate risk | Tier 1 (20 days or less per year) and Tier 2 (home sharing with host on site) are uncapped These rules cover the City of San Diego only. Coronado, Del Mar, Oceanside, Carlsbad, Encinitas and other coastal cities in the county run separate, often stricter, programs. | Oct 2026 | City of San Diego Office of the City Treasurer: Short-Term Residential Occupancy (STRO) |
| Aspen, CO | Restricted Moderate risk | City of Aspen STR permit: owner-occupied (120 nights a year max), classic (no night limit, capped in residential zones) or lodge-exempt City of Aspen rules apply inside city limits only. Snowmass Village and unincorporated Pitkin County each run separate programs; the county currently limits licenses to operators with a 2017 to 2022 rental history. | Oct 2026 | City of Aspen: Short Term Rental Permit |
| Breckenridge, CO | Restricted Moderate risk | Town of Breckenridge accommodation unit (short-term rental) license before advertising Town rules apply inside Breckenridge town limits. Unincorporated Summit County, including areas just outside town, has its own STR license with basin caps and a waitlist. | Oct 2026 | Town of Breckenridge: License availability, current licenses and waitlists |
| Denver, CO | Primary residence only High risk | Short-term rental business license tied to the host's primary residence ($50 application fee, $100 annual license fee per the city FAQ) These rules cover the City and County of Denver only. Suburbs such as Aurora, Lakewood, and Englewood run their own STR programs with different rules. | Oct 2026 | City and County of Denver: Short-term rental FAQ |
| Vail, CO | Allowed Moderate risk | Town of Vail STR license, renewed annually (licenses currently expire February 28) Town of Vail rules apply only inside town limits. Unincorporated Eagle County has no county STR ordinance as of the May 2025 decision, but HOAs in Beaver Creek, Bachelor Gulch and Arrowhead require registration. | Oct 2026 | Town of Vail: Short-term rentals in Vail |
| Rehoboth Beach, DE | Allowed Low risk | Annual City of Rehoboth Beach residential rental license (applies to rentals of any duration) These rules cover the City of Rehoboth Beach only. Dewey Beach, Henlopen Acres, and Lewes are separate municipalities, and unincorporated areas fall under Sussex County, which rejected a county short-term rental tax in December 2024. | Oct 2026 | City of Rehoboth Beach: Residential Rental License |
| Destin, FL | Restricted Moderate risk | City of Destin annual STR registration ($500 to $700 by square footage) with city Business Tax Receipt, DOR certificate, and DBPR license Destin city limits end at the Walton County line. Miramar Beach and 30A are Walton County; Okaloosa Island is unincorporated Okaloosa County. | Oct 2026 | City of Destin: Short Term Rentals FAQs |
| Miami, FL | Restricted High risk | New certificate of occupancy for STR/lodging use after inspections; buildings with more than 25% transient units must meet R-1 standards This covers the City of Miami only. Miami Beach, Coral Gables, Surfside, Bal Harbour, and unincorporated Miami-Dade County have separate rules. | Oct 2026 | City of Miami: How to Convert to a Short-Term Rental/Lodging |
| Miami Beach, FL | Restricted High risk | Property must be in a qualifying zone or on the city's list of buildings authorized for short-term rental Miami Beach is a separate city from Miami. Surfside, Bal Harbour, North Bay Village, and Sunny Isles Beach also set their own rules. | Oct 2026 | City of Miami Beach: Vacation Short Term Rentals |
| Orlando, FL | Primary residence only High risk | City of Orlando home share registration ($275 first year, then $100 or $125 per year); host must live on site and be present The City of Orlando allows only hosted (owner- or tenant-present) home sharing. Most whole-home vacation rentals are in Osceola County (Kissimmee, ChampionsGate, Reunion) and Polk County (Davenport), each with its own zoning. The city notes that only about 4% of Orange County is zoned for short-term rentals. | Oct 2026 | City of Orlando: Home Sharing |
| Panama City Beach, FL | Allowed Low risk | City of Panama City Beach Vacation Rental Certificate and fire inspection inside city limits: $250 new registration (also due on a change of ownership), $150 annual re-registration, $75 re-inspection if needed The city certificate applies only inside Panama City Beach city limits. Laguna Beach, Sunnyside, and other unincorporated areas are under Bay County's ordinance. | Oct 2026 | City of Panama City Beach: Short-Term Rentals (Fire Inspections) |
| Tampa, FL | Allowed Low risk | City of Tampa Business Tax Receipt for rental properties Unincorporated Hillsborough County and nearby cities (Temple Terrace, St. Petersburg, Clearwater) have separate business tax and zoning requirements. | Oct 2026 | City of Tampa Business Tax: How Do I (rental properties) |
