J
Jay Payson
Red Rock Real Estate
(435) 466-3784jay@yourstgeorgelife.com
St. George · Washington County · Utah

Short-Term Rental Rules
by City — Southern Utah

City rules determine whether a nightly or short-term rental is permitted at a specific property. But city approval is only half the equation — HOA CC&Rs can restrict or prohibit STRs even when the city allows them. This guide covers what each city actually requires, sourced from city ordinances.

Neighborhood-by-community details — eligible communities, active inventory, and what each HOA allows — are covered in our STR Neighborhoods guide.

J
Jay Payson
Red Rock Real Estate
⚠ STR rules in Washington County change frequently. This page reflects ordinances as of mid-2026. Always verify current city codes, HOA CC&Rs, and licensing requirements before purchasing or advising a client.
5
Cities Covered
20+
Wash. City Communities
Varies
Lodging Tax
Jay Payson

Jay Payson

Red Rock Real Estate

St. George, Utah

(435) 466-3784 jay@yourstgeorgelife.com
Know Before You Buy

STR Eligibility in Washington County
Isn't Always What a Listing Shows

A property marked "short-term rentable" in the MLS — or located in a community commonly associated with vacation rentals — is not automatically eligible to operate as one. Eligibility in Washington County is determined at three independent levels, and a listing search surfaces none of them reliably.

  • City or County Zoning

    The parcel must sit within a zone that permits short-term rental use. Zoning designations vary by municipality and can change without a listing being updated to reflect it. This is usually a non-issue if it's already in the rental pool.

  • HOA Governing Documents

    Even when zoning allows it, the HOA's CC&Rs or rules and regulations may prohibit STR outright, cap rental duration, or restrict the number of rentals permitted within the community at any given time. This is usually not an issue unless the listing is incorrect. This should be verified prior to an offer.

  • Individual Parcel Restrictions

    Occasionally, restrictions exist at the parcel level that don't appear in a standard listing search — deed conditions, recorded agreements, or permit limitations tied to that specific lot rather than the broader community.

There is a second layer many buyers miss. Some communities permit only a limited number of active STRs at once. When a slot opens, eligibility may be assigned by lottery — and when that home sells, the permit status does not automatically transfer to the new owner. A buyer purchasing an active STR is not guaranteed to inherit that status.

Jay helps you bring together the right information at all three levels — zoning, HOA, and parcel — so you can go into an offer with a clear picture, not discover issues after closing.

At a Glance

Can I Short-Term Rent This Property?

The answer depends on two things: which city the property is in, and which zone it sits in within that city. General city reputation is not enough — parcel-level verification is required. Then layer on HOA rules.

St. George City
⚡ Verify Zoning First

The St. George STR ordinance (Code 3-2V) covers how an approved STR must be operated — it does not establish whether a property is eligible. Under the city's zoning definitions (Title 10-2-1), short-term residential rental is a distinct defined use, explicitly excluded from both "dwelling" and "home occupation." Eligibility is determined by zone, not by the operational ordinance, and must be verified at the parcel level. Always confirm the specific parcel's zone before assuming STR is available.

STR Access
Verify Zoning
Full rules ↓
Hurricane City
✓ Allowed — With Controls

STRs permitted with a business license. Key restrictions: 300-foot separation rule between STRs in single-family zones, citywide license cap (3 per 1,000 residents), and one license per owner. License does not transfer automatically at sale.

STR Access
Allowed — With Controls
Full rules ↓
Washington City
✗ Approved Communities Only

STRs are not broadly permitted. The city limits STR operation to a specific list of approved communities (11 communities as of mid-2026). A property outside those communities is not eligible for a city STR license.

STR Access
Approved Communities Only
Full rules + community list ↓
Ivins City
✗ STRO Overlay Only

STRs are only permitted within a designated Short Term Rental Overlay district (STRO). The city must specifically approve the area first. Existing neighborhoods and standard subdivisions are not eligible. Do not assume any Ivins property qualifies.

