Short-Term Rental Laws in San Diego, CA (2026)
Short-term rentals (under one month) are legal in San Diego but every host needs a Short-Term Residential Occupancy (STRO) license, issued in four tiers; a whole-home Tier 3 license costs $1,170 total ($41 application + $1,129 license, valid two years), while part-time and home-share tiers cost $226-$317. The biggest restriction is that each host may hold only one license and operate only one dwelling unit citywide, and whole-home licenses are capped (1% of the city's housing stock for Tier 3; Mission Beach Tier 4 is fully allocated with a frozen waitlist). Guests also pay 11.75%-13.75% transient occupancy tax depending on zone. Always confirm current requirements with the city before operating.
San Diego STR rules at a glance
| Legal status | Allowed with permit |
|---|---|
| Permit required | Yes |
| Permit name | Short-Term Residential Occupancy (STRO) License (Tiers 1-4) |
| Permit fee | $1,170 |
| Renewal | Biennial |
| Owner occupancy required | No |
| Primary residence only | No |
| Max units per owner | 1 |
| Minimum stay | 2 nights |
| Total occupancy taxes | ~13.75% of gross revenue |
| Insurance | No insurance requirement appears in the STRO ordinance (SDMC Ch. 5, Art. 10) or the city's license application requirements; the city requires a TOT certificate and Rental Unit Business Tax account instead. |
| Enforcement | The Office of the City Treasurer administers licensing; a public license registry and complaint contact are required by SDMC 510.0110. Regulatory actions range from verbal/written warnings to notices of violation and license revocation, at the City Manager's discretion 'without any requirement that the actions escalate in severity.' A third violation of operating requirements within 12 months at a dwelling unit or by a host can trigger revocation (SDMC 510.0109(e)). Applications are not processed for units with pending code-enforcement actions, and hosts whose license was revoked are barred from applying for 12 months. Tier 3/4 hosts must use the license at least 90 days/year and file quarterly usage reports or risk losing it. Since January 1, 2026, California SB 346 (Short-Term Rental Facilitator Act) lets cities require platforms like Airbnb/Vrbo to report listing addresses and license/TOT numbers, with fines up to $10,000/day for facilitator violations (city must adopt an implementing ordinance). |
| Current rules effective | 2023-05-01 |
What will guests pay in taxes on a San Diego stay?
Itemized occupancy taxes for San Diego, CA — enter your nightly rate to see the real cost breakdown.
San Diego occupancy tax calculator
| Gross rent | $450.00 |
| San Diego Transient Occupancy Tax (TOT) (11.75%)· collection varies | $52.88 |
| Tourism Marketing District (TMD) assessment (2%)· host remits | $9.00 |
| Total tax (13.75%) | $61.88 |
| Guest pays | $511.88 |
Estimate only. Platform collection varies by listing site and agreement; verify rates with the taxing authorities.
Permits & licensing
San Diego requires Short-Term Residential Occupancy (STRO) License (Tiers 1-4) to operate a short-term rental — the fee is $1,170, renewed biennial.
Fees effective March 1, 2025 (application + license): Tier 1 (part-time, max 20 days/yr) $33 + $193 = $226; Tier 2 (home share) $33 + $284 = $317; Tier 3 (whole home outside Mission Beach) and Tier 4 (Mission Beach whole home) $41 + $1,129 = $1,170. permit_fee_cents reflects the Tier 3/4 whole-home total. Fees are non-refundable and renewal fees equal initial fees. Hosts must also hold a free Transient Occupancy Tax (TOT) Certificate and pay the flat annual Rental Unit Business Tax (base fee + per-unit fee) if renting more than 6 days per calendar year.
Zoning & location rules
The STRO ordinance applies citywide to all dwelling units regardless of base zoning designation - there are no zone-by-zone STR prohibitions. Instead, supply is limited by license caps: Tier 3 whole-home licenses are capped at 1% of the city's total housing units (issued by lottery when oversubscribed, allocated across Community Planning Areas), and Tier 4 (Mission Beach) is capped at 30% of Mission Beach housing units (fully allocated as of 2026; waitlist closed 8/15/2025). Prohibited unit types include ADUs/granny flats (except companion units permitted before the September 2017 prohibition), income-restricted affordable units, student housing/SROs, RVs, and non-residential spaces. Note: the STRO provisions certified into the Local Coastal Program sunset in the Coastal Overlay Zone on January 1, 2030 unless amended/extended.
