The Short-Term Rental Rules Guide

New York only allows hosted short-term rentals: the host must live in the unit, share it with guests throughout the stay, and cap occupancy at two guests. Unhosted whole-unit rentals under 30 days are illegal citywide outside hotels, so there is no legal investor model.

At a sale

The registration belongs to the person, not the unit, and the code states it is not transferable; a buyer must qualify as the permanent occupant and apply for a new registration.

License

NYC's Office of Special Enforcement issues a Short-Term Rental Host Registration, granted only to the unit's permanent occupant.

Investors

Unhosted whole-unit stays are not allowed anywhere in the city; investor-owned whole-home short-term rentals have no legal path under current law.

Stability

3 of 5. The registration law has stood since 2023; a bill to loosen the owner-occupied rules is pending.

Watch

Int 0879-2026 would let owners of one- and two-family homes host without being present; introduced April 30, 2026 and still in committee.

Sources: OSE - Registration Law overview; AmLegal - NYC Administrative Code, Title 26, Chapter 31

Los Angeles allows short-term rentals only in a host's primary residence, capped at 120 nights a year unless the host adds an Extended registration. A buyer cannot inherit the seller's registration and must requalify as a primary resident before hosting.

At a sale

A Home-Sharing Registration is personal to the host and tied to one primary residence; the guidelines state it cannot be transferred or assigned to another applicant or property, so a buyer must file fresh.

License

The Department of City Planning issues a Home-Sharing Registration, Regular or Extended, to the primary resident of the unit, renewed annually.

Investors

Non-owner-occupied whole-home rentals are not allowed; only a host living in the unit six or more months a year may register, past 120 nights with Extended status.

Stability

3 of 5. Core rule stable since 2019, but a zoning fix and a fee change are stalled in committee.

Watch

A Technical Amendment Ordinance closing the Venice Suites vested-rights loophole cleared committee in March 2026 but awaits a full Council vote.

Sources: Home-Sharing Administrative Guidelines, 2nd Edition (rev. 2026-09-28)

Chicago requires a per-unit registration or operator license through BACP and bars non-owner-occupied rentals in single-family homes and small 2-4 unit buildings, though larger buildings face only a density cap. Registrations and licenses do not transfer, so a buyer always reapplies.

At a sale

Both the registration and the license are non-transferable by code, and any pre-2016 grandfathered investor status is tied to the existing license, not confirmed to carry over to a new owner.

License

BACP issues a Shared Housing Unit Registration at $250 a year, or an Operator License for hosts with two or more units at $500.

Investors

Investor rentals are barred in single-family and 2-4 unit buildings unless grandfathered from 2016; buildings of five-plus units allow up to 12.5% of units or six, whichever is less.

Stability

3 of 5. Amended almost yearly since 2016; city is suing Airbnb and an operator over mass violations.

Watch

City of Chicago v. Airbnb and Slumber Stay, filed June 2026 over unregistered units, remains unresolved.

Sources: M.C.C. 4-14-020 Shared housing unit registration; M.C.C. 4-4-190 Nontransferability

Houston has no zoning, so investor short-term rentals are legal almost anywhere once registered with the city. A certificate of registration becomes void automatically the moment the property sells, so a buyer must register fresh before continuing to operate.

At a sale

The certificate is nontransferable, and the code states it becomes null and void the moment the registrant sells or conveys any ownership interest; the buyer must apply for a new certificate.

License

Houston's Administration and Regulatory Affairs Department issues a single Certificate of Registration per unit for $275 a year.

Investors

No owner-occupancy or zoning restriction applies; any owner or entity may register a unit, and there is no citywide cap on the number of certificates.

Stability

4 of 5. Ordinance took effect January 2026; no litigation found, enforcement still phasing in through 2027.

Watch

The city plans to require platforms to delist unregistered listings on notice starting Jan. 1, 2027.

Sources: Houston Code of Ordinances, Chapter 28, Article XXIII; City of Houston ARA - Short-Term Rentals

Phoenix requires a $250 annual permit per dwelling with no citywide cap on investor rentals, and state law bars the city from treating short-term rentals differently from other residential uses. The code never voids a permit on sale, only requiring an updated ownership notice.

At a sale

The code never states a permit is void or non-transferable on sale; it only requires the owner to file a revised ownership notice, so a permit may continue if the buyer renotices neighbors.

License

The Planning and Development Department issues a Short-Term Rental Permit per dwelling unit for $250, renewed annually.

Investors

No owner-occupancy rule applies except for accessory dwelling units built after Sept. 14, 2024; any owner, including an entity, may hold a permit with no citywide cap.

Stability

3 of 5. An owner-occupancy rule for newer accessory dwelling units took effect in April 2026.

Sources: Phoenix City Code Chapter 10, Article XVI index; A.R.S. §9-500.39

Philadelphia splits short-term rentals into two tracks: a cheap Limited Lodging permit for hosts who actually live in the unit, and a Visitor Accommodations hotel-use permit for investor units that the zoning code shuts out of most residential neighborhoods.

At a sale

The Limited Lodging license requires the holder to live in the unit, so it cannot pass to a non-resident buyer; for Visitor Accommodations, the zoning use may continue but the license must be obtained anew.

License

Licenses and Inspections issues a Limited Lodging Operator License at $150 a year to resident hosts, or a Rental License with Hotel designation otherwise.

Investors

Non-owner-occupied rentals are legal only where zoning allows Visitor Accommodations use, mostly commercial and industrial districts; most residential zoning bars the use outright.

Stability

4 of 5. Framework unchanged since 2021; a Council bill raising short-term rental taxes is on hold.

Watch

A Council bill raising short-term rental taxes toward hotel parity was put on hold indefinitely in June 2026 pending state authorization.

Sources: L&I FAQ: Short-term rental/limited lodging permits and licenses (PZ_003, Rev. 9.2025)

San Antonio licenses investor short-term rentals citywide through a Type 2 permit, subject to a density cap of one-eighth of homes per block face. The city states permits are not transferable, so a buyer must apply fresh and may run into the cap.

At a sale

A permit is not transferable to another owner, unit, or location; a buyer must file a new application and, if the block face is already at its cap, seek a special exception.

