Draft. This page was compiled from official sources but has not completed editorial verification. Confirm every figure with the official links below before acting.
San Diego Short-Term Rental Rules: What Hosts Need to Know in 2026
San Diego licenses short-term rentals in four tiers, from part-time home sharing to whole-home rentals, and every stay of less than one month needs a license. Licenses run for two years and are not transferable.
Whole-home licenses are scarce: Tier 3 is capped at 1% of housing units outside Mission Beach, and the Tier 4 Mission Beach application period is closed.
A tiered license with caps on whole-home rentals
San Diego’s short-term residential occupancy ordinance covers any occupancy of less than one month, in every zone. Before applying, a host must already hold an active transient occupancy tax certificate and an active, paid rental unit business tax account.
The tier structure separates part-time and home-sharing rentals from whole-home rentals. Tier 3 and Tier 4 licenses carry a two-night minimum stay, a 90-day annual utilization requirement, and quarterly reporting.
- Tier 1 and Tier 2 cover part-time and home-sharing rentals.
- Tier 3 whole-home licenses are capped at 1% of housing units outside Mission Beach.
- Tier 4 Mission Beach whole-home licenses are capped at 30% of the planning area and the application period is closed.
The four STRO tiers
Every tier requires an active TOT certificate and rental unit business tax account first. Fees are the same for a new license and a renewal, and a separate application fee is charged on top.
Tier 1 — Part-Time
The part-time tier costs $193 for a new license or renewal, plus a $33 application fee. Licenses are valid for two years.
Tier 2 — Home Sharing
The home-sharing tier costs $284 for a new license or renewal, plus a $33 application fee. Licenses are valid for two years.
Tier 3 — Whole Home
The whole-home tier costs $1,129, plus a $41 application fee. It requires a two-night minimum stay, at least 90 days of utilization each year, and quarterly reports.
Tier 4 — Mission Beach Whole Home
The Mission Beach whole-home tier also costs $1,129, plus a $41 application fee, and is capped at 30% of the Mission Beach planning area. The application period is closed.
License fees
| Label | Fee |
|---|---|
| New license — Tier 1 — Part-Time | $193 |
| New license — Tier 2 — Home Sharing | $284 |
| New license — Tier 3 — Whole Home | $1,129 |
| New license — Tier 4 — Mission Beach Whole Home | $1,129 |
| Renewal — Tier 1 — Part-Time | $193 |
| Renewal — Tier 2 — Home Sharing | $284 |
| Renewal — Tier 3 — Whole Home | $1,129 |
| Renewal — Tier 4 — Mission Beach Whole Home | $1,129 |
License and operating rules
- A license is required for any occupancy of less than one month, in every zone, and operating without one on or after May 1, 2023 is unlawful.
- A host may hold only one license and may operate only one dwelling unit at a time; licenses are not transferable between hosts or properties.
- Applicants must first hold an active Transient Occupancy Tax certificate and an active, paid Rental Unit Business Tax account.
- Accessory dwelling units may not be used for short-term residential occupancy; only permitted companion units approved before October 15, 2017 qualify.
- Tier 3 whole-home licenses are capped at 1% of housing units outside Mission Beach, and Tier 4 is capped at 30% of the Mission Beach planning area.
- Tier 3 and Tier 4 licenses require a two-night minimum stay, at least 90 days of utilization each year, and quarterly reports.
Enforcement: citations and civil penalties
Operating without a license on or after May 1, 2023 is unlawful and can lead to enforcement action. The city can issue administrative citations and pursue civil penalties for violations.
Because licenses are tied to one host and one dwelling unit, transferring a license or operating more than one unit at a time is itself a compliance problem.
- Administrative citations of up to $1,000.
- Civil penalties of up to $10,000 per violation.
- Operating without a license on or after May 1, 2023 can result in enforcement action.
| Item | Penalty |
|---|---|
| Administrative citations | Administrative citations of up to $1,000. |
| Civil penalties | Civil penalties of up to $10,000 per violation. |
| Unlicensed operation | Operating without a license on or after May 1, 2023 is a violation and can result in enforcement action. |
Transient occupancy tax: 11.75% to 13.75% by zone
Combined hotel occupancy tax ~11.75%
The transient occupancy tax is 11.75% in Zone 1, 12.75% in Zone 2, and 13.75% in Zone 3.
Hosting platforms that collect rent must collect and remit the tax on bookings they process; hosts report direct bookings themselves.
Returns go to the Office of the City Treasurer monthly and are due by the last day of the following month.
Late payments accrue 1% for the first day plus one-third of 1% per day, capped at 25%.
- Collection
- Hosting platforms that collect rent must collect and remit the tax on bookings they process; hosts report direct bookings.
- Filing
- Monthly return to the Office of the City Treasurer, due by the last day of the following month; late payments accrue 1% for the first day plus one-third of 1% per day, capped at 25%.
Operating rules quick list
- Quarterly reports
- Tier 3 and Tier 4 hosts must submit quarterly reports to the Office of the City Treasurer; Tier 1 and Tier 2 hosts are exempt.
Permit notes
- Density caps
- Tier 3 is capped at 1% of the city’s housing units outside Mission Beach (802 of 5,661 licenses remained available as of October 9, 2026); Tier 4 is capped at 30% of Mission Beach and its application period is closed.