| Atlanta, GA | Allowed Moderate risk | City of Atlanta STR license ($150 per year under the 2021 ordinance), renewed annually and not transferable These rules cover the City of Atlanta only. Sandy Springs, Decatur, Brookhaven, and unincorporated DeKalb, Fulton, and Cobb counties have their own STR rules. | Oct 2026 | City of Atlanta: Short-Term Rentals |
| Savannah, GA | Restricted Moderate risk | STVR certificate required; location must be in the STVR Overlay District Tybee Island and unincorporated Chatham County are separate jurisdictions with their own STR rules. | Oct 2026 | City of Savannah: Short-term Vacation Rental Regulations |
| Coeur d'Alene, ID | Allowed Low risk | No local STR permit may be required after July 1, 2026 (Idaho Code 67-6539(5) as amended) The state preemption covers both the City of Coeur d'Alene and unincorporated Kootenai County. HOA and condo covenants are private and can still restrict rentals. | Oct 2026 | Idaho Code 67-6539: Regulation of short-term rentals |
| Chicago, IL | Restricted High risk | City shared housing registration (or vacation rental license) for every unit Restricted Residential Zones are set precinct by precinct, last four years, and can be renewed by ordinance, so legality can change after you buy. Suburbs such as Evanston and Oak Park have their own rules. | Oct 2026 | City of Chicago BACP: Shared Housing Registration Guide (2026) |
| Galena, IL | Restricted High risk | City of Galena special use permit and vacation rental operating license (stays under 30 days) The cap applies only inside the City of Galena. The Galena Territory and most rural rentals are in unincorporated Jo Daviess County, where the county Guest Accommodations License, county zoning, and association covenants apply instead. | Oct 2026 | Jo Daviess County Planning & Development: Guest Accommodations |
| New Orleans, LA | Restricted High risk | City STR license (non-commercial or commercial), non-transferable These rules cover Orleans Parish (the City of New Orleans). Jefferson Parish and other suburbs set their own rules. | Oct 2026 | City of New Orleans: Short Term Rental Administration |
| Portland, ME | Restricted High risk | Annual registration with the Permitting and Inspections Department, renewed by December 31 These rules apply only inside the City of Portland, including its islands. Neighboring towns such as South Portland and Cape Elizabeth regulate short-term rentals separately. | Oct 2026 | City of Portland Permitting and Inspections: 2026 Short Term Rentals FAQ |
| Ocean City, MD | Allowed Moderate risk | Annual rental license and noise control permit ($196 for a single-family home or condo) Town rules apply only inside Ocean City limits. West Ocean City, Ocean Pines, and other unincorporated areas fall under Worcester County's rental license program, and Berlin has its own rules. | Oct 2026 | Town of Ocean City: Rental Hub |
| Boston, MA | Primary residence only High risk | Annual registration with Inspectional Services: home share and owner-adjacent $200 per year, limited share $25 per year | Oct 2026 | City of Boston Inspectional Services: Short-Term Rentals |
| Cape Cod, MA | Allowed Moderate risk | Massachusetts DOR short-term rental registration and room occupancy excise collection (5.7% state plus local excise and the Cape Cod and Islands Water Protection Fund excise) There is no single Cape Cod regulator. Each town (Barnstable, Falmouth, Chatham, Provincetown, Dennis, Yarmouth, Wellfleet, and others) sets its own rules, and Massachusetts handles the room occupancy excise. | Oct 2026 | Town of Falmouth: Votes of the April 2026 Annual Town Meeting (Article 17, Chapter 173 Operation of Short-Term Rentals) |
| Traverse City, MI | Restricted High risk | City: vacation home rental license ($230 per year) in non-residential districts only Most of the region outside downtown is governed by townships (Garfield, East Bay, Long Lake, Acme, Peninsula in Grand Traverse County; Elmwood in Leelanau County), not the city. | Oct 2026 | City of Traverse City: Services listing (Tourist Home and Vacation Home Rental licenses) |
| Branson, MO | Restricted Moderate risk | City business license per address ($100, license year May 1 to April 30) Many properties marketed as Branson are in unincorporated Taney or Stone County, or in Branson West or Hollister, each with its own rules. Use the city's limits map to check an address. | Oct 2026 | City of Branson: Short-Term Rentals |
| Lake of the Ozarks, MO | Allowed Moderate risk | Missouri sales tax registration with the Department of Revenue The lake spans Camden, Miller, and Morgan counties plus cities including Osage Beach, Lake Ozark, Camdenton, Sunrise Beach, and Laurie. Each sets its own zoning, so a short-term rental rule in one does not apply across the lake. | Oct 2026 | City of Osage Beach: FAQ on short-term rentals |
| Bozeman, MT | Primary residence only High risk | City of Bozeman STR registration, renewed annually through the city STR portal ($325 per year) These rules apply inside Bozeman city limits only. Big Sky and other unincorporated areas are governed by Gallatin or Madison county rules and private covenants. | Oct 2026 | City of Bozeman: Short Term Rentals |