License

Development Services issues Type 1 (owner-occupied) and Type 2 (investor) permits, each valid three years, with Type 2 costing more.

Investors

Type 2 whole-home rentals are allowed citywide except in a few commercial and industrial zones, capped at one-eighth of single-family and small multifamily units per block face.

Stability

4 of 5. Regime re-adopted comprehensively in June 2024; no pending litigation found against the ordinance.

Sources: San Antonio Code of Ordinances, Chapter 16, Article XXII; San Antonio Unified Development Code §35-374.01

San Diego licenses short-term rentals in four tiers, with whole-home investor rentals capped at 1% of citywide housing and 30% in Mission Beach, both allocated by lottery. Licenses are non-transferable, and Mission Beach's cap is already full.

At a sale

Licenses are explicitly non-transferable by code; a buyer gets no priority in the lottery and must apply fresh, so a buyer of a capped unit may not legally replicate the seller's income at all.

License

The city issues four STRO license tiers by use, from a part-time license under $230 to a whole-home license near $1,170, renewed every two years.

Investors

Whole-home investor rentals, Tiers 3 and 4, are capped at 1% of citywide housing and 30% of Mission Beach housing, issued by lottery when demand exceeds supply.

Stability

3 of 5. Tiers stable since 2021-2022, but coastal-zone licensing sunsets in 2030 absent renewal.

Watch

The licensing requirement in the Coastal Overlay Zone expires Jan. 1, 2030 unless the Coastal Commission renews it.

Sources: SDMC Chapter 5, Article 10, Division 1: Short-Term Residential Occupancy; City of San Diego Short-Term Residential Occupancy (STRO) Program page

A Dallas County judge enjoined the city's 2023 zoning ban and registration ordinance before either took effect, and that injunction still stands while the case sits before the Texas Supreme Court. Non-owner-occupied short-term rentals remain legal and effectively unregulated citywide for now.

At a sale

As written, a registration expires automatically when ownership changes and the fee is nonrefundable, so a buyer would need a new registration; this is currently moot because the chapter is not being enforced.

License

On paper, Code Compliance would issue a $404 annual registration, but it is not processing any applications while the ordinance is enjoined.

Investors

As drafted, investor rentals would be zoned out of single-family, duplex, and townhouse districts; with enforcement enjoined, they are operating in those zones today.

Stability

1 of 5. Both ordinances enjoined since December 2023; case now before the Texas Supreme Court, unresolved.

Watch

City of Dallas v. Dallas Short-Term Rental Alliance, No. 25-0748, finished merits briefing with no ruling yet as of Oct. 2026.

Sources: Texas Supreme Court docket, Case No. 25-0748, City of Dallas v. Dallas Short-Term Rental Alliance; Ordinance No. 32473, adding Dallas City Code Chapter 42B, Short-Term Rentals

Fort Worth zones investor short-term rentals out of every residential district, and a Tarrant County court upheld that ban in March 2025, affirmed on appeal in May 2026. Registration does not transfer on sale, and no grandfathering exists at any vintage.

At a sale

The code states registration is non-transferable, and courts have held even pre-2018 operators had no vested right to continue; a buyer in a residential zone cannot legally register at all.

License

The city issues a single Short-Term Rental Registration for $150, plus a $100 annual renewal, only where zoning already allows the use.

Investors

Investor rentals are prohibited in every residential zoning district; they are allowed only in mixed-use, commercial, and industrial districts, with no cap within those districts.

Stability

3 of 5. City has won at trial and on appeal twice; a Texas Supreme Court petition is still pending.

Watch

Plaintiffs petitioned the Texas Supreme Court on Aug. 3, 2026 after losing on appeal; no ruling yet.

Sources: Fort Worth Short-Term Rental Ordinance (No. 26005-02-2023); Texas 2nd Court of Appeals, Modern Builders, LLC v. City of Fort Worth, No. 02-25-00275-CV

Jacksonville has no city short-term-rental ordinance: STRs run on Florida's state vacation-rental license and Duval County's tourist tax, with no city permit to apply for or lose.

At a sale

Jacksonville issues no city STR license, so there is nothing to transfer; a buyer needs only the state DBPR vacation-rental license and Duval County tourist tax registration, in their own name.

License

Florida DBPR issues the statewide vacation-rental license; Duval County requires Tourist Development Tax registration. No city STR permit exists.

Investors

Non-owner-occupied STRs are allowed anywhere state law permits a rental; Jacksonville imposes no cap, spacing rule, night limit or registration beyond state and county requirements.

Stability

4 of 5. There is no city ordinance to change; state law and the county tourist tax govern.

Sources: Fla. Stat. 509.032 (Division of Hotels and Restaurants; powers); Duval County Tax Collector: Convention/Tourist Development Tax (Short Term Rentals); City of Jacksonville, Planning and Development Department

Non-owner-occupied short-term rentals are now legal citywide in residential zones after Austin lost two lawsuits over its old ban, but a 2025 rewrite caps units per site and the operating license never transfers on sale.

At a sale

The operator license is non-transferable by code: a buyer must apply fresh and wait 6 to 10 weeks for a new license, with no stated exception for sites already over the unit cap.

License

Austin Code Department issues two-year Type 1 (owner-occupied), Type 2 (non-owner-occupied) and Type 3 (multifamily) operator licenses.

Investors

Allowed citywide in residential zones since Feb. 2025: up to 2 STRs per site, 1,000-foot spacing beyond that, and 10 to 25% caps in multifamily or mixed-use buildings.

Stability

3 of 5. Two ordinance rewrites in 18 months; density caps and platform delisting are still phasing in through 2026.

Watch

Platform license-display and delisting duties took effect July 1, 2026, but the city said it would pause delist enforcement for about six months.

Sources: Austin City Code Chapter 4-23, Short-Term Rentals (Municode); City of Austin: Changes to Short-Term Rental Regulations; Zaatari v. City of Austin case summary

San Jose has no standalone STR license: short-term rental is an incidental zoning use tied to the dwelling, capped at 180 nights a year when the host is away, with no limit when hosted.

At a sale

San Jose has no separate STR license: zoning eligibility runs with the dwelling, but the code is silent on transfer, so the buyer must register a new Business Tax Certificate and TOT account.

