Nashville Airbnb & Short-Term Rental Regulations 2026
Complete guide to operating a legal short-term rental in Music City. Understand permits, zoning restrictions, taxes, and compliance requirements.
Overview of Nashville STR Regulations
What every host and investor needs to know about Music City's short-term rental laws
Nashville has implemented one of the most comprehensive short-term rental regulatory frameworks in the United States. With over 15 million visitors annually and a thriving music and entertainment scene, the city has worked to balance tourism demand with neighborhood preservation.
The Metro Nashville government regulates STRs through Metro Code Title 17.16.070, which was significantly updated following Tennessee state legislation that both enabled and restricted local STR regulations. All short-term rentals (defined as stays of less than 30 consecutive days) require proper permitting and must comply with zoning, safety, and tax requirements.
Nashville's STR regulations are actively enforced. The Metro Codes Department conducts regular inspections and responds to complaints. Operating without proper permits can result in significant fines and legal action.
Permit Requirements
Understanding Nashville's STR permit application process and requirements
Application Requirements
- Completed application form
- Proof of property ownership
- Site plan showing parking
- Floor plan with egress routes
- For an owner-occupied permit: four documents proving owner-occupation, matching the recorded deed
- Local responsible party’s name and 24/7 telephone number
- Application fee — Metro does not publish the amount on its short-term rental pages; confirm with Metro Codes
Inspection Requirements
- Smoke detectors in all bedrooms
- Carbon monoxide detectors
- Fire extinguisher on each floor
- Posted emergency exit routes
- Working locks on all exterior doors
- Proper egress windows in bedrooms
- No code violations on property
Timeline & Renewal
- A permit expires 365 days after it is issued unless renewed before expiry
- New online application process effective 11 March 2026
- Permit number must be displayed in listings
- Not transferable to another individual, person, entity or address
- A change in ownership cancels the permit — including a change from a person to a trust or LLC, or the reverse
- Buying a permitted property does not get you the permit
Zoning: Owner-Occupied vs Non-Owner-Occupied
Nashville's strict zoning laws determine where different types of STRs can operate
Owner-Occupied Permits
For properties where the owner resides on-site
- Owner must permanently reside at the property — there is no 51%-of-the-year test
- Natural persons only. LLCs, corporations, trusts, partnerships, joint ventures and other entities are ineligible for an owner-occupied permit
- One permit per lot in single-family and two-family zoning districts — not unlimited
- SP and PUD properties only if the Specific Plan or Planned Unit Development allows it
- Up to four sleeping rooms covered by the permit
- Proof: four documents evidencing owner-occupation, matching the recorded deed
Non-Owner-Occupied Permits
For investment properties where owner does not live on-site
- NOT allowed: new permits are not permitted in AR2A, R, RS or RM zoned properties
- Allowed as a use permitted with conditions (PC) in MUN/MUN-A, MUL/MUL-A, MUG/MUG-A, MUI/MUI-A, OG, OR20 through OR40-A, ORI/ORI-A, CN/CN-A, CL/CL-A, CS/CS-A, CA, CF, DTC North, DTC South, DTC-West, DTC Central, SCN, SCC and SCR
- Existing holders in barred districts may be eligible to renew, but those permits are not transferable if the property is sold or transferred
- Not more than four sleeping rooms
- No percentage cap published. We previously stated a percentage cap and waitlists; Metro's current permit-types page says nothing of the kind, so that claim has been removed
Zoning Verification Process
Before purchasing a property for STR investment in Nashville, you must verify the zoning designation. Contact Metro Nashville Planning Department or use the online parcel viewer at maps.nashville.gov to check:
- Property’s base zoning classification — and whether it is one of AR2A, R, RS or RM, where new not-owner-occupied permits are barred outright
- Any overlay districts that may apply
- Whether the lot in a single-family or two-family district already has its one permit
- If the property sits in an SP or PUD, whether that plan allows short-term rental at all
Tax Requirements
Understanding your tax obligations as a Nashville STR host
Tax Collection & Remittance
| Tax Type | Collected By Platform? | Host Responsibility |
|---|---|---|
| Metro Occupancy Tax (6%) | Yes - Airbnb & VRBO | Verify collection; register with Metro Finance |
| TN State Sales Tax (7%) | Yes - Major platforms | Register with TN Dept of Revenue |
| Davidson County Tax (2.5%) | Varies | Verify and remit if not collected |
| Federal Income Tax | No | Report all rental income on tax return |
Even though platforms collect most taxes automatically, you should register with both the Tennessee Department of Revenue and Metro Nashville Finance Department to ensure compliance. Direct bookings require you to collect and remit all taxes yourself.
