Short-term rental rules by city

In New York City, renting out an entire home or apartment for fewer than 30 consecutive days is illegal in all permanent residential buildings (private dwellings and Class A multiple dwellings), even for owners — whole-unit short-term rentals are only lawful in city-approved Class B (transient) buildings such as hotels.

Austin defines short-term rentals as housing rented for fewer than 30 consecutive days and allows them in full- and limited-purpose Austin with an operator's license.

Short-term rentals (stays under 30 consecutive days) are legal in Denver only in the host's one primary residence, so dedicated investment/second-home STRs are effectively prohibited.

In the City of Los Angeles, short-term rentals (stays of 30 consecutive days or less) are legal only as 'home-sharing' in the host's primary residence — the sole residence where the host lives more than 6 months per calendar year — under Home-Sharing Ordinance No.

Nashville (Metro Nashville-Davidson County) allows short-term rentals only with an annual STRP permit from the Metro Codes Department, and splits them into two types.

Short-term rentals (any rental of a dwelling unit for under 30 consecutive days) are legal in New Orleans only with two annual city permits: an STR owner permit for the unit plus a separate STR operator permit, and platforms may not take bookings for unpermitted units.

Short-term rentals (any rental of a dwelling unit for less than one month, called Short-Term Residential Occupancy or STRO) are legal citywide in San Diego but only with a city-issued STRO license, a Transient Occupancy Tax certificate, and (if renting more than 6 days/year) a Rental Unit Business Tax account.

Miami Beach prohibits short-term rentals (any rental for less than six months and one day) in all single-family homes and in apartment/townhome properties in the RM-1, RM-PRD, RM-PRD-2, RPS-1, RPS-2, CD-1, RO, RO-3 and TH zoning districts, with narrow grandfathered exceptions in parts of the Flamingo Park, Espanola Way, Collins Waterfront and North Shore historic districts (entire-unit rentals only, 7-night minimum in the Collins Waterfront and North Beach exception areas).

Short-term rentals (stays under 30 days) are legal in every residential zone in Scottsdale because Arizona state law (A.R.S.

On Oahu, renting a dwelling for fewer than 30 consecutive days is illegal except in resort-zoned districts, a few mapped apartment-zoned areas (the Waikiki Special District apartment precinct mauka of Kuhio Avenue on two specified tax-map-key lots, A-1/A-2 areas near the Ko Olina and Turtle Bay resorts, and an A-2 area contiguous to the Hoakalei Resort, per the figures enacted by Ordinances 25-2 and 25-52), or under a grandfathered nonconforming use certificate (NUC) issued for pre-October 22, 1986 operations — new NUCs are not issued.

San Francisco's residential short-term-rental program is limited to the host's primary home.

Seattle requires a business-license tax certificate and a $75-per-unit annual STR operator license for rentals under 30 consecutive nights.

Short-term rentals (31 days or fewer booked through a platform) are legal in Chicago but tightly controlled under the Shared Housing Ordinance (MCC Ch.

Short-term rentals ('tourist residencies') are legal and widespread in Gatlinburg but require a permit.

Palm Springs allows short-term 'vacation rentals' (unhosted, owner not present) and 'homeshares' (owner present) as ancillary residential uses under Municipal Code Chapter 5.25, most recently amended by Ordinance 2133 (adopted July 8, 2026).

The incorporated City of Las Vegas allows short-term residential rentals (STRs, rentals of a residential unit for fewer than 31 consecutive days) only under a restrictive owner-occupied model.

In the City of Kissimmee, renting a residential dwelling for less than 30 days is prohibited in residential districts except inside the city's Short-Term Rental Overlay (STRO) district, and only where the use was approved through a planned unit development (SRPUD/MUPUD) or as a conditional use under City Code (Land Development Code) § 14-6-44 (or was grandfathered before the STRO regulations).

Boston allows rentals for fewer than 28 consecutive days only in eligible owner-occupied condominiums and one-, two-, or three-family residential buildings.

Washington, DC restricts short-term rentals to a natural-person owner's homestead-eligible primary residence, including its accessory dwelling units.

Dallas’s current STR guidance says the City is not enforcing its June 2023 registration and zoning ordinances because of a temporary injunction.

Charleston legalized short-term rentals (stays of 1-29 consecutive days) citywide in a tightly limited form under Ordinance 2018-043 (ratified April 10, 2018, effective 90 days later).

Savannah allows short-term vacation rentals (STVRs, whole-dwelling rentals of 30 consecutive days or less) only after the owner obtains both a city business tax certificate and an annual STVR certificate ($400 new application, $250 annual renewal, non-refundable, via the city's Deckard registration portal).

Asheville bans whole-home short-term rentals in nearly the entire city: a 'short-term vacation rental' (an entire dwelling unit rented for less than one month, UDO Sec.

Short-term rentals are legal in Sedona under Arizona's statewide limits on local regulation.

South Lake Tahoe's regulatory landscape changed fundamentally in 2025-2026: Measure T (the 2018 voter initiative that phased out vacation home rentals in residential zones by end of 2021) was struck down in its entirety by the El Dorado County Superior Court on March 13, 2025, because its permanent-resident exception was found unconstitutional, and the city declined to appeal on April 1, 2025.