License

No separate STR permit; hosts register for a Finance Department Business Tax Certificate and Transient Occupancy Tax account.

Investors

Non-owner-occupied (unhosted) rentals are allowed in most dwelling types, capped at 180 nights a year; hosted stays have no night limit, and ADUs are barred.

Stability

3 of 5. A higher nuisance penalty and a transient occupancy tax increase (Measure A) both came within the last two years.

Watch

SB 346 lets San Jose require platforms to share listing data and fine them, but no local implementing ordinance is confirmed; the state law took effect Jan. 1, 2026.

Sources: San Jose Municipal Code Ch. 20.80 Part 2.5 (Transient Occupancy as an Incidental Use); San Jose Municipal Code Ch. 4.76 (Business Tax); San Jose Municipal Code Ch. 4.72/4.74 (Transient Occupancy Tax)

Charlotte has no short-term-rental ordinance: the city dropped draft rules in 2022 after a state court struck down Wilmington's registration scheme, so STRs run on ordinary zoning, noise and tax rules.

At a sale

Charlotte has no STR license, permit or registration tied to the property, so nothing transfers; a buyer can operate immediately subject only to zoning, HOA rules and standard tax registration.

License

No city STR permit or registration exists; only standard zoning, building and tax registration requirements apply.

Investors

Non-owner-occupied STRs are allowed anywhere ordinary residential zoning allows a dwelling to be rented; no cap, spacing rule or night limit exists.

Stability

4 of 5. No city ordinance in over four years; state Senate Bill 291 has stalled in committee since March 2025.

Watch

NC Senate Bill 291 would set a statewide STR floor; it has been stalled in Senate Rules since March 17, 2025.

Sources: City of Charlotte, Planning, Design & Development Dept., Short-Term Rental Regulation UDO Update (April 2022); NC General Assembly: Senate Bill 291 (2025-26), bill lookup; Short-Term Rental Regulations after Schroeder (Coates' Canons, UNC School of Government)

Columbus licenses short-term rentals citywide through a $75 primary-residence or $150 non-primary-residence permit, with no numeric cap, and a transfer of ownership automatically voids the permit.

At a sale

A transfer of ownership automatically voids the permit under code; it cannot be reassigned to a new owner, so the buyer must file a fresh application, background check and fee.

License

Building and Zoning Services issues a $75 primary-residence or $150 non-primary-residence permit after a background check.

Investors

Non-owner-occupied STRs are licensed citywide under the $150 Non-Primary Residence permit; no cap, spacing rule or night limit was found in Chapter 598.

Stability

3 of 5. Local rules have been stable since 2021, but Ohio HB 109/SB 104 could preempt the owner-occupancy fee structure.

Watch

Ohio HB 109 would bar the city's owner-occupancy requirement and per-owner caps; it had its third House committee hearing March 18, 2026, with no floor vote yet.

Sources: Columbus City Code Chapter 598: Hotel/Motel and Short-Term Rental Operations (Municode); Short Term Rental Information Sheet and Application (City of Columbus, 2026); House Bill 109: Short-Term Rental Properties' Regulation, Taxing (Ohio Townships bill tracker)

Indianapolis requires a flat $150 short-term rental permit for owner-occupied or investor units alike, under a 2018 state law that bars outright bans; the permit cannot pass to a buyer.

At a sale

State law bars transferring the permit even on a partial sale; the new owner must submit a fresh application, and a confirmed conflict over per-unit permitting on multi-unit properties remains unresolved.

License

The Department of Business and Neighborhood Services issues a $150 annual permit; state law caps the fee and bars a renewal charge.

Investors

Non-owner-occupied STRs pay the same $150 permit citywide with no extra zoning hurdle, since Indianapolis never adopted the state's optional variance requirement for investors.

Stability

3 of 5. A confirmed conflict between the city's per-unit permitting and the state's one-permit-per-property cap remains unresolved.

Watch

A broader state rental-ban statute requires legacy ordinances to comply by Jan. 1, 2028; Cumberland exits the consolidated city Jan. 1, 2027.

Sources: Indiana Code 36-1-24 (Short Term Rentals), full text; Indianapolis-Marion County Code Chapter 852 (Indianapolis Short-Term Rental Permit Program)

San Francisco registers short-term rentals only to a single owner-occupant host, who must occupy the unit at least 275 days a year; a buyer cannot use the seller's registration no matter how they qualify.

At a sale

The registration is tied to the host's own 275-day occupancy record, not the property; a buyer must independently satisfy the residency test and file an entirely fresh application.

License

The Office of Short-Term Rentals issues a two-year Registry entry only to the unit's resident "Permanent Resident" host.

Investors

Non-owner-occupied STRs are not permitted: only one Permanent Resident may register a unit, capping each host to a single rental citywide.

Stability

5 of 5. Core rules are unamended since 2016; no pending litigation or proposal was found this pass.

Sources: SF Administrative Code Ch. 41A, Sec. 41A.5 (Short-Term Residential Rental exception); SF Administrative Code Ch. 41A, Secs. 41A.6-41A.7 (Enforcement; OSTR); SF Planning: Office of Short-Term Rentals

Seattle caps every operator at two units citywide, a primary residence plus one non-owner-occupied unit; the license is issued by name to an owner, not the property, so a buyer must apply fresh.

At a sale

No code sentence addresses a sale directly. The license is issued to the operator by name and its fees are non-transferable, so a buyer applies for a new license.

License

Finance and Administrative Services issues a $75-per-unit annual operator license, plus a separate bed-and-breakfast license.

Investors

A non-owner-occupied unit is allowed, but only paired with the operator's own primary residence; each operator is capped at two units citywide.

Stability

4 of 5. The core two-unit cap is unchanged since 2017; a 2025 amendment added only a narrow eligibility carve-out.

Watch

HB 2559 would let Seattle add a local-option STR excise tax up to 4%; it has sat in House Appropriations since Feb. 3, 2026.

Sources: Seattle Municipal Code Chapter 6.600, Short-Term Rentals (Municode); Short-Term Rentals: Business Regulations (City of Seattle); RCW 64.37: Short-Term Rentals

Denver licenses short-term rentals only at the host's own primary residence, so an investor cannot buy a non-owner-occupied unit here and legally run it as a whole-home STR.