STR Access
Overlay District Only
Full rules ↓
Santa Clara City
✗ Approved Projects Only — CUP

STRs are prohibited in every zone except by conditional use permit (CUP) within the Planned Development Residential (PDR) district or the Historic District / Mixed Use zone. Approval is project-based, not parcel-by-parcel. A standard existing home generally cannot be converted. Always verify the parcel's zone and whether it sits in an approved STR project.

STR Access
CUP — Projects Only
Full rules ↓
Unincorporated County
⚡ County License Required

Property outside city limits falls under Washington County's STR ordinance (adopted October 2021). Unlike Ivins, Washington City, and Santa Clara, the county doesn't gate eligibility to specific zones, an approved-community list, or a conditional use permit — but a county STR license (renewed annually), a Health & Safety inspection, and STR-specific insurance are all required. Verify the parcel is in unincorporated county before assuming county rules apply.

STR Access
County License Required
Full rules ↓
Common issues to verify in most STR jurisdictions: Business license or permit required · Transient room taxes must be collected · A local contact — owner or property manager — must be reachable 24/7 · Occupancy limits apply · Off-street parking required · Safety requirements (smoke detectors, CO detectors, fire extinguisher) · Owner responsible for guest behavior · License does not automatically transfer when property sells · HOA restrictions apply on top of city rules
St. George City

STR Rules — St. George

Important distinction: The St. George STR ordinance (Code 3-2V) governs how an approved STR must be operated. It does not establish whether a specific property is eligible for STR use. Eligibility is determined separately by zoning, parcel location, and city licensing. A buyer must verify eligibility before assuming the operational rules apply to a property they're considering.
License
Business license required through the St. George Business License office. The license does not transfer when a property sells — the new owner must apply independently. There is no guarantee a new buyer will be approved.
Property Manager
A local property manager is required and must be available 24 hours a day. Both the owner and the property manager are responsible for violations — the city can pursue either party.
Required Posting Inside Unit
Must be visibly posted inside the unit: manager name and phone number · maximum occupancy · garbage pickup day. Additional safety info required per current ordinance.
Taxes
Transient room taxes must be collected from guests and remitted to the appropriate taxing authority. Registration with the Utah State Tax Commission is required separately from the city business license.
Property Maintenance
Property must be maintained between guest stays: garbage removed within 24 hours after guests depart · unit must be cleaned between each guest stay · property appearance must not change from a standard residential use.
Enforcement
The city can revoke an STR license for violations. St. George actively monitors complaints. Operating without a valid license, or in a zone where STR is prohibited, carries significant risk of enforcement action.
What the St. George ordinance does NOT address: Whether a specific property is eligible for STR · Whether the zone permits STR · HOA restrictions · Occupancy limits · Parking requirements · Minimum stay requirements · Whether a new buyer can obtain a license. These must all be verified separately before advising a buyer on STR potential.
Hurricane City · Municipal Code § 3-10-11

STR Rules — Hurricane

Hurricane allows STRs but regulates them actively — spacing rules, a citywide license cap, and strict occupancy and noise enforcement. Before closing on an STR investment here, buyers should confirm that the property qualifies, that a license is available, and what happens to the license at sale.

