Tybee Island, GA Airbnb & Short-Term Rental Regulations 2026
Everything you need to know about operating a legal short-term rental in Tybee Island, Georgia. Licensing, taxes, zoning, and 2026 compliance requirements.
Tybee Island STR Regulation Overview
Tybee Island is one of Georgia's most restrictive short-term rental markets, a sharp contrast to the booming beach demand that drives its economy. Following a June 2024 ordinance (08-2024) designed to phase rentals down over time, the city stopped issuing new STR certificates in the R-1, R-1B, and R-2 residential zones that cover roughly 85% of the island, and made existing certificates non-transferable when a property changes hands through sale, death, or marriage. That means buyers generally cannot start a new rental in most neighborhoods, even if the prior owner operated one. The rules triggered lawsuits and a reported drop in home values, and in 2026 the city council is weighing reforms, including a proposed island-wide hard cap of 775 total STR licenses and a separate four-zone density-cap concept. For investors, Tybee offers strong beachfront ADRs and steady summer demand, but entry is gated by zoning and the scarcity of grandfathered certificates, making due diligence on a specific parcel essential.
Tybee Island STR Quick Facts
| STR Legal? | Yes |
| License Required | Yes |
| License Cost | $200 base STR application fee plus per-person occupancy fees ($10-$20/person) and a ~$135 Occupational Tax Certificate, renewed annually; total varies by occupancy |
| Lodging Tax | ~14% combined plus $5/night |
| Occupancy / Density Caps | No new STR certificates in R-1, R-1B, or R-2 zones (roughly 85% of the island); certificates do not transfer on sale, death, or marriage. In 2026 the city is weighing reforms, including a proposed island-wide hard cap of 775 total STR licenses (council voted 4-2 in March 2026 to draft it) and a separate four-zone density-cap concept (up to 60% east/south, 30% west/north). Neither reform was finalized as of mid-2026. |
| Primary Residence Required | No |
STR certificate required annually
Any rental to transient guests for fewer than 30 consecutive days requires a City of Tybee short-term rental certificate. Certificates run January 1 through December 31 and must be renewed each year. An Occupational Tax Certificate must accompany the application, and fees include a $200 base plus per-person occupancy charges.
No new permits in most residential zones
Under the June 2024 ordinance (08-2024), the city will not issue new STR certificates for properties in the R-1, R-1B, or R-2 zoning districts, which together make up the large majority of the island. Owners should verify a parcel's zoning before assuming a rental can be permitted.
Certificates do not transfer
The 2024 ordinance prohibits transferring an STR certificate when a property changes ownership through sale, death, or marriage. A buyer acquiring a home in a restricted zone cannot inherit the seller's rental status and would be unable to obtain a new certificate there.
7% local room tax plus ~7% sales tax
Operators must remit a 7% City of Tybee occupancy (room) tax to the Finance Department by the 20th of the following month. The 7% combined Georgia state (4%) and Chatham County (3%) sales tax and the $5-per-night Georgia state hotel-motel fee also apply, for a combined effective rate near 14% plus $5/night.
Proposed 2026 caps under review
In March 2026, Mayor West proposed a hard island-wide cap of 775 total STR licenses, and the council voted 4-2 to direct staff to draft an ordinance. A separate four-zone concept would set density caps (up to 60% of homes as STRs in eastern/southern beach and commercial areas, 30% in western/northern residential zones) with a waiting-list system. As of mid-2026 no final ordinance had been adopted.
Enforcement and operational rules
The city enforces noise and party-house complaints, and 2026 proposals would extend code enforcement hours to 2 a.m. on Fridays and Saturdays. Management-company changes require a Short-Term Rental Authorization Letter on file with the city.
Tybee Island STR Market Performance
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Frequently Asked Questions
Yes, but with heavy restrictions. STRs are legal with a city certificate, yet the city stopped issuing new certificates in the R-1, R-1B, and R-2 residential zones that cover most of the island after the June 2024 ordinance. Rentals in commercial and remaining eligible districts can still be permitted, and existing grandfathered certificates remain valid.
Usually not, if the home is in an R-1, R-1B, or R-2 zone. The city will not issue new certificates in those districts, and certificates do not transfer when a property is sold, inherited, or transferred by marriage. Always confirm the parcel's zoning before purchasing with rental income in mind.
Operators remit a 7% City of Tybee local occupancy (room) tax monthly, due by the 20th of the following month. On top of that, the 7% combined Georgia state and Chatham County sales tax applies, plus the $5-per-night Georgia state hotel-motel fee charged on each night of a stay, for a combined effective rate of roughly 14% plus $5/night.
The STR application has a $200 base fee plus per-person occupancy charges (roughly $10 to $20 per person depending on total occupancy), and operators must also obtain an Occupational Tax Certificate, commonly around $135. Total first-year costs typically land well above $300 depending on the property's occupancy. Contact the city to confirm current figures.
Possibly. In 2026 the city is weighing reforms to the restrictive 2024 ordinance. Mayor West proposed an island-wide hard cap of 775 total STR licenses, and the council voted 4-2 in March 2026 to draft an ordinance. A separate four-zone density-cap concept (up to 60% in eastern/southern beach and commercial areas, 30% in western/northern residential) is also under review. No final ordinance had been adopted as of mid-2026.
Informational only — verify current rules with local authorities before investing. Sources: www.cityoftybee.org · www.cityoftybee.org · www.wtoc.com · www.wtoc.com · www.salestaxhandbook.com
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