At a sale

By code, no license may be transferred from one person or location to another; the buyer must apply fresh and independently prove their own primary residency to get a new license.

License

Excise and Licenses issues a single primary-residence STR license for a $50 application fee plus $100 a year.

Investors

Non-owner-occupied STRs are not allowed in any zone; even a corporation or LLC is barred from holding the license, which is capped at one per person.

Stability

4 of 5. The primary-residence rule is unchanged since 2017; a 2025 amendment touched six sections but not this one.

Sources: Denver Revised Municipal Code, Chapter 33 Lodging, Article III Short-Term Rentals (Municode); Short-Term Rentals: Denver Zoning Code Provisions (official handout); Council Bill CB20-0240 (signed ordinance text, D.R.M.C. Chapter 33 Article III)

Nashville issues owner-occupied and non-owner-occupied short-term rental permits, but new non-owner-occupied permits have been barred from standard residential zones since 2020, and any sale cancels the permit outright.

At a sale

Metro code ends the permit when the zoning administrator finds a change in ownership. A buyer in a residential zone cannot get a new non-owner-occupied permit there.

License

Metro Codes and Building Safety issues 365-day Owner-Occupied and Not-Owner-Occupied permits; the fee is set administratively, not stated in code.

Investors

Non-owner-occupied STRs are allowed only in mixed-use, office, commercial and downtown districts; new permits have not issued in standard residential zones since a 2020 ordinance rewrite.

Stability

3 of 5. The ordinance was rewritten in Nov. 2024, and the permit system moved online in March 2026.

Sources: Metro Nashville-Davidson County Code of Ordinances Sec. 6.28.030, Short term rental property permit (Municode); Metro Nashville Codes Dept., Permit Types; Tenn. Code Ann. Sec. 13-7-603 (Short-Term Rental Unit Act)

Oklahoma City licenses primary-residence home sharing citywide, but a non-owner-occupied rental needs a Board of Adjustment special exception capped at 10% of the dwelling units on a block, with at least one allowed per block.

At a sale

The code never mentions sale. The license is issued to the owner-host, and grandfathered special exceptions are protected only for the original operator, so a buyer must file a new application under today's cap.

License

Development Services' Business Licensing Center issues an annual Home Sharing License; investor and Historic Preservation rentals also need a Board of Adjustment special exception.

Investors

Non-owner-occupied rentals are allowed in residential zones only with a special exception, capped at 10% of a block's dwelling units (minimum one per block).

Stability

3 of 5. Dec. 2024 rewrite added caps, occupancy limits and covenant rules; no litigation but recent major change.

Sources: Oklahoma City Municipal Code, Ch. 13, Art. XIII (Home Sharing/Short Term Rental); Oklahoma City Municipal Code, Ch. 59, § 59-9350.38.1 (special exception, density cap)

Washington limits short-term rentals to a natural-person owner's primary residence claiming the Homestead Tax Deduction. Unhosted whole-home stays are capped at 90 nights a year, with no investor path under current law.

At a sale

The license depends on the specific owner's Homestead Tax Deduction and Certificate of Clean Hands. A buyer cannot inherit either, and must qualify and apply for a new license after closing.

License

DC's Department of Licensing and Consumer Protection issues a hosted Short-Term Rental or unhosted Vacation Rental license, $99 for two years.

Investors

Non-owner-occupied and corporately owned properties cannot get a license today; a pending 2026 bill would allow one second, non-owner-occupied property capped at 90 nights a year.

Stability

3 of 5. 2018 Act unchanged, but a 2026 bill to allow investor STRs has stalled in committee for 7 months.

Watch

B26-0647 (introduced Mar. 13, 2026) would let renters host and allow one non-owner-occupied second property; still at committee referral with no hearing as of Oct. 2026.

Sources: DLCP - Short-Term Rental license service page; DC Council LIMS - B26-0647, Short-Term Rental Regulation Amendment Act of 2026

El Paso requires no license or registration for short-term rentals; the zoning code never singles them out, confirmed by reading all 11 chapters of Title 20. A 2026 ordinance now requires platforms to collect the city's hotel tax.

At a sale

There is no city STR license to pass on; zoning never singles out short-term rentals. A buyer registers as the new operator for the city hotel tax and should check HOA or deed restrictions.

License

No STR license exists; any qualifying residential use operates by right under the base zoning, with no city permitting body involved.

Investors

Non-owner-occupied STRs are allowed identically to owner-occupied ones anywhere the underlying residential use is already permitted, with no cap, density rule or lottery.

Stability

3 of 5. A 2026 ordinance made platforms collect the hotel tax; the zoning code does not address short-term rentals.

Sources: El Paso City Code, Title 20 (Zoning), Chapters 20.02-20.24; El Paso City Code, Title 3, Ch. 3.12 (Hotel Room Tax)

Inside City of Las Vegas limits, a residential short-term rental license requires the owner to live on site. Non-owner-occupied rentals are confined to a Special Use Permit in a few commercial and mixed-use zones. Unincorporated Clark County has its own rules.

At a sale

The code lets the Director require a new application on any ownership change, and the owner-occupancy rule makes that effectively mandatory: a buyer must reapply for CUV, inspection and license in their own name.

License

City Business Licensing issues an owner-occupied Short-Term Residential Rental license; investors need a commercial-zone Minimum Special Use Permit instead.

Investors

Non-owner-occupied rentals are allowed only via Special Use Permit in P-O, O, C-1, C-2 and C-PB zones. No more than four licenses per Nevada business license, and no more than 10% of units in a multifamily building.

Stability

3 of 5. Nov. 2025 amendment added a per-operator cap, a 10% density cap and an apartment-building ban within the last year.

Sources: LVMC Chapter 6.75, Short-Term Residential Rentals; City of Las Vegas, Proposed Amendment Short-term Rental Content Packet (Ord. No. 6929)

Boston's 2018 ordinance limits short-term rentals to an owner-occupant's own condo, single-family home, or 2-3 family building they fully own. A one-time sunset for pre-existing investor leases expired Sept. 1, 2019.

