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Short-Term Rental Regulations
in Nashville, TN

Last verified: 2026-05-14 · Report an update

Which rules apply

Regulation layers for Nashville

Zoning & Conditions

STRs are restricted by zoning; owner-occupied permits are allowed in residential zones (excluding NS districts), while new non-owner-occupied permits are limited to specific non-residential areas. Occupancy is capped at twice the number of permitted sleeping rooms plus four (max 12), and a local responsible party must be available 24/7.

Metro Nashville Short-Term Rental Permit

Short-term rentals in Nashville, TN are governed by Metro Nashville Short-Term Rental Permit.

STR License Types

License TypeDescription
Type 1 (Owner-Occupied)Short-term rental where the operator lives on the property as their primary residence.Eligibility: Owner-occupied primary residence
Type 2 (Non-Owner-Occupied)Short-term rental that is not the operator's primary residence; prohibited in many residential zoning districts.Eligibility: Non-owner-occupied; permitted only in certain zoning districts

How to Obtain a Permit

1) Verify eligibility via the STRP parcel viewer and prepare a PDF application including proof of taxes, floor plan, insurance, and neighbor notifications. 2) Include a certification from a state-licensed architect, engineer, or home inspector for single/two-family dwellings. 3) Submit via email, pass inspection, pay the $313 fee, and renew annually.

Regulatory Updates — Nashville

Proposed and recent legislation

PassedJune 2023

Ban on Non-Owner-Occupied STRs in Single-Family Zones

Nashville Metro Council passed Ordinance BL2023-1655 prohibiting new non-owner-occupied short-term rental permits in single-family residential (RS) zones. Existing permit holders were given a phase-out period. This was one of the most significant STR restrictions enacted by any major US city.

Official source
PassedJanuary 2022

3% Census Tract Cap Implementation

Nashville enforces a cap limiting STR permits to no more than 3% of housing units in any census tract. This cap has made obtaining permits in popular neighborhoods extremely difficult, with waitlists forming in some areas.

FailedApril 2025

Tennessee State STR Preemption Bill — Failed

A Tennessee state legislature bill (HB 1774) that would have preempted local STR bans failed to advance in the 2025 session. Industry groups have indicated they plan to reintroduce preemption legislation in 2026.

ProposedOctober 2025

Proposed Extension of Non-Owner-Occupied Ban to Multi-Family

Nashville Council members have proposed extending the 2023 non-owner-occupied ban to multi-family residential zones, which would significantly impact operators running STRs in apartment buildings and condos. Still in early committee stages.

Official Resources

Official Nashville STR regulation source

Local Resources & Advocacy

Tennessee Short-Term Rental Association (TNSTRA)Statewide

Statewide advocacy organization representing Tennessee STR owners and managers. Led the push for the 2025 state preemption bill and continues to organize operators statewide.

Nashville Vacation Rental AllianceLocal

Local group of Nashville STR operators that engages with Metro Council members and provides resources to help hosts navigate the city's licensing requirements.

Vacation Rental Management Association (VRMA)National

National trade association for the vacation rental industry with active advocacy on STR preemption legislation nationwide.