Hosting Limits & Restrictions
Important operational requirements for Nashville STR hosts
Occupancy Limits
Metro's rule is twice the number of permitted sleeping rooms plus four, to an absolute maximum of 12. Rentals are limited to a single party; renting to more than one party at a time under separate contracts is not allowed, and the principal renter must be at least 21.
Parking Requirements
One off-street parking space required per rental unit. Additional spaces may be required based on property size and location.
Noise Restrictions
Quiet hours from 10 PM to 7 AM. Hosts are responsible for guest compliance with Nashville noise ordinances.
Event Restrictions
Events, parties, and gatherings that exceed the permitted occupancy are prohibited. Many listings explicitly ban events.
24/7 Contact Required
The local responsible party's name and telephone number must be conspicuously posted inside the unit, and that party must answer calls 24 hours a day, seven days a week for the duration of each rental. Metro sets no 60-minute response window.
No Night Caps
Unlike some cities, Nashville does not limit the number of nights you can rent annually, provided you maintain valid permits.
Penalties & Enforcement
Consequences of non-compliance with Nashville STR regulations
How Enforcement Works
- Complaint-Based: Metro Codes investigates neighbor complaints
- Proactive Monitoring: The city uses third-party software to identify unpermitted listings
- Platform Cooperation: Airbnb and VRBO share data with Nashville and may remove non-compliant listings
- Inspection Rights: Permit holders agree to allow inspections with reasonable notice
- Appeals Process: Violations can be appealed through the Board of Zoning Appeals
Frequently Asked Questions
Common questions about Nashville STR regulations
Yes, all short-term rental properties in Nashville require a valid permit from the Metro Codes Department before listing. There are two types: Owner-Occupied and Not Owner-Occupied. For an owner-occupied permit the owner must permanently reside at the property and must be a natural person - LLCs, corporations, trusts, partnerships and joint ventures are ineligible. A permit expires 365 days after it is issued and is not transferable to another person, entity or address; a change in ownership cancels it, including a transfer between you and your own LLC or trust.
No. New not-owner-occupied permits are not permitted in AR2A, R, RS or RM zoned properties at all. They are issued as a use permitted with conditions in the listed mixed-use, office, commercial and downtown districts: MUN and MUN-A, MUL and MUL-A, MUG and MUG-A, MUI and MUI-A, OG, OR20 through OR40-A, ORI and ORI-A, CN and CN-A, CL and CL-A, CS and CS-A, CA, CF, DTC North, DTC South, DTC-West, DTC Central, SCN, SCC and SCR. Existing permit holders in the barred residential districts may be able to renew, but those permits do not transfer if the property is sold. In single-family and two-family districts only one permit is issued per lot, and in Specific Plan or Planned Unit Development properties a permit is only issued if the SP or PUD allows it.
Nashville STR hosts must collect and remit a 6% Metro Nashville occupancy tax on all short-term rental income. Additionally, hosts must collect the 7% Tennessee state sales tax and any applicable county hotel/motel taxes. Airbnb and VRBO automatically collect some of these taxes, but hosts are responsible for ensuring full compliance.
Metro's published rules set out revocation rather than a fine schedule: a permit may be revoked, by a court or by Codes Administration, on a determination of three violations of any ordinance or law of general application, or if the application contained false or misleading information. We previously printed a tiered daily fine table and a two-year reapplication ban; neither could be traced to a Metro source, so they have been removed. Ask Metro Codes for the current civil penalty position.
Processing times vary and Metro does not publish a service standard we could verify, so treat any week-count as indicative. What Metro does specify is the paperwork: for an owner-occupied permit, four documents proving owner-occupation, matching the recorded deed. A new online application process took effect on 11 March 2026. We are not quoting an application fee or an insurance minimum, because neither appears on Metro's published short-term rental pages - confirm both with Metro Codes.
Need Help Navigating Nashville STR Regulations?
Connect with a Nashville real estate agent who specializes in short-term rental investments and understands the local permit process.
Get Matched with a Nashville STR Expert
Primary sources
- Metro Nashville Codes - Short Term Rental Property
- Metro Nashville Codes - STRP Permit Types
- Metro Nashville Codes - STRP Operation Rules and Requirements
- Metro Nashville Codes - STRP Use and Occupancy Taxes
- Tennessee Department of Revenue - Sales and Use Tax
Short-term rental rules change frequently. Confirm current requirements with the jurisdiction before you buy or list.