Taxes
| Tax | Rate | Who collects |
|---|---|---|
| San Diego Transient Occupancy Tax (TOT)Effective May 1, 2025 under Measure C, three zones apply: Zone 1 = 11.75%, Zone 2 = 12.75%, Zone 3 = 13.75% (higher nearer the Convention Center; check the city's tax-zone lookup map). Airbnb collects and remits 'San Diego Transient Occupancy Tax: 11.75-13.75%' for its bookings, but the city holds operators responsible: hosts must maintain a TOT certificate and remit monthly (due the last day of the following month) for any rent not covered by a platform agreement. Rate was 10.5% through April 30, 2025. | 11.75% | varies |
| Tourism Marketing District (TMD) assessmentApplies only to lodging businesses with 70 or more rooms, so typical short-term rentals are NOT subject to it. Listed for completeness. | 2% | host |
Enforcement & penalties
The Office of the City Treasurer administers licensing; a public license registry and complaint contact are required by SDMC 510.0110. Regulatory actions range from verbal/written warnings to notices of violation and license revocation, at the City Manager's discretion 'without any requirement that the actions escalate in severity.' A third violation of operating requirements within 12 months at a dwelling unit or by a host can trigger revocation (SDMC 510.0109(e)). Applications are not processed for units with pending code-enforcement actions, and hosts whose license was revoked are barred from applying for 12 months. Tier 3/4 hosts must use the license at least 90 days/year and file quarterly usage reports or risk losing it. Since January 1, 2026, California SB 346 (Short-Term Rental Facilitator Act) lets cities require platforms like Airbnb/Vrbo to report listing addresses and license/TOT numbers, with fines up to $10,000/day for facilitator violations (city must adopt an implementing ordinance).
Operating without a license has been unlawful since May 1, 2023 and 'will likely result in regulatory actions... including issuance of a Notice of Violation with an assessment of penalties,' and jeopardizes future licensing. The ordinance invokes the Municipal Code's general civil and criminal remedies and administrative subpoenas (SDMC 510.0101). For noise violations, the city may issue individual administrative citations 'in an amount up to $1,000 to each guest and to the host' (SDMC 510.0107(g)(6)). Licenses may be revoked after a third violation within 12 months.
⚠️ HOA/condo rules may prohibit STRs regardless of city law.
Recent rule changes in San Diego
January 1, 2026material
California SB 346 (Short-Term Rental Facilitator Act) takes effect
New state law authorizes cities/counties to require STR platforms (Airbnb, Vrbo, etc.) to report each listing's physical address, display local license and TOT certificate numbers on listings, and submit to audits, with administrative fines up to $10,000/day. Not self-executing - San Diego must adopt an implementing ordinance to use these powers.
Official source →October 3, 2025
Court of Appeal affirms Measure C hotel-tax validity
California's Fourth District Court of Appeal affirmed the August 2024 trial-court ruling validating Measure C (2020 citizen initiative raising TOT), holding a simple majority sufficed. This ends the main legal challenge to the zone-based 11.75%-13.75% TOT rates already being collected since May 1, 2025.
Official source →August 15, 2025material
Tier 4 (Mission Beach whole-home) application period closed; waitlist frozen
The Mission Beach Tier 4 license pool (capped at 30% of Mission Beach housing units, ~1,097 licenses) is fully allocated; the application/waitlist period closed August 15, 2025 with zero licenses available. Tier 3 licenses remain available (roughly 780-880 left under the 1% citywide cap as of mid-2026).
Official source →May 1, 2025material
TOT increases to 11.75%-13.75% under Measure C
The city began collecting increased Transient Occupancy Tax on May 1, 2025, replacing the flat 10.5% rate with three zones (11.75%, 12.75%, 13.75%) based on proximity to the Convention Center. Applies to short-term rentals as well as hotels.
Official source →March 1, 2025material
STRO license fee schedule updated
New fees effective March 1, 2025: Tier 1 $33 + $193; Tier 2 $33 + $284; Tier 3/4 $41 + $1,129. Renewal fees equal initial fees; all fees non-refundable.
Official source →May 1, 2023critical
STRO licensing requirement takes effect / enforcement begins
Operating a short-term rental (under one month) anywhere in the City of San Diego without an STRO license became unlawful on May 1, 2023, implementing the ordinance adopted in April 2021 (O-21305) and amended June 2022 (O-21464) after Coastal Commission certification.
Official source →
Frequently asked questions
›Is Airbnb legal in San Diego?
Yes — Airbnb and other short-term rentals are legal in San Diego, CA, but you must obtain a Short-Term Residential Occupancy (STRO) License (Tiers 1-4) before operating. Always confirm current requirements with the city before operating.