At a sale

Boston's program page states plainly: licenses do not transfer when the unit is sold. A buyer must independently qualify as the new owner-occupant and register from scratch.

License

Inspectional Services issues Limited Share, Home Share, and Owner-Adjacent licenses, all tied to owner occupancy; no investor category exists.

Investors

Non-owner-occupied investor STRs are not allowed at all; the only exception, a sunset for pre-2018 leases, expired Sept. 1, 2019.

Stability

5 of 5. Ordinance unchanged since a 2019 settlement with Airbnb; no new amendment or litigation found.

Sources: City of Boston - Short-Term Rentals program page; Massachusetts General Laws c. 64G §3A (local option excise, Boston rate)

Detroit has no short-term-rental ordinance; STRs operate under the general rental Certificate of Compliance. That certificate expires automatically on sale, and the new owner has 90 days to refile.

At a sale

Detroit's general rental certificate expires automatically on the date of sale; the new owner has 90 days to apply for their own Certificate of Registration and pass inspection again.

License

Buildings, Safety Engineering and Environmental Department issues the general Certificate of Registration and Certificate of Compliance that most STRs rely on.

Investors

Non-owner-occupied STRs are allowed citywide with no cap or geographic limit today; a draft ordinance would add a 90-day cap and bar new investor licenses north of the Grand Boulevards.

Stability

3 of 5. General rental rules were overhauled in 2025; a draft STR-specific ordinance has circulated unadopted since 2019.

Watch

A draft STR ordinance (90-day cap, geographic licensing limit) was discussed at an Oct. 2025 public meeting; still unadopted as of Oct. 2026.

Sources: Detroit City Code Chapter 8, Article XV, Property Maintenance Code

Louisville Metro requires annual registration for every short-term rental. Non-owner-occupied units in residential zones also need a Conditional Use Permit with a 600-foot spacing rule from other approved rentals.

At a sale

A sale invalidates the registration outright, and voids the CUP itself unless the buyer gets re-registered within 30 days, after which a full new CUP application is required.

License

Office of Planning & Design Services issues a $250 annual registration; non-owner-occupied rentals in residential zones also need a Conditional Use Permit.

Investors

Non-owner-occupied rentals are allowed in residential zones only with a CUP, subject to a 600-foot spacing rule from other approved rentals and a public hearing.

Stability

2 of 5. Kentucky tried twice (2025, 2026) to preempt the CUP system; SB 9 passed both chambers before dying in conference.

Watch

Kentucky SB 9 (2026), which would have preempted the conditional use permit system, passed both chambers but died in conference on April 15, 2026.

Sources: Louisville/Jefferson County Metro Code of Ordinances §§115.515-115.522, Short Term Rentals; Louisville-Jefferson County Land Development Code §4.2.63, Short Term Rental conditional-use standard

Portland requires the resident, owner or long-term tenant, to occupy the home at least 270 days a year under its accessory short-term rental code. A true non-owner-occupied investor rental does not exist in residential zones.

At a sale

The code never addresses a sale. Because the permit is personal to the resident and renewed by them, a buyer must qualify and reapply; a revoked permit's 2-year ban follows the dwelling itself.

License

Portland Permitting & Development issues a Type A (2 bedrooms) or Type B (3 to 5 bedrooms) accessory short-term rental permit.

Investors

Non-owner-occupied investor rentals are not allowed in residential zones at all; the only path is the Retail Sales and Service zoning use in commercial and multi-dwelling zones.

Stability

3 of 5. The zoning rule has been stable since 2017; enforcement fines and fees rose sharply in 2025 to 2026 amid reform pressure.

Watch

The City Ombudsman (March 2026) recommended warnings and a 95-night cap instead of the 270-day rule; not adopted as of July 2026.

Sources: Portland City Code 33.207 Accessory Short-Term Rentals; Portland.gov Accessory Short-Term Rentals program landing page

Memphis has run a citywide short-term rental license since Ordinance 5856 took effect in 2023. There is no primary-residence rule or numeric cap, and the code says plainly that a permit does not transfer on sale.

At a sale

The permit cannot be transferred or assigned to another person or address; a buyer must apply fresh. A pre-ordinance grandfathered rental loses its exemption the moment the property sells.

License

The Division of Planning and Development issues a single Short-Term Rental License for $300, renewable every two years for $150.

Investors

Non-owner-occupied rentals are allowed citywide with no primary-residence rule and no numeric cap; one permit is required per unit, with no density limit found.

Stability

4 of 5. The ordinance is unchanged since March 2023; no litigation or amendment found through the Dec. 2025 supplement.

Sources: Memphis Code of Ordinances, Title 5, Chapter 5-44, Short Term Rental Ordinance; Develop901 (Memphis and Shelby County Division of Planning and Development), Short-Term Rental Registration

Baltimore's 2019 ordinance limits new short-term rental licenses to a host's own permanent residence. A one-time grandfather window for a second, non-owner-occupied unit closed in March 2020.

At a sale

The code states plainly that licenses are not property rights and do not transfer on sale. A buyer must qualify as the new permanent resident and apply fresh.

License

DHCD issues a two-year Short-Term Residential Rental License for $200 per unit, tied to the owner's permanent residence.

Investors

A grandfathered non-owner-occupied license track closed to new entrants in March 2020; outside that closed class, investor rentals cannot be newly licensed at all.

Stability

5 of 5. Unchanged since the 2019 ordinance; grandfather window closed in 2020; no amendment or litigation found.

Sources: Baltimore City Code, Article 15, §48-7 (Licensing prerequisites); City of Baltimore - Short-Term Rentals (DHCD program page)

Milwaukee short-term rentals are licensed through Wisconsin's state Tourist Rooming House program rather than a city ordinance, with no owner-occupancy requirement. The license does not pass to a buyer except through a family transfer or a same-location business reorganization.

At a sale

An ordinary sale voids the license: the buyer must apply fresh and pay a new preinspection fee. Only a transfer to an immediate family member or a same-location business reorganization carries the license forward.

License

Wisconsin DATCP issues the Tourist Rooming House license; Milwaukee's Department of Neighborhood Services administers it locally as a state agent.