- Other fees
- Application fee $33 for Tier 1 and Tier 2, $41 for Tier 3 and Tier 4, charged in addition to the license fee.
Compare San Diego with other STR markets
Some cities cap the number of short-term rental nights, while others cap the number of whole-home licenses by geography. San Diego uses the second approach: its tiered system limits whole-home licenses by area and ties the license to a single host and unit.
Phoenix
Arizona
Allowed citywide with permit (state law bars city bans — host-friendly)
Low–moderate enforcement
New license $250
Last verified
View Phoenix rules →Scottsdale
Arizona
Licensed; Arizona law preempts local bans and occupancy caps
Moderate enforcement
New license $250
Last verified
View Scottsdale rules →Sedona
Arizona
Permit required; Arizona law sets the regulatory floor
Moderate enforcement
New license $210
Last verified
View Sedona rules →Los Angeles
California
Allowed in the host’s primary residence with registration; 120-night annual cap unless extended
High enforcement
New license $441
Last verified
View Los Angeles rules →Palm Springs
California
Allowed in single-family homes with an annual certificate; new certificates capped at 20% per organized neighborhood
High enforcement
New license — Vacation Rental $1,046
Last verified
View Palm Springs rules →San Francisco
California
Allowed only in the host’s permanent residence with registration; un-hosted stays capped at 90 nights per year
High enforcement
New license $925
Last verified
View San Francisco rules →Santa Monica
California
Home-sharing only in the host’s primary residence; un-hosted vacation rentals are unlawful
High enforcement
New license $582.25
Last verified
View Santa Monica rules →Denver
Colorado
Licensed, primary residence only
High enforcement
New license $150
Last verified
View Denver rules →Washington
District of Columbia
Licensed, primary residence only
High enforcement
New license $99
Last verified
View Washington rules →Fort Lauderdale
Florida
Licensed and inspected; annual Certificate of Compliance required
High enforcement
New license — Certificate of Compliance $880
Last verified
View Fort Lauderdale rules →Miami
Florida
Licensed and enforced; city and county requirements run in parallel
High enforcement
Last verified
View Miami rules →Orlando
Florida
Owner-occupied home sharing; whole-home rentals are limited by zoning
Moderate enforcement
New license — Home Sharing Registration $275
Last verified
View Orlando rules →Tampa
Florida
State-licensed; city rental registration repealed in 2023
Low–moderate enforcement
New license $230
Last verified
View Tampa rules →Atlanta
Georgia
Licensed, primary residence plus one additional dwelling unit
High enforcement
New license $150
Last verified
View Atlanta rules →Savannah
Georgia
Certified STVR, overlay district only, per-ward cap
High enforcement
New license $400
Last verified
View Savannah rules →Chicago
Illinois
Registered shared housing unit (31 days or fewer)
High enforcement
New license $250
Last verified
View Chicago rules →New Orleans
Louisiana
Licensed, capped, and lottery-based
High enforcement
New license — NSTR owner permit $500
Last verified
View New Orleans rules →Boston
Massachusetts
Registered, owner-occupied primary residence only
High enforcement
New license — Limited Share $25
Last verified
View Boston rules →Las Vegas
Nevada
Licensed; owner-occupied homes only (city limits)
High enforcement
New license $500
Last verified
View Las Vegas rules →New York
New York
Legal only in a registered primary residence (hosted stays)
High enforcement
New license $145
Last verified
View New York rules →Portland
Oregon
Permitted as an accessory use (primary residence required)
Moderate enforcement
Last verified
View Portland rules →Charleston
South Carolina
Licensed, primary residence only (commercial STRs only in the overlay district)
High enforcement
New license $345
Last verified
View Charleston rules →Nashville
Tennessee
Allowed with permit; heavy zoning restrictions on investor units
High enforcement
New license $313
Last verified
View Nashville rules →Austin
Texas
Licensed & enforced
High enforcement
New license $736.60
Last verified
View Austin rules →Seattle
Washington
Licensed; up to two units per operator
High enforcement
New license $75
Last verified
View Seattle rules →Frequently asked questions
Do I need a license to rent my San Diego home short-term?
Yes. Any occupancy of less than one month needs an STRO license, and you must hold a TOT certificate and an active Rental Unit Business Tax account before applying.
How much does a San Diego STRO license cost?
License fees are $193 for Tier 1, $284 for Tier 2 and $1,129 for Tier 3 or Tier 4, plus a $33 or $41 application fee. Licenses last two years.
Are there limits on whole-home rentals in San Diego?
Tier 3 whole-home licenses are capped at 1% of housing units outside Mission Beach, and Tier 4 is capped at 30% of Mission Beach. Tier 3 and Tier 4 hosts must rent at least 90 days a year to keep the license.
Official sources and cross-checks
Sources with links
- City of San Diego — Short-Term Residential Occupancy licensing sandiego.gov
- San Diego Municipal Code — STRO Ordinance (Ch. 5, Art. 10, Div. 1) docs.sandiego.gov
- City of San Diego — Transient Occupancy Tax rates and zones sandiego.gov
- City of San Diego — STRO enforcement: citations and civil penalties sandiego.gov