300-Foot Separation Rule
In single-family zones, a new STR must be at least 300 feet from another licensed STR — measured along the street or around the corner from front property line to front property line. This is the most common reason a property gets denied. Does not apply to resort or commercial zones.
Citywide License Cap
Total STR licenses in single-family zones are capped at 3 licenses per 1,000 residents. When the cap is reached, applications go on a waiting list. No fees are due until a license becomes available. The cap is recalculated annually based on population estimates.
One License Per Owner
In single-family zones, an owner may not hold more than one STR license within Hurricane city limits. "Owner" is defined broadly — individuals with ownership interest in any entity that holds a license are included.
License at Sale — 45-Day Rule
The STR license does not automatically transfer to a buyer. The new owner must apply for a new license within 45 days of closing. Miss that deadline and the license is forfeited — and the buyer goes to the back of any waiting list.
Occupancy Limit
Maximum occupancy is 10 persons at any one time. A higher occupancy may be approved if the property has a fire sprinkler or other fire suppression system acceptable to the Hurricane Valley Fire District. Occupancy must be posted inside the unit.
Parking
1 off-street space per bedroom, all on-site. Tandem driveway parking counts. No overflow street parking toward the requirement. No parking in front of the living area unless a circular driveway is present. Guests are limited to the number of spaces provided.
Noise & Nuisance
No loud outdoor activities after 10:00 PM. No loud music, shouting, racing vehicles, or disturbing neighbors. Pets must be controlled — no trespassing on neighboring properties. Owner is responsible for guest behavior at all times.
Pools & Hot Tubs
Outdoor pools, hot tubs, and spas may not be used between 11:00 PM and 6:00 AM. This applies regardless of occupancy or noise level.
Property Manager Requirements
A 24/7 contact must be designated and displayed on an exterior sign (max 12" × 18") on the property. Manager must respond to complaints and resolve issues. Required to provide occupant information to police, fire, or city officials upon request.
Violations & Penalties
Up to $750 per violation. Three or more violations within any 12-month period can result in license revocation. Violations include noise complaints, parking violations, occupancy overages, and operating without a valid license.
Jay's take: Before making an offer on any Hurricane property, I pull current license availability, zoning confirmation, and HOA restrictions for that specific address. The rules here are parcel-dependent — what applies one street over may not apply to the property you're considering. That's the verification that happens before you write a check, not after.
Washington City

STR Rules — Washington City

Washington City has taken an "approved communities" approach to STR regulation. STRs are not broadly permitted — you must verify whether the specific property is in one of the city's approved STR communities. If it is, additional license, fire inspection, and management requirements apply.

The first question for any Washington City STR inquiry: Is this property in one of the approved STR communities? If not, stop — a city STR license is not available regardless of other circumstances.
Approved STR Communities (as of mid-2026)
Casitas at Sienna Hills — special rules apply (see below)
Coral Ridge Townhomes
Cottages at Stucki Farms
Escondido at Sienna Hills
Freedom Village
Ladera at Sienna Hills
The Eighth at Coral Canyon
Town Center at Coral Canyon
Vida Sol Vacation Townhomes
Paseos at Sienna Hills
Skyline at Long Valley

This list reflects ordinances as of mid-2026. Verify with Washington City before advising any buyer.

License
Each STR unit requires its own city business license. The HOA (or its designee) is responsible for helping ensure business licenses are current for all units in the approved community.
Fire Inspection
Annual fire inspection required. Properties with 10 or fewer occupants do not require a sprinkler system. Properties with 11 or more occupants must have a sprinkler system installed.
Local Contact
A local contact is required. The contact must live either on-site or somewhere within Washington County. Owners may choose their own management company, but must still maintain a Washington County-based contact person on file.
Casitas at Sienna Hills — Special Rules
Maximum 10 occupants · Units 18–27 and 77–86 are not eligible for STR · No street parking — guests must use garage, assigned visitor parking, or approved driveway spaces · Rental contract required · Owners may hold only one unit in the community.
Ivins City

STR Rules — Ivins

Ivins is not a general STR city. The ordinance was written to allow STR use in specially approved overlay developments — not to open existing neighborhoods to vacation rental use. A buyer should never assume a standard Ivins property is eligible for STR without explicit verification.

STRO Overlay Required
STRs are only permitted in a designated Short Term Rental Overlay (STRO) district. The city must specifically approve and designate the area before any STR can operate there. This is a planning approval, not just a license — the land use itself must be authorized.
Existing Neighborhoods Excluded
STRs are not permitted in existing subdivisions or projects unless they have been specifically approved as part of an STRO development. The ordinance was intentionally written to prevent existing residential neighborhoods from being converted to STR use.
Project Requirements (STRO Developments)
City-approved STR developments must include: garbage collection · recreational amenities · landscaping · open space · buffering from adjacent properties · design standards approved by the city. These are project-level requirements, not individual unit requirements.
License & Taxes
Ivins business license required for each unit. Owner information, local representative information, and sales tax information must be included. A Utah sales tax license must be maintained by the property manager. Sales and transient room taxes must be collected and remitted.
Parking
Significant off-street parking is required. Street parking is generally not allowed except for temporary loading and unloading. Projects must provide enough parking based on the number of bedrooms and unit type — verified at the project approval level.
Local Contact
Local contact must be available 24/7. Owner is responsible for guest behavior — noise, illegal conduct, parking violations, and tax violations can all result in license revocation, civil penalties, or other city enforcement action.
Santa Clara City · §17.68.060 and §17.20.260