| Las Vegas, NV | Restricted High risk | City of Las Vegas: owner must reside on site during rentals, maximum three bedrooms, 660-foot separation, 2,500 feet from a resort hotel, $500 annual license, $500,000 liability insurance Most "Las Vegas" addresses near the Strip are in unincorporated Clark County, not the City of Las Vegas. Henderson, North Las Vegas and Boulder City are separate cities, and Clark County prohibits STRs entirely in Mt. Charleston and the Moapa, Moapa Valley, Mesquite and Bunkerville townships. | Oct 2026 | City of Las Vegas: Short-Term Residential Rental General Information (2026 application instructions) |
| New York, NY | Effectively banned High risk | Host registration with the Mayor's Office of Special Enforcement before any stay under 30 days (application fee $145 plus processing) The rules are citywide across all five boroughs. Class B buildings with legal transient occupancy (hotels) are exempt from host registration, but these are not homes an individual investor would typically buy. | Oct 2026 | NYC Office of Special Enforcement: FAQ for Prospective Hosts |
| Charleston, SC | Primary residence only High risk | STR permit plus city business license, both renewed annually These rules cover the City of Charleston only. Folly Beach, Isle of Palms, Sullivan's Island, Mount Pleasant, Kiawah, and unincorporated Charleston County each set their own STR rules. | Oct 2026 | City of Charleston: Short Term Rentals Frequently Asked Questions |
| Myrtle Beach, SC | Restricted Moderate risk | Zoning must allow rentals under 90 days (visitor accommodations); "R" zones excluded except RMV North Myrtle Beach, Surfside Beach, and unincorporated Horry County (Garden City, Shore Drive, Carolina Forest) have separate rules. Verify which jurisdiction the address is in. | Oct 2026 | City of Myrtle Beach: Is your neighborhood zoned for short-term rentals? |
| Chattanooga, TN | Restricted High risk | STVR certificate required; homestay $250 and absentee $500, each for application and annual renewal (additional fees may apply) Only the City of Chattanooga uses these STVR rules. Signal Mountain, Lookout Mountain (TN), unincorporated Hamilton County, and the Georgia side of Lookout Mountain are separate jurisdictions. | Oct 2026 | City of Chattanooga Land Development Office: Short-term Vacation Rental |
| Gatlinburg, TN | Allowed Low risk | City of Gatlinburg Tourist Residency Permit, with zoning confirmation from the Building and Planning Department (city fee schedule is on the permit page) Many cabins marketed as "Gatlinburg" (Cobbly Nob, much of the Glades area, Wears Valley) are in unincorporated Sevier County, which runs its own permit and inspection program. | Oct 2026 | City of Gatlinburg: Apply for a Tourist Residency Permit |
| Nashville, TN | Restricted High risk | Metro Codes STRP permit required before listing; renew every year (online application process changed on March 11, 2026) All of Davidson County is under Metro Nashville rules. Satellite cities inside the county (for example Belle Meade or Forest Hills) and neighboring counties (Williamson, Wilson, Rutherford) have their own, often stricter, rules. | Oct 2026 | Metro Nashville Codes: Short Term Rental Permit Types |
| Pigeon Forge, TN | Allowed Moderate risk | Confirm zoning with Pigeon Forge Community Development; R-1 is closed to new short-term rentals, and grandfathered R-1 permits ($300 application, $100 annual renewal) are void on sale Wears Valley, Bluff Mountain, and many cabin resorts marketed as Pigeon Forge are in unincorporated Sevier County, not the city. | Oct 2026 | City of Pigeon Forge: Community Development |
| Austin, TX | Allowed Moderate risk | City of Austin STR operating license, valid two years and non-transferable ($736.60 new, $369.60 renewal) Full-purpose City of Austin properties need a license and pay city HOT. Limited-purpose areas need a license but no city HOT, and ETJ properties need neither. Suburban cities set their own rules. | Oct 2026 | City of Austin Development Services: Short-Term Rentals |
| Fredericksburg, TX | Restricted Moderate risk | City of Fredericksburg STR permit within city limits, renewed with an annual inspection City permits apply only inside Fredericksburg city limits. ETJ properties need no permit, and Gillespie County does not issue STR permits for rural land; deed restrictions may still apply. | Oct 2026 | City of Fredericksburg: Short-Term Rentals |
| San Antonio, TX | Restricted Moderate risk | City STR permit for each unit, valid three years (FY 2027 fees: Type 1 $450, Type 2 $1,000) The ordinance applies only inside the City of San Antonio. Properties outside city limits need no city STR permit but still register a HOT account with the city Finance Department, per the city. Enclave cities like Alamo Heights set their own rules. | Oct 2026 | City of San Antonio DSD: Short Term Rental |
