Can I Airbnb my San Diego home?
Type your address or pick your neighborhood. In under a minute you'll see which short-term rental license tier fits, whether that tier is open right now, your TOT rate, and the HOA and ADU traps. Every rule links to the City.
Status from the City of San Diego STRO page, updated October 9, 2026. Checked October 22, 2026.
Check my home1. Check your home (free)
We look up the map point with the free U.S. Census geocoder and match it to the City's planning areas and TOT zones. We don't store the address unless you send the form below.
This tool gives general guidance from the City's published rules. It is not a City determination. Planning-area boundaries are simplified; if you are near a boundary, confirm on the City CPA map.
2. The four STRO license tiers
| Tier | Who it's for | Status (Oct 9, 2026) | Fees (application + license, 2 years) |
|---|---|---|---|
| Tier 1 Part-time | Rented 20 days or less per year in total. You do not have to live there. | Open, no cap | $33 + $193 |
| Tier 2 Home sharing | You live there as your primary residence. Rent rooms for more than 20 days a year, or the whole home while you are away for up to 90 days a year. | Open, no cap | $33 + $284 |
| Tier 3 Whole home (outside Mission Beach) | Whole-home rentals for more than 20 days a year when you do not live there. Must be used at least 90 days a year. Two-night minimum stay. | Open: 802 licenses left (Oct 9, 2026) | $41 + $1,129 |
| Tier 4 Mission Beach whole home | Same as Tier 3, but inside the Mission Beach Community Planning Area. | Closed: 0 left, waitlist only | $41 + $1,129 |
One license per host, and a host may run only one STRO unit at a time. Licenses are not transferable and fees are non-refundable. Tier 3 is capped at 1% of housing units outside Mission Beach; Tier 4 at 30% of Mission Beach units. Source: City STRO page, updated Oct 9, 2026.
3. Taxes and registration you need first
TOT certificate
Free from the City Treasurer. Guests pay Transient Occupancy Tax on the rent, including non-refundable cleaning fees. Since May 1, 2025 the rate is 11.75%, 12.75% or 13.75% depending on the Measure C tax zone. Remit monthly, by the last day of the next month. Put your TOT number on every listing.
Rental Unit Business Tax
Owners who rent all or part of a property for more than 6 days a year pay this annual tax. It must be active and paid before the STRO application.
If you are not the owner
You need a Business Tax Certificate and a right-to-occupy document, such as the City's owner authorization form or a lease clause that allows stays under a month.
Host rules after approval
Exterior sign with license and TOT numbers, Good Neighbor Policy for guests, human-trafficking notice and training, and a local contact who responds to complaints within one hour. Tier 3/4: two-night minimum stay, quarterly reports, and at least 90 days of use a year.
Sources: City TOT page (updated Jun 3, 2025) and City STRO page (updated Oct 9, 2026).
4. The traps that stop people
ADUs and granny flats
The City says the Municipal Code prohibits short-term rental of ADUs; only companion units permitted before the October 15, 2017 prohibition may be used. RVs, campers, tents and sheds are never allowed.
HOAs
California Civil Code § 4741(c) lets an HOA ban rentals of 30 days or less. A City license does not override your CC&Rs. Get the HOA's answer in writing.
The 21–89 night gap
A non-resident whole-home host can't rent 21 to 89 nights. It's 20 or fewer (Tier 1) or 90+ (Tier 3/4). Your own home with you living there 275+ days a year can use Tier 2.
Mortgage, insurance, lease
Some loans, insurance policies and leases forbid short-term rentals. Check them before you pay non-refundable City fees.
5. Rough income estimate (an estimate, not a promise)
Enter your own numbers. Look at similar listings near you for a realistic nightly rate. We cap nights by the tier rules above.
6. Steps to get licensed
- Confirm the home is inside the City of San Diego (Council District map) and find its Community Planning Area.
- Pick the tier that matches how you will use it (20 days or less, home share, or whole home 90+ days).
- Check your HOA CC&Rs and, if you rent, your lease. Get the owner authorization if you are not the owner.
- Get a Transient Occupancy Tax (TOT) certificate (free) from the City Treasurer.