›Do I need a permit for a short-term rental in San Diego?
Yes. San Diego requires a Short-Term Residential Occupancy (STRO) License (Tiers 1-4) to operate a short-term rental, which costs $1,170 and must be renewed biennial. Always confirm current requirements with the city before operating.
›How much does a San Diego short-term rental permit cost?
The Short-Term Residential Occupancy (STRO) License (Tiers 1-4) costs $1,170 (biennial renewal). Fees effective March 1, 2025 (application + license): Tier 1 (part-time, max 20 days/yr) $33 + $193 = $226; Tier 2 (home share) $33 + $284 = $317; Tier 3 (whole home outside Mission Beach) and Tier 4 (Mission Beach whole home) $41 + $1,129 = $1,170. permit_fee_cents reflects the Tier 3/4 whole-home total. Fees are non-refundable and renewal fees equal initial fees. Hosts must also hold a free Transient Occupancy Tax (TOT) Certificate and pay the flat annual Rental Unit Business Tax (base fee + per-unit fee) if renting more than 6 days per calendar year.
›Can I Airbnb a non-primary residence in San Diego?
Yes — San Diego does not limit short-term rentals to primary residences, although each owner is capped at 1 unit. Zoning and other restrictions may still apply. Always confirm current requirements with the city before operating.
›What taxes do short-term rental hosts pay in San Diego?
Hosts in San Diego are subject to: San Diego Transient Occupancy Tax (TOT) (11.75%), Tourism Marketing District (TMD) assessment (2%) — roughly 13.75% total on gross rental revenue. Platforms like Airbnb collect some of these automatically; check each line's collection method on this page.
›What happens if I operate a short-term rental illegally in San Diego?
Operating without a license has been unlawful since May 1, 2023 and 'will likely result in regulatory actions... including issuance of a Notice of Violation with an assessment of penalties,' and jeopardizes future licensing. The ordinance invokes the Municipal Code's general civil and criminal remedies and administrative subpoenas (SDMC 510.0101). For noise violations, the city may issue individual administrative citations 'in an amount up to $1,000 to each guest and to the host' (SDMC 510.0107(g)(6)). Licenses may be revoked after a third violation within 12 months. The Office of the City Treasurer administers licensing; a public license registry and complaint contact are required by SDMC 510.0110. Regulatory actions range from verbal/written warnings to notices of violation and license revocation, at the City Manager's discretion 'without any requirement that the actions escalate in severity.' A third violation of operating requirements within 12 months at a dwelling unit or by a host can trigger revocation (SDMC 510.0109(e)). Applications are not processed for units with pending code-enforcement actions, and hosts whose license was revoked are barred from applying for 12 months. Tier 3/4 hosts must use the license at least 90 days/year and file quarterly usage reports or risk losing it. Since January 1, 2026, California SB 346 (Short-Term Rental Facilitator Act) lets cities require platforms like Airbnb/Vrbo to report listing addresses and license/TOT numbers, with fines up to $10,000/day for facilitator violations (city must adopt an implementing ordinance).
San Diego's STR rules changed 5 times recently.
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Related
Nearby covered cities
- Palm Springs, CARestricted
- Los Angeles, CAPrimary residence only
- Phoenix, AZPermit required
- Scottsdale, AZPermit required
- Sedona, AZPermit required
Sources
- City of San Diego - Short-Term Residential Occupancy (STRO) program page (Office of the City Treasurer)retrieved July 9, 2026
- San Diego Municipal Code Ch. 5, Art. 10, Div. 1 - Short-Term Residential Occupancy (O-21305/O-21464)retrieved July 9, 2026
- City of San Diego - Transient Occupancy Tax (TOT)/Tourism Marketing District (TMD)retrieved July 9, 2026
- City of San Diego - STRO Ordinance Frequently Asked Questions (FAQ)retrieved July 9, 2026
- City of San Diego press release - Hotel Room Tax to Increase Starting May 1 (Measure C, March 20, 2025)retrieved July 9, 2026
- Airbnb Help Center - Occupancy tax collection and remittance by Airbnb in Californiaretrieved July 9, 2026
- CalMatters Digital Democracy - SB 346 Local agencies: transient occupancy taxes: short-term rental facilitators (2025-26)retrieved July 9, 2026
- NBC 7 San Diego - Appeals court sides with San Diego on Measure C hotel tax initiativeretrieved July 9, 2026
This page is informational only and is not legal, tax, or financial advice. Rules change and enforcement varies — verify current requirements with San Diego and a qualified professional before operating.