Santa FeShort-term rental rules

Additional vacation and regional market / New Mexico

Santa Fe distinguishes a residential STR permit from nonresidential STR registration.

Research reviewed Oct 31, 2026. Primary sources linked.

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Does the operating permit transfer?: New application
Section 14-6.2(A)(5)(c)(iv) ends a residential STR permit at ownership transfer and requires a buyer application. Transfers with unchanged ownership interests are excepted. A qualifying spouse or domestic partner may request succession after the permit holder's death. Nonresidential registration is a separate route.
Can the land-use approval continue?: Verify the property approval
The operating-permit rule does not establish whether this parcel’s zoning approval, variance or older-use protection continues. Obtain the actual approval and its conditions.
Can this buyer obtain approval?: Identify the zoning and applicable STR category before evaluating the application. A business registration alone does not establish the residential permit.
License or registration: The current city page requires business registration plus the appropriate residential permit or nonresidential registration.
Application availability: Confirm current availability
Check the official program before applying. The absence of a reported waitlist is not evidence that this property or buyer can receive approval.
Timing to verify: A qualifying spouse or domestic partner must request permit succession in writing within 90 days of the holder's death; this exception does not apply to an ordinary sale.
Changes and uncertainty: The city states that annual authorizations expire December 31 and describes a January 1 through April 15 renewal season. Confirm late-renewal and continuity rules.

What this means for the appraisal

Obtain the buyer application requirements and confirm the earliest approved operating date before assuming continuity of rental income.
Verify the property’s land-use approval and continuation conditions. Research finding: Verify the property approval.
Check the proposed buyer against the recorded requirements: Identify the zoning and applicable STR category before evaluating the application. A business registration alone does not establish the residential permit.
In the assignment analysis, identify the evidence supporting the proposed rental use, any operating interruption and any unresolved assumptions.

Use these prompts to plan the property review. The appraiser must evaluate the evidence and reach the assignment-specific conclusions.

Record the property evidence in a worksheet

Request documents from the owner or agent

Copy this market-specific request, add the property address and edit it for the assignment.

Read or select the document request

Document request for Santa Fe

Subject: STR property document request | Santa Fe, NM

Please provide the following documents for the property under review. Identify any item that is unavailable or does not apply.

1. Property address, parcel ID and confirmation of the governing jurisdiction.
2. Current operating permit or registration, named holder, expiration date and renewal history, if applicable.
3. Written ownership-change instructions from the issuing office. Guide finding: Section 14-6.2(A)(5)(c)(iv) ends a residential STR permit at ownership transfer and requires a buyer application. Transfers with unchanged ownership interests are excepted. A qualifying spouse or domestic partner may request succession after the permit holder's death. Nonresidential registration is a separate route.
4. Zoning approval, conditional-use permit, variance or grandfathering record, including conditions and evidence of continued use. Guide finding: The operating-permit rule does not establish whether this parcel’s zoning approval, variance or older-use protection continues. Obtain the actual approval and its conditions.
5. Documents addressing the proposed buyer and property requirements: Identify the zoning and applicable STR category before evaluating the application. A business registration alone does not establish the residential permit.
6. Current confirmation of application availability, including any cap, waitlist, lottery or separation rule. Guide finding: Check the official program before applying. The absence of a reported waitlist is not evidence that this property or buyer can receive approval.
7. Recorded covenants, HOA or condominium rental restrictions and applicable lease restrictions.
8. Rental operating statements and booking records, with the periods covered and any anticipated interruption at closing.
9. Confirmation of the applicable deadline and filing evidence: A qualifying spouse or domestic partner must request permit succession in writing within 90 days of the holder's death; this exception does not apply to an ordinary sale.
10. Written clarification: For a property using the nonresidential registration route, confirm its separate ownership-change procedure. For a residential permit, verify current cap and proximity eligibility.

Market research reviewed: 2026-10-31. These requests need property-specific verification.
Official research sources:
Santa Fe short-term rental program: https://santafenm.gov/land-use/short-term-rentals
Santa Fe STR ordinance linked from the current city program, residential permit transfer rule: https://santafenm.gov/media/files/land_use/STR_Ordinance.pdf

Subject: STR property document request | Santa Fe, NM

Please provide the following documents for the property under review. Identify any item that is unavailable or does not apply.

1. Property address, parcel ID and confirmation of the governing jurisdiction.
2. Current operating permit or registration, named holder, expiration date and renewal history, if applicable.
3. Written ownership-change instructions from the issuing office. Guide finding: Section 14-6.2(A)(5)(c)(iv) ends a residential STR permit at ownership transfer and requires a buyer application. Transfers with unchanged ownership interests are excepted. A qualifying spouse or domestic partner may request succession after the permit holder's death. Nonresidential registration is a separate route.
4. Zoning approval, conditional-use permit, variance or grandfathering record, including conditions and evidence of continued use. Guide finding: The operating-permit rule does not establish whether this parcel’s zoning approval, variance or older-use protection continues. Obtain the actual approval and its conditions.
5. Documents addressing the proposed buyer and property requirements: Identify the zoning and applicable STR category before evaluating the application. A business registration alone does not establish the residential permit.
6. Current confirmation of application availability, including any cap, waitlist, lottery or separation rule. Guide finding: Check the official program before applying. The absence of a reported waitlist is not evidence that this property or buyer can receive approval.
7. Recorded covenants, HOA or condominium rental restrictions and applicable lease restrictions.
8. Rental operating statements and booking records, with the periods covered and any anticipated interruption at closing.
9. Confirmation of the applicable deadline and filing evidence: A qualifying spouse or domestic partner must request permit succession in writing within 90 days of the holder's death; this exception does not apply to an ordinary sale.
10. Written clarification: For a property using the nonresidential registration route, confirm its separate ownership-change procedure. For a residential permit, verify current cap and proximity eligibility.

Market research reviewed: 2026-10-31. These requests need property-specific verification.
Official research sources:
Santa Fe short-term rental program: https://santafenm.gov/land-use/short-term-rentals
Santa Fe STR ordinance linked from the current city program, residential permit transfer rule: https://santafenm.gov/media/files/land_use/STR_Ordinance.pdf

Research and guide updates

Oct 31, 2026 Research record: Research recorded for this market. Primary sources linked. See the findings, open questions and official sources below.
Nov 1, 2026 Guide tools: Added assignment prompts, a document request and consistent research questions. This tool update does not change the market research date.

Changes and uncertainty to verify

The city states that annual authorizations expire December 31 and describes a January 1 through April 15 renewal season. Confirm late-renewal and continuity rules.

Still to confirm

For a property using the nonresidential registration route, confirm its separate ownership-change procedure. For a residential permit, verify current cap and proximity eligibility.

Sources and research limits

The sale summary cites official code, program guidance or a court record. Read its scope and any remaining questions; it is not a parcel determination.

Use this summary to identify the documents and questions for a property review. A seller's rental history alone does not establish a buyer's permission to operate.

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