- Make sure the Rental Unit Business Tax for the parcel is active and paid. Non-owner hosts also need a Business Tax Certificate.
- Apply for the STRO license in the City's Accela portal and pay the non-refundable fees.
- Before the first guest: post the exterior sign, the Good Neighbor Policy and the human-trafficking notice; name a local contact who answers complaints within one hour; put your TOT number on every listing.
- Collect and remit TOT monthly. Tier 3 and Tier 4 hosts file quarterly reports showing at least 90 days of use.
Apply only through the City: sandiego.gov STRO page. This site cannot apply for you.
Want to talk through your options?
Free and no obligation. Tell us about the home and we'll reply ourselves. If it helps, we can also introduce you to a local vacation-rental manager who can walk you through running it. You decide whether to talk to anyone.
Questions people ask
Do I need a license to Airbnb my home in San Diego?
Yes, if the home is inside the City of San Diego and any guest stays less than one month. Since May 1, 2023 it is unlawful to operate a short-term rental without a STRO license. You also need a Transient Occupancy Tax (TOT) certificate and a paid Rental Unit Business Tax account. Cities like Chula Vista, Coronado, Oceanside, Carlsbad, Del Mar and unincorporated county areas have their own rules.
Can I still get a Tier 3 whole-home license?
As of the City's October 9, 2026 update, Tier 3 applications are open with 802 licenses remaining under the cap (1% of housing units outside Mission Beach). When the cap is reached, the City uses a lottery and waitlist under its June 27, 2025 lottery rule. Check the City STRO page for the current count before you apply.
Can I get a Mission Beach (Tier 4) license?
Not right now. Tier 4 is capped at 30% of Mission Beach housing units, 0 licenses were available as of October 9, 2026, and the application window for the waitlist closed on August 15, 2025. The September 15, 2026 waitlist has 113 positions. Tier 1 (20 days or less) and Tier 2 (home sharing in your primary residence) are still open in Mission Beach.
What if I only want to rent 30 to 80 nights a year?
Whole-home rentals of 21 to 89 days a year are not allowed for a non-resident host. Tier 3 and Tier 4 hosts must rent at least 90 days a year and file quarterly reports. Your options are Tier 1 (20 days or less), Tier 2 if it is your primary residence (you live there at least 275 days a year), or renting for one month or more, which is not a short-term rental.
Can I rent my ADU or granny flat on Airbnb?
Generally no. The City says the Municipal Code prohibits short-term rental of ADUs; only companion units permitted before the October 15, 2017 prohibition may be used. RVs, campers, tents and sheds are also not allowed. Ask STRO Administration (619-615-6120, stro@sandiego.gov) about your specific unit.
Can my HOA stop me?
Yes. Under California Civil Code § 4741(c), an HOA may adopt and enforce a rule banning rentals of 30 days or less. A City license does not override your CC&Rs. Read your CC&Rs and rules, and ask the HOA in writing before you apply.
What taxes do short-term rentals pay in San Diego?
Guests pay Transient Occupancy Tax on the rent (including non-refundable cleaning fees). Since May 1, 2025 the rate depends on the Measure C tax zone: 11.75%, 12.75% or 13.75%. Owners who rent for more than 6 days a year also owe the annual Rental Unit Business Tax. The 2% TMD assessment applies to lodging businesses with 70 or more rooms, not a typical single home. Income tax is separate.
How much does a STRO license cost?
Application plus license fee (since March 1, 2025): Tier 1 $33 + $193, Tier 2 $33 + $284, Tier 3 and Tier 4 $41 + $1,129. Fees are non-refundable and licenses last two years.
I rent my home. Can I be a host?
Possibly. A host can be a lessee whose lease allows subleasing for less than a month. You need a right-to-occupy document (for example the City's owner authorization form) and a Business Tax Certificate, in addition to the owner's Rental Unit Business Tax.
Is this the City of San Diego?
No. This is an independent guide. It is not a government website, it does not issue licenses, and it is not legal or tax advice. Every rule here links to the City source. Apply only through the City's official portal.
All sources with dates: Sources.