STR Rules — Santa Clara

Santa Clara is one of the more restrictive STR cities in the area. Nightly and short-term rentals are not allowed by right anywhere in the city — they are permitted only by conditional use permit, and only inside an approved short-term residential project in the PDR or Historic District / Mixed Use zone. The first question for any Santa Clara STR inquiry is whether the property sits in an approved STR project. If it doesn't, a standalone home generally cannot become an STR.

The first question for any Santa Clara STR inquiry: Is this property inside an approved PDR or Historic-zone STR project? If not, stop — a city STR license is not available for a standard-neighborhood home regardless of other circumstances.
Where STRs Are Allowed
Short-term residential use is prohibited in all Santa Clara zones except where approved by conditional use permit in the Planned Development Residential (PDR) district or the Historic District / Mixed Use zone. STR status is established at the project level — not by an individual owner applying on an ordinary lot.
Project-Based Approval
The entire project must be designated for short-term residential use, unless the city council approves a specific maximum number of units within the project. Allowed unit counts and conditions are set through the CUP and the PDR process — not granted automatically.
Existing Developments — Unanimous Consent
An STR use cannot be approved in an existing development without the consent of all other owners of record within that development. In practice, this makes converting a home in an established neighborhood to STR extremely difficult.
Disclosure in Plat & CC&Rs
The recorded plat, the CC&Rs, and all sales literature must clearly state that the project (or approved portion) is approved for short-term rental. If those documents don't say so, treat STR eligibility as unconfirmed.
Professional Management Required
All approved STR units in a project must be managed by a licensed property manager or management company located in Washington County, available to the city at all times. The owner or manager must also maintain a Santa Clara residential rental business license.
Parking
2 off-street spaces per dwelling unit, plus 1 additional space for every 2 guest bedrooms (any bedroom beyond the first). RV and boat parking must be off-street — on-street RV/boat parking allowed only for temporary loading/unloading, up to 48 hours.
Taxes & Licensing
Owner must maintain a Utah sales tax license and collect transient room tax on all STR units, in addition to the residential rental business license. Santa Clara treats a stay of 29 consecutive days or less as short-term.
Jay's take: Santa Clara STR isn't a property-by-property license you can simply go get — it's a land-use approval tied to specific PDR or Historic-zone projects. If a listing claims STR potential, the only thing that matters is whether the parcel sits inside an approved short-term residential project and whether the plat and CC&Rs say so in writing. Verify that before an offer, not after.
Unincorporated Washington County · Ordinance Adopted October 2021

STR Rules — Unincorporated County

Properties outside any city's limits fall under Washington County's jurisdiction. The county adopted its STR ordinance in October 2021 and requires a county STR license for every nightly or short-term rental in the unincorporated areas. A license is required regardless of the parcel — being in the county does not, by itself, make a property STR-eligible.

