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
- Proof of liability insurance ($1M minimum)
- Owner contact information (24/7)
- Application fee ($313 initial / $113 renewal)
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
- Initial processing: 4-8 weeks
- Permits valid for 1 year
- Renewal required annually
- Renewal application: 30 days before expiration
- Re-inspection may be required
- Permit number must be displayed in listings
- Permit is property-specific, non-transferable
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
- Zoning: Allowed in ALL residential zones
- No permit caps - unlimited availability
- Owner must live on the property as primary residence
- Can rent: Entire home, individual rooms, or accessory dwelling units
- Requirement: Owner must be present 51% of the year
- Easier approval process
Non-Owner-Occupied Permits
For investment properties where owner does not live on-site
- Zoning: RESTRICTED to specific zones only
- Permit caps apply - limited availability
- Allowed zones: MUN, MUL, MUG, CN, CL, CS, CA, CF, and some overlays
- NOT allowed: RS, R, RM residential zones
- 3% cap: Many areas limit permits to 3% of housing units
- Waitlists in high-demand areas
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
- Any overlay districts that may apply
- Current permit cap status in the area
- Whether permits are available or waitlisted
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
Maximum 2 adults per bedroom plus 2 additional guests. Total occupancy cannot exceed what is safe for the property's egress capacity.
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
Owners must provide a local contact who can respond to issues within 60 minutes. Contact info must be provided to neighbors.
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
2026 Regulatory Updates
Recent and upcoming changes to Nashville's STR regulations
Enhanced Permit Verification System
Metro Nashville has launched an updated online permit verification database, allowing neighbors and potential guests to verify permit status in real-time. All listings must now include the permit number in a standardized format.
Increased Insurance Requirements
Minimum liability insurance has been increased to $1,000,000 for all STR permits. Hosts must provide updated proof of coverage at each annual renewal.
Proposed Zoning Overlay Expansions
Metro Council is reviewing proposals to expand STR-friendly overlay districts in select areas while strengthening protections in established residential neighborhoods. Public comment period expected Q2 2026.
Stricter Party House Enforcement
Following neighborhood concerns, Nashville has increased enforcement against "party houses." Properties with multiple noise or nuisance complaints face expedited permit review and potential revocation.
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. There are two types: Owner-Occupied permits (for properties where the owner lives on-site) and Non-Owner-Occupied permits (for investment properties). Permits must be renewed annually and displayed prominently in the rental listing.
No. Non-owner-occupied short-term rentals are restricted to specific zoning districts in Nashville. They are generally only permitted in commercially-zoned areas, mixed-use zones, and certain overlay districts. Residential zones (RS, R, RM) typically do not allow non-owner-occupied STRs. Additionally, there are permit caps in many areas that limit the total number of permits available.
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.
Operating without a valid permit can result in fines up to $50 per day for the first violation, increasing to $500 per day for repeat offenses. Properties with multiple violations may face permit revocation and be prohibited from obtaining a new permit for up to two years.
The permit application process typically takes 4-8 weeks for owner-occupied permits, assuming all documentation is complete and the property passes inspection. Non-owner-occupied permits can take longer due to zoning verification requirements and permit cap availability.
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.