| South Padre Island, TX | Allowed Low risk | City of South Padre Island STR registration for each unit, renewed annually (Code Chapter 11, Article VII) These rules apply inside the City of South Padre Island. Port Isabel, Laguna Vista and unincorporated Cameron County have separate rules and taxes. | Oct 2026 | City of South Padre Island: Hotel Occupancy Tax and short-term rentals, steps to register |
| Park City, UT | Restricted Moderate risk | Park City business license for nightly rental use inside city limits, issued after a Building Department inspection; a responsible party within a one-hour drive (Municipal Code 4-5-3) Park City Municipal governs inside city limits. Canyons Village and the Snyderville Basin are unincorporated Summit County; Jordanelle and the Deer Valley East Village area are in Wasatch County. | Oct 2026 | Park City Municipal: Nightly rental complaints and zoning reference |
| Salt Lake City, UT | Restricted High risk | Salt Lake City STR business license (Chapter 5.13), renewed annually; licensee must be the property owner or hold sole right of occupancy These rules apply only inside Salt Lake City limits. Other Salt Lake County cities and unincorporated areas have separate rules. | Oct 2026 | Salt Lake City Ordinance: Short Term Rental Business License (Chapter 5.13, 2026) |
| Burlington, VT | Primary residence only High risk | Annual registration with the Department of Permitting and Inspections housing division by April 1 These rules apply inside the City of Burlington only. South Burlington, Winooski, Colchester, and Shelburne are separate municipalities with their own rules. | Oct 2026 | City of Burlington: Short Term Rentals FAQ |
| Stowe, VT | Restricted High risk | Annual registration and license, $100 per unit, with the registration number in every listing Commercial lodging in Stowe's ski and resort planned unit development districts (for example Spruce Peak) is exempt from the cap. Hotels, inns, and B&Bs are outside the short-term rental rules. | Oct 2026 | Town of Stowe: Short-Term Rental Registration |
| Virginia Beach, VA | Restricted Moderate risk | Annual zoning permit per address ($500), plus annual Commissioner of the Revenue registration Virginia Beach is an independent city, so the city sets all zoning. The Oceanfront overlay boundary was under review in 2026, with a proposal to reduce it. | Oct 2026 | City of Virginia Beach Planning: Short-Term Rentals |
| Door County, WI | Allowed Moderate risk | Door County Tourism Zone Commission room tax permit and monthly reports (8% room tax) Door County has 14 towns plus villages and the City of Sturgeon Bay. County comprehensive zoning applies only in towns that opted in, and short-term rental licensing is set by each municipality. Wis. Stat. 66.1014 limits all of them: they cannot ban rentals of seven days or longer, but they can require a license and cap 7 to 29 day rentals at 180 days a year. | Oct 2026 | Door County Tourism Zone Commission |
| Jackson, WY | Restricted Moderate risk | Town of Jackson business license (renewed yearly) and Basic Use Permit for every STR The Town of Jackson and Teton County have different rules and thresholds (30 vs 31 days). Teton Village and Grand Targhee are in unincorporated Teton County, not the town. | Oct 2026 | Town of Jackson: Short-Term Rentals |
Download the full table as CSV (includes the full summary for each market). Free to reuse under CC BY 4.0 with a link to this page.
What the statuses mean
Allowed: investor-owned short-term rentals can operate with the required license, permit, registration and tax accounts. Restricted: investors can operate, but only within limits such as permit caps, lotteries or waitlists, zoning districts, spacing rules or night limits. Many restricted markets have closed or waitlisted permit programs, and permits often don't transfer when a property sells. Primary residence only: only owner-occupied stays are allowed, so a typical investment property can't be licensed. Effectively banned: stays under 30 nights in a non-owner-occupied home are prohibited across essentially all residential areas. Mid-term rentals (30 nights or more) are usually the legal alternative.
How this table is researched
Each market was checked against primary sources: the city or county code, the official short-term rental program page, state statutes and state revenue departments. The month in the Verified column is when those sources were read. Where an official site couldn't be read in full, the market page says what could not be confirmed. Many popular "city" markets are actually governed by a county or a neighboring town, which the table notes where it matters, for example most whole-home rentals near Orlando's theme parks are in Osceola County, not the City of Orlando.
Spot an outdated rule? Email the details and the source through the contact page and the row will be updated. For the numbers side of a market, open its page from the table, or run a deal through the STR ROI calculator.