Investors

Non-owner-occupied rentals are fully allowed citywide, with no cap, zoning restriction or lottery found; the same license covers owner-occupied and investor units alike.

Stability

4 of 5. Settled statewide framework, but the governing rule chapter was fully rewritten in January 2026.

Sources: Wis. Stat. § 66.1014, Limits on residential dwelling rental prohibited; Wis. Admin. Code ATCP 72.07, Licenses

Albuquerque's short-term rental permit is inexpensive and open to any dwelling unit, with no owner-occupancy rule and no citywide cap. The permit terminates automatically when the property sells, so a buyer must file a new application before continuing to rent it.

At a sale

The permit terminates automatically on transfer of ownership; a buyer who wants to keep operating must submit an entirely new application under their own name, with no grace period or grandfathering.

License

The Planning Department issues a single Short Term Rental Permit, with no distinction between owner-occupied and investor units.

Investors

Non-owner-occupied rentals are allowed in any zone that permits a dwelling unit, with no cap, spacing rule or night limit currently in force.

Stability

4 of 5. Ordinance unchanged since 2021, but three Council attempts since 2023 tried to tighten it.

Watch

City Council has tried three times since 2023 to add a cap or spacing rule; the latest, O-26-5, failed Feb. 2, 2026.

Sources: Albuquerque Short Term Rental Ordinance, ROA 1994 §§ 13-19-1 to 13-19-8; Albuquerque City Council Short Term Rental Task Force

Fresno regulates short-term rentals through a simple business permit with no owner-occupancy rule, no cap and no dedicated zoning category. The permit is tied to the address and the applicant, so it does not pass to a buyer.

At a sale

The permit is personal to the applicant and tied to one address; it does not convey with the property, so a buyer must apply for a new permit in their own name.

License

The Finance Department issues a single Short-Term Rental Permit for $50, covering both owner-occupied and investor units.

Investors

Non-owner-occupied rentals are allowed with no cap, lottery or night limit; the ordinance expressly allows one owner to hold permits for multiple properties.

Stability

4 of 5. Permit ordinance unchanged since 2019; a 2023 amendment only tightened platform tax collection.

Sources: Fresno Municipal Code § 7-1249, Short-Term Rentals

Tucson has no dedicated short-term rental permit: operators just need the standard $25 business license plus Arizona tax registration. Since March 2026 the city also charges a dedicated 10% short-term rental tax, replacing the old hotel-rate structure.

At a sale

The business license is nontransferable between owners or locations; a buyer registers in their own name for a routine $25 fee, since Tucson has no scarce or capped permit to lose.

License

A standard transient rental business license ($25, one-time) plus an Arizona Transaction Privilege Tax registration cover any short-term rental.

Investors

Non-owner-occupied rentals are legal and unrestricted citywide, with no cap, zoning carve-out or night limit found in the code.

Stability

4 of 5. Posture unchanged for years; the main recent change is a 2026 tax rate increase.

Sources: Tucson City Code Ch. 19, Art. II, Div. 5, Tax on Hotels Renting to Transients

Sacramento currently allows non-owner-occupied short-term rentals capped at 90 nights a year, but a Planning Commission-recommended ordinance would force most of them to become owner-occupied or stop, with only one grandfathered renewal.

At a sale

The code states flatly that a permit may not be transferred; a buyer must apply fresh, and a denial or revocation at that address bars a new permit there for 2 years.

License

The Finance Department issues separate primary-residence and non-primary-residence Short-Term Rental Permits under the same fee schedule.

Investors

Non-owner-occupied rentals are allowed outside a few bed-and-breakfast zoning limits, capped at 90 aggregate nights per permit term and requiring a local property manager.

Stability

2 of 5. A recommended ordinance would end most non-owner-occupied rentals; the council has not voted.

Watch

The Planning and Design Commission recommended on March 12, 2026 that most rentals be tied to the owner’s primary residence, with one grandfathered renewal through July 2028. No council vote found as of October 2026.

Sources: Sacramento City Code Ch. 5.114, Short-Term Rentals; City of Sacramento Revenue Division, Short Term Vacation Rentals

Atlanta licenses short-term rentals only at the operator’s primary residence plus one more unit. Council adopted Ordinance 2026-36 to remove that limit from Jan. 1, 2027. The license stays nontransferable.

At a sale

The code bars a licensee from transferring the right to operate by lease, agreement or contract, so a buyer applies for a new license.

License

The Department of City Planning issues a Short-Term Rental License under City Code Part 20.

Investors

Until Jan. 1, 2027, a license covers the operator’s primary residence and one additional unit. After that date §20-1004(d) has no residency or unit-count limit.

Stability

3 of 5. Council removed the core residency rule in September 2026; follow-on density proposals remain in committee.

Watch

Ordinance 2026-36 takes effect Jan. 1, 2027 and drops the primary residence plus one unit limit.

Sources: Atlanta City Code § 20-1004, Short-term rental license

Kansas City has barred new non-owner-occupied short-term rentals from residential zones since mid-2023. A change of ownership ends the registration; the code leaves open whether an older rental’s zoning exemption survives a sale.

At a sale

A change of ownership ends the existing registration, and the buyer registers from scratch. The code does not say whether a pre-2023 rental’s zoning exemption survives the sale.

License

Neighborhood Services issues Resident and Non-Resident Short-Term Rental Registrations, each $200 a year, through the CompassKC portal.

Investors

Non-resident (investor) rentals are barred from all residential zoning districts; they remain legal in office, business and commercial zones, subject to spacing and density caps.

Stability

2 of 5. An unresolved 2023 lawsuit and a full November 2025 rule rewrite keep this contested.

Watch

An unresolved 2023 lawsuit by about 36 STR owners challenges the ordinance; the challenged provisions were fully repealed and replaced Nov. 13, 2025.

Sources: Kansas City Code of Ordinances Ch. 56, Art. VIII, Short-Term Rental Registration; Kansas City Zoning and Development Code § 88-321, Short Term Rentals Where Permitted

Mesa requires a $250-a-year Short-Term Rental License issued only to the deeded owner, with no owner-occupancy or zoning restriction. The code states the license is non-transferable and non-assignable, and fees are forfeited if a transfer is attempted.