Park City allows nightly (short-term) rentals — defined as rental of a dwelling unit for less than 30 days — but only where zoning permits it, and every unit must hold a City-issued Nightly Rental Business License before it can be advertised or rented.

Short-term rentals (any accommodation unit rented for under 30 consecutive days) are legal in Breckenridge only with a Town-issued Accommodation Unit License, and new licenses are capped by one of four geographic zones adopted by Ordinance No.

Panama City Beach does not ban or cap the frequency/duration of short-term rentals (Florida preempts that under Fla.

Whole-home short-term rentals are legal in Destin but tightly gated.

Whole-home short-term rentals ('Dwelling Units Licensed for Vacation Rental') are legal in Gulf Shores but only by zoning district: they are allowed by right in the Single Family and Duplex Tourist Rental Overlay District and in the BN, BG, BT, ICW-N and ICW-S business/tourist districts, plus PUD-designated multi-family tracts, while they are prohibited in AG, ATP, ED, IND, OS, and R-1 through R-5 residential districts (R-3/R-4 multi-family can seek a Conditional Use Permit), subject to narrow 2009/2018 grandfather exceptions for properties licensed and taxed before those cutoff dates (Zoning Ordinance Art.

Myrtle Beach regulates short-term rentals (defined in the zoning code as any rental of a dwelling for less than 90 continuous days) primarily through zoning, not a citywide STR permit.

Galveston allows whole-home short-term rentals (stays under 30 days) in every zoning district except R-0 (Restricted Residential, Single-Family), where STRs are prohibited.

Branson requires a business license, STR permit and fire inspection for covered rentals of 1–30 consecutive days; new applicants generally also need a tourism-tax deposit.

Hilton Head Island allows both hosted and unhosted whole-home short-term rentals (stays under 30 days) island-wide; there is no zoning-based ban, though the Town is assessing a possible moratorium on new STR developments as of mid-2025 (proposed, not enacted).

Whole-home short-term rentals are legal citywide but zoning district determines the minimum stay: in RS-1 and RS-2 (single-family residential) districts, a grandfathered 2010 rule (recodified by Ordinance 2019-51, effective January 27, 2020) allows rentals only for periods of one week or longer (Sec.

Moab bans the creation of new short-term/nightly rentals in essentially every zone: Moab Municipal Code 17.09.700 prohibits STR of dwellings in zones A-2, C-1, C-3, C-5, FW, I-1, R&D-1, R-2, R-3, R-4, RA-1, and every other zone where STR is not an explicitly listed permitted use.

Whole-home short-term rentals ('vacation rentals,' formerly called TPHR) are legal in Big Bear Lake but require an annual city license under Municipal Code Chapter 4.01 (Ordinance No.

Joshua Tree is unincorporated, so short-term rentals are governed entirely by San Bernardino County Code Chapter 84.28 (Short-Term Residential Rentals), administered by County Land Use Services/Code Enforcement (str.sbcounty.gov) — there is no separate Joshua Tree town ordinance.

Steamboat Springs requires an annual license (Ord.

Portland does not allow non-resident, whole-home short-term rentals: under Portland City Code 33.207 (Accessory Short-Term Rentals, or ASTR), a dwelling can only be rented short-term (stays under 30 consecutive days) if a resident occupies it at least 270 days per calendar year, so an investor who does not live in the unit cannot legally operate it as a whole-home nightly rental in residential zones.

Atlanta regulates short-term rentals (stays of 30 consecutive days or less) under the City of Atlanta Short-Term Rental Ordinance, 20-O-1656 (adopted March 15, 2021; effective September 1, 2021; licensing enforcement began March 5, 2023 after two earlier delays).

Philadelphia splits short-term rentals (any stay of 30 consecutive days or less) into two tracks under Bill No.

Phoenix allows hosted and unhosted residential short-term rentals, subject to Arizona's state preemption, but each dwelling unit must have a current city permit before it is offered or occupied as a short-term rental.

San Antonio requires a Short Term Rental (STR) permit for any dwelling unit rented for less than 30 consecutive days, under City Code Chapter 16, Article XXII (adopted Nov.

Fort Lauderdale permits whole-home and hosted short-term rentals (stays of 30 days or less) but subjects every listing to a stacked state-county-city compliance regime under Ordinance C-16-25 (Code of Ordinances Ch.

Tampa repealed its general rental-certificate registration program effective May 4, 2023, but zoning still matters: the code defines dwelling rentals on a weekly-or-longer basis and separately defines transient lodging.

Virginia Beach defines a short-term rental (STR) as a rental of 30 days or less of an entire home (or one or more rooms in a primary home), and where you may legally operate one depends on zoning.

Santa Monica permits home-sharing in a host’s primary residence, with the host living on site throughout the stay.

Jersey City defines a short-term rental (STR) as a rental of a residential dwelling for 28 or fewer consecutive days, regulated under Chapter 255 of the Municipal Code (adopted as Ordinance 19-077 on 6/25/2019, upheld by voter referendum 11/5/2019, and substantially amended by Ordinance 25-059 on 6/11/2025).

Boise has no short-term rental permit, license, or registration requirement as of 2026-07-18.