First step: Confirm the parcel is actually in unincorporated county — not inside a city limit. That single fact decides which entire rulebook applies. Verify it before writing an offer.
Where It Applies
Unincorporated Washington County includes Dammeron Valley, Veyo, Pine Valley, Gunlock, Central, Brookside, Diamond Valley, Pinto, Pintura, and Shivwits. It does not include incorporated cities such as St. George, Washington City, Hurricane, Ivins, or Santa Clara — those cities run their own STR programs.
What Counts as Short-Term
The county defines a short-term rental as occupancy of 29 consecutive calendar days or less for compensation. A stay of 30 days or more is not a short-term rental under the county definition.
License Required — Annual Renewal
A valid Washington County Short-Term Rental License is required for all STRs in the unincorporated areas and must be renewed annually. Plan for roughly 10–14 business days of processing after a complete application is submitted.
Application Requirements
Expect to provide a site plan, the septic permit, and photos of the dwelling, along with proof of insurance carrying a landlord endorsement that allows short-term rental use. The property must meet current building and safety standards.
Fee & Health and Safety Inspection
The application fee for an existing dwelling is $160, which includes a Health & Safety Check by a county building inspector. The check may be waived for a dwelling still under construction that is following its building-permit inspections.
On-Site Requirements
Display the issued license(s), the owner or property manager contact information, and the county's Good Neighbor Brochure in a visible location within the rental.
Insurance
Proof of insurance with a landlord endorsement that allows short-term rental use is required. A standard homeowner's policy without that endorsement will not satisfy this requirement.
Jay's take: "County jurisdiction" is not a shortcut to STR approval — the county still requires a license, an inspection, and STR-specific insurance, and not every unincorporated parcel will clear those. The first move is confirming the parcel is actually in unincorporated county and not inside a city limit, because that single fact decides which entire rulebook applies. Verify it before writing an offer.
What's Next

Now — Know Which Neighborhoods Actually Allow It

City zoning is step one. But which specific communities have active STR inventory, what amenities drive nightly rates, and which HOA documents to scrutinize before you offer — that's a different question entirely. Our neighborhood guide covers every STR-eligible community in Washington County.

Every STR in Utah

Taxes & Licensing — What Every Owner Needs

Regardless of which city a property is in, every STR operator in Utah must handle two separate but interconnected compliance tracks: city licensing and state/county tax registration. Both are required. Both run independently.

City Business License
Each city requires its own STR business license, separate from the state tax registration. Licenses are annual or biennial depending on the city. No license = no legal rental, regardless of tax registration status.
Utah State Tax Commission
Register with the Utah State Tax Commission to collect and remit Transient Room Tax (TRT) and applicable sales tax. This registration is separate from the city license. Platforms like Airbnb remit some taxes on your behalf — verify what remains the owner's responsibility.
Combined Lodging Tax — Always Verify Current Rate
A short-term stay is taxed in layers — combined sales tax, the statewide transient room tax, a county transient room tax, and a municipal transient room tax where applicable — plus platform remittance treatment on top of that. These rates change and vary by jurisdiction. Buyers should verify the current combined sales tax, state TRT, county TRT, municipal TRT, and platform remittance treatment with the Utah State Tax Commission or a CPA before projecting investor returns.
Platform tax remittance: Airbnb, Vrbo, and other platforms may collect and remit some or all TRT on your behalf, depending on the jurisdiction. This does not eliminate the owner's responsibility to verify compliance. Confirm with your CPA or the applicable tax authority what the platform remits vs. what the owner must handle directly.
Before You Submit an Offer

STR Pre-Purchase Checklist

If STR income is part of your purchase rationale, these items should be confirmed before — not after — submitting an offer. Some of them take time, and some will change your decision entirely.

City & Zoning
→Identify which city (or unincorporated county) the parcel is in
→Verify the zoning designation — STR eligibility depends on zone, not just city
→Confirm whether STR licenses are currently available (Hurricane: cap applies)
→Washington City: confirm the community is on the approved STR list
→Ivins: confirm existence of active STRO overlay before any assumption of eligibility
HOA & License Transfer
→Request and review the current HOA CC&Rs — not just a summary from the listing agent
→Confirm with the HOA management company directly that STR is currently permitted
→Determine whether an existing city STR license can transfer — or if new license must be applied for
→Hurricane: confirm 300-foot rule doesn't disqualify this specific parcel
→Santa Clara: confirm the parcel is inside an approved PDR or Historic-zone STR project and that the plat and CC&Rs explicitly state STR approval — a standard-neighborhood home generally will not qualify
Need help working through this checklist for a specific property? Jay Payson works with STR buyers throughout Southern Utah and can help verify eligibility, navigate city licensing, and evaluate realistic income potential — before an offer goes in.
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Red Rock Real Estate · Jay Payson

Thinking About an STR Investment?

STR eligibility is parcel-specific. Before you fall in love with a property, let's verify it actually qualifies — city, zone, HOA, and license availability. That conversation is free and can save you from a very expensive mistake.