At a sale

The license is tied to the deeded owner, not the property; a sale requires closing the old license and filing a new application, and an attempted transfer voids the license and forfeits all fees paid.

License

The Business Development Department issues a Short-Term Rental License for $250 a year to the deeded owner of each rental unit.

Investors

Non-owner-occupied rentals are fully allowed citywide, with no cap, zoning restriction or lottery; the license is issued to the titleholder regardless of occupancy.

Stability

4 of 5. Core licensing chapter unchanged since 2023; two statewide bills remain pending.

Watch

Statewide SB1076 would let smaller Arizona cities cap STR permits for the first time; it had a second Senate reading in January 2026.

Sources: Mesa City Code Title 5, Chapter 15, Short-Term Rentals; City of Mesa Short-Term Rental License (official page)

Raleigh requires a zoning permit for a short-term rental, a structure the city adopted in 2021 to stay outside the North Carolina law that bars rental registration. There is no owner-occupancy rule and no citywide cap.

At a sale

The ordinance does not mention a sale or a change of owner. The permit is tied to the premises and the use, not a named holder, so it may continue after a sale; the city has not said.

License

Development Services issues a single Short-Term Rental Zoning Permit through the online Permit and Development Portal; the fee is not published as a flat figure.

Investors

Non-owner-occupied rentals are allowed as a limited use in ten zoning districts, with no citywide cap, only a 25%-or-2-unit limit per multi-unit building.

Stability

4 of 5. Ordinance unchanged since 2021; its permit-not-registration structure hasn't been tested in court.

Watch

NC Senate Bill 291 would set a statewide floor on local STR rules; it has sat in committee since March 17, 2025.

Sources: Raleigh Unified Development Ordinance Sec. 6.4.6.E, Overnight Lodging; City of Raleigh Short-Term Rentals permit program

Non-owner-occupied permits in Colorado Springs are barred from single-family zones and must sit 500 feet from another investor rental. The permit is issued to the owner personally and expires automatically on sale.

At a sale

The permit is issued to the owner personally, not the property, and expires on sale; the buyer must reapply and may be blocked by the 500-foot spacing rule or the property's accessory dwelling unit.

License

The city issues Owner-Occupied and Non-Owner-Occupied Short-Term Rental Permits, both $124.95 a year, through its dedicated STR program.

Investors

Non-owner-occupied rentals are allowed outside single-family zones, limited to 500 feet apart and capped at 4 per property (2 per owner in shared multi-family buildings).

Stability

3 of 5. Base rules settled since 2019; a 2025 rule now bars STRs on ADU properties.

Sources: Colorado Springs City Code § 7.5.510, Short Term Rental Permit; Colorado Springs City Code § 7.3.301.C, Short Term Rental use-specific standards

Miami's Miami 21 zoning code bars whole-home short-term rentals in T3 and T4-R residential zones, a restriction courts upheld because it predates Florida's 2011 preemption law. Legal STRs are mostly confined to commercial and mixed-use zones.

At a sale

The code is silent on sale; annual Certificate of Use renewal lapses on non-renewal, suggesting it runs with the property, but Zoning has not confirmed whether a sale requires a fresh application.

License

City Zoning Department issues an annual Certificate of Use for lodging; Florida DBPR issues a state license; Code Compliance issues a Business Tax Receipt.

Investors

Non-owner-occupied STRs are barred in T3 and T4-R single-family and duplex zones; allowed elsewhere with a Certificate of Use, no citywide cap or lottery.

Stability

2 of 5. Zoning ban survived a split 2018 appellate ruling, but post-2018 enforcement and remand status are unconfirmed.

Sources: City of Miami: How to Convert to a Short-Term Rental/Lodging; City of Miami v. Airbnb, Inc., 260 So. 3d 478 (Fla. 3d DCA 2018)

Omaha has no license or registration requirement for whole-home short-term rentals. The city's only ordinance titled 'Short Term Rental' (Ch. 43, Art. XI) actually regulates bed-and-breakfasts that serve owner-provided meals, a different use.

At a sale

There is no city short-term rental license to pass on. A buyer needs only to meet existing zoning, building and fire codes, since Nebraska law limits how far Omaha can regulate the use.

License

No license exists for whole-home rentals; only bed-and-breakfasts need a Planning Department and Fire Department license under Ch. 43, Art. XI.

Investors

Non-owner-occupied whole-home STRs are allowed citywide with no license, cap, spacing rule or night limit; a pending council registration ordinance has not passed as of October 2026.

Stability

3 of 5. No general-STR rule exists yet, but a 2026 council registration proposal is active and could change that soon.

Watch

Councilmember Hug's STR registration ordinance (manager name, 24/7 emergency contact) was still pending as of July 2026 and had not passed by Oct. 2026.

Sources: Omaha Municipal Code Ch. 43, Art. XI (Short Term Rental); Neb. Rev. Stat. § 18-1758 (Short-term rentals; municipality powers)

In Virginia Beach, new whole-home short-term rentals are barred outside Sandbridge, the Oceanfront Resort District, and neighborhoods that win a 75% owner petition for overlay status. Grandfathered pre-2018 rentals keep operating under looser citywide rules.

At a sale

Grandfathered status runs with the land and passes to a buyer, unless the dwelling grew by more than 25% or 1,000 square feet or sat unused as a rental for two years. The code does not say whether a conditional use permit carries over.

License

Planning Department issues a 5-year Conditional Use Permit for new STRs; the Commissioner of the Revenue issues a $50 annual operator registration.

Investors

Non-owner-occupied STRs are allowed in Sandbridge and the Oceanfront Resort District by right or CUP; elsewhere only if 75% of a neighborhood's owners petition for an overlay.

Stability

3 of 5. The ordinance has been amended at least three times since 2018, most recently in August 2025.

Sources: Virginia Beach City Zoning Ordinance Sec. 241.2 (Short-term rental); Virginia Code § 15.2-983 (short-term rental registries)

Long Beach caps non-primary (investor) short-term rentals at 800 citywide, with 350 reserved inside the Coastal Zone, while primary-residence rentals are uncapped. The code states registrations may not be transferred and do not run with the land.