Frequently Asked Questions

Are Airbnbs legal in Nashville, TN?
Airbnb listings are allowed in Nashville, TN, but with restrictions. STRs are restricted by zoning; owner-occupied permits are allowed in residential zones (excluding NS districts), while new non-owner-occupied permits are limited to specific non-residential areas. Occupancy is capped at twice the number of permitted sleeping rooms plus four (max 12), and a local responsible party must be available 24/7. A permit is required before you can host. These rules apply to all short-term rental platforms (Airbnb, Vrbo, Booking.com, etc.) — not just Airbnb specifically. See the official source linked on this page for full requirements. Last verified 2026-05-14.
Are short-term rentals allowed in Nashville, TN?
STRs are restricted by zoning; owner-occupied permits are allowed in residential zones (excluding NS districts), while new non-owner-occupied permits are limited to specific non-residential areas. Occupancy is capped at twice the number of permitted sleeping rooms plus four (max 12), and a local responsible party must be available 24/7.
Is a permit required to operate a short-term rental in Nashville?
Yes, a permit is required to operate a short-term rental in Nashville. 1) Verify eligibility via the STRP parcel viewer and prepare a PDF application including proof of taxes, floor plan, insurance, and neighbor notifications. 2) Include a certification from a state-licensed architect, engineer, or home inspector for single/two-family dwellings. 3) Submit via email, pass inspection, pay the $313 fee, and renew annually.
How do I get a short-term rental permit in Nashville?
1) Verify eligibility via the STRP parcel viewer and prepare a PDF application including proof of taxes, floor plan, insurance, and neighbor notifications. 2) Include a certification from a state-licensed architect, engineer, or home inspector for single/two-family dwellings. 3) Submit via email, pass inspection, pay the $313 fee, and renew annually.
Is Vrbo legal in Nashville, TN?
Vrbo is permitted in Nashville, TN under the same restrictions that apply to Airbnb — local rules govern the rental itself, not the specific platform. You must hold a valid permit before hosting on Vrbo. Last verified 2026-05-14.
What taxes do short-term rental hosts pay in Nashville?
Short-term rental hosts in Nashville are typically responsible for lodging, occupancy, and applicable sales taxes — these usually apply even where hosting is allowed without a permit. Rates and remittance rules vary by jurisdiction (state, county, and city can each levy a share); confirm the current rates with the official source linked on this page. Platforms such as Airbnb and Vrbo collect some taxes automatically, but the host remains liable for any not collected on their behalf.
What is the latest short-term rental ordinance change in Nashville?
The most recent tracked change in Nashville is "Ban on Non-Owner-Occupied STRs in Single-Family Zones" (2023-06-20, status: passed). Nashville Metro Council passed Ordinance BL2023-1655 prohibiting new non-owner-occupied short-term rental permits in single-family residential (RS) zones. Existing permit holders were given a phase-out period. This was one of the most significant STR restrictions enacted by any major US city. See the regulatory updates section on this page for the full history.
What is Metro Nashville Short-Term Rental Permit in Nashville?
Metro Nashville Short-Term Rental Permit is the local short-term rental law that governs Airbnb and Vrbo rentals in Nashville, TN. It establishes 2 short-term rental license types: Type 1 (Owner-Occupied), Type 2 (Non-Owner-Occupied). See the official source linked on this page for the full ordinance text and current requirements. Last verified 2026-05-14.
What short-term rental license types are available in Nashville?
Nashville recognizes 2 short-term rental license types: Type 1 (Owner-Occupied), Type 2 (Non-Owner-Occupied). Type 1 (Owner-Occupied): Short-term rental where the operator lives on the property as their primary residence. Type 2 (Non-Owner-Occupied): Short-term rental that is not the operator's primary residence; prohibited in many residential zoning districts. See the STR License Types table on this page for full details.
Can I still get a non-owner-occupied STR permit in Nashville?
New non-owner-occupied STR permits in single-family (RS) zones are no longer available following the 2023 ban. Non-owner-occupied permits may still be available in multi-family and commercial zones, subject to the 3% census tract cap. Owner-occupied permits (where the host lives on-site or in an adjacent unit) remain available across all zones that permit STRs.
What is Nashville's 3% census tract cap?
Nashville limits the total number of STR permits to 3% of all housing units within any given census tract. Once a tract reaches this cap, no new permits are issued until existing ones lapse. In popular tourist areas like downtown and East Nashville, many tracts are at or near capacity, creating effective waitlists.
Are there different STR permit types in Nashville?
Yes. Nashville issues owner-occupied permits (Type 1) for hosts who live on-site or in an adjacent dwelling, and non-owner-occupied permits (Type 2) for investment properties. Type 2 permits in single-family zones are no longer available to new applicants following the 2023 ordinance. Both types require annual renewal and compliance with noise, parking, and occupancy standards.

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Disclaimer

This information is for general reference only and may not reflect the most current regulations. STR regulations change frequently. Always verify requirements with official local government sources before operating a short-term rental.

Last verified: 2026-05-14 · Suggest a correction