At a sale

The code states a registration 'may not be transferred or assigned and does not run with the land'; a buyer must apply fresh and has no priority if the cap is full.

License

Development Services issues a 1-year Primary Residence registration (uncapped) or Non-Primary Residence registration (investor, capped).

Investors

Non-owner-occupied STRs are capped at 800 citywide, with 350 reserved for the Coastal Zone; no per-night limit once registered, but one registration per operator.

Stability

2 of 5. Code was fully rewritten in 2025 and amended again in 2026; an 'under review' notice is still live.

Sources: Long Beach Municipal Code Chapter 5.77 (Short-Term Rentals); City of Long Beach Short-Term Rentals program page

Oakland has no short-term rental permit at all: its Planning Code classifies ordinary whole-home STRs as 'Transient Habitation,' a use barred in every residential zone, with the only legal path a conditional permit in commercial HBX zones.

At a sale

There is no city STR license to pass on. A buyer gets whatever zoning status the property already has (prohibited in residential zones), or a conditional use permit if one exists on an HBX-zoned parcel.

License

No STR license exists; a whole-home rental needs a Major Conditional Use Permit from Planning, available only in HBX commercial zones.

Investors

Non-owner-occupied whole-home STRs are barred in every residential zone (RM and RU); the only permitted path is a conditional permit in HBX commercial zones.

Stability

2 of 5. No STR ordinance has been adopted since policy work began in 2016; a new ordinance is targeted for Fall 2026.

Watch

Oakland's first STR ordinance has been in development since 2016; the city targets adoption hearings for Fall 2026, after missing a Spring-Summer 2026 target.

Sources: Oakland Planning Code § 17.10.440, Transient Habitation Commercial Activities; City of Oakland: Short-Term Residential Rental Regulations (STRR project page)

Minneapolis licenses non-owner-occupied rentals but limits each owner to one, beside their own homestead. A rental license is nontransferable, and a sale requires a new application and fee.

At a sale

The code states a license 'is nontransferable'; a sale requires a new application and triggers a $450 change-of-ownership fee or a $1,000 conversion fee, plus requalifying under the one-per-owner cap.

License

Regulatory Services issues a $58 homestead Registration or a tiered, inspection-based non-homestead License for investor rentals.

Investors

Non-owner-occupied STRs are allowed citywide under a License, capped at one per owner (two for a homesteaded triplex); buildings over 20 units cap STRs at 10% of units.

Stability

4 of 5. Core framework dates to 2017-2018; a narrow 2025 amendment added a Tier III STR ban, not a broader rewrite.

Sources: Minneapolis Code of Ordinances, Title 12, Chapter 244 (Rental Dwelling Licenses); Short-term Rental Application Packet, City of Minneapolis

Bakersfield adopted its first short-term rental permit ordinance on June 10, 2026, legalizing an estimated 500 or more rentals that had operated with no legal path before. The permit has no primary-residence requirement, but fees and enforcement were still being built out.

At a sale

The code states a permit 'may not be transferred or assigned and does not run with the land'; a buyer must apply fresh and pass inspection under the new ordinance.

License

The city issues a 1-year Short-Term Rental Permit plus a business tax certificate; the exact fee had not been set.

Investors

Non-owner-occupied STRs are allowed citywide with no primary-residence requirement or numeric cap, except multifamily buildings of 5+ units are capped at 20% of units.

Stability

3 of 5. A brand-new 2026 ordinance; the fee schedule was still being set.

Sources: Bakersfield Municipal Code Chapter 17.74 (Short-Term Rentals)

Tulsa licenses short-term rentals, including fully investor-owned whole-home rentals, in every zoning district for a flat $375 a year, with no primary-residence rule and no citywide cap.

At a sale

The code says a license 'shall not be sold or otherwise transferred'; a new license is required whenever the dwelling is sold, with no carryover of the seller's license.

License

The Planning Office issues an annual $375 Short-Term Rental License, split between a Principal Use and Accessory Use classification.

Investors

Non-owner-occupied (Principal Use) STRs are licensed in every zoning district, same terms as owner-occupied STRs, with no citywide cap, only one license per lot.

Stability

4 of 5. Licensing and zoning rules unchanged since March 2020.

Sources: Tulsa Code of Ordinances, Title 21, Chapter 26 (Short-Term Rental); City of Tulsa Short-Term Rentals (STR)

Tampa has no short-term rental license. Its zoning code defines a dwelling unit as rented on a weekly or longer basis, and a 2022 circuit court ruling held that this bars short-term rentals in single-family districts.

At a sale

There is no city STR license to pass on. Legality depends only on the property's zoning, so a buyer has exactly the same rights (or restrictions) as the seller had.

License

The city issues no STR license; a state DBPR vacation rental license is required but does not make a zoning-barred use legal.

Investors

Non-owner-occupied whole-home STRs under 7 days are barred in single-family zones; whether any multifamily or commercial zone allows them was not confirmed.

Stability

3 of 5. Zoning bar is long-standing and court-tested, but the city is actively drafting its first STR registration ordinance.

Watch

In August 2026, Tampa authorized staff to draft its first STR registration ordinance after a new Hillsborough County program excluded the city; no draft exists yet.

Sources: Super Host, LLC v. City of Tampa, No. 20-CA-5743 (Fla. 13th Jud. Cir. 2022); City of Tampa Office of the City Attorney memo, Council File No. CM26-26355

Aurora only allows a short-term rental in the operator's own primary residence; there is no legal path for a non-owner-occupied whole-home rental. The business and lodger's license required to operate does not transfer on sale.

At a sale

The code says a license transfer 'shall require the submission of a new application,' and a buyer must also qualify as the new primary resident to operate at all.

License

The Tax & Licensing Division issues a combined General Business and Lodger's Tax license, renewed every 2 years.

Investors

Non-owner-occupied whole-home STRs have no confirmed legal path; only the resident's own primary residence can be licensed, capped at 180 rental days a year.

Stability

3 of 5. The primary residence rule has been in place since at least 2016, with amendments in 2021 and 2024.

Sources: Aurora City Code § 26-219 (short-term rental); Aurora City Code § 86-43 (license transfer)