Tybee Island May Reverse STR Ban With New Zone-by-Zone Density Caps

Tybee Island's city council is considering a plan that would walk back the island's 2024 short-term rental phase-out and replace it with a zone-by-zone density cap system, potentially the biggest shift in local STR policy in years. For the roughly 1,400 active rentals on the island and the estimated 300 unregistered ones the city has already flagged, the stakes could not be higher.

What the 2024 Rules Did and Why They Are Being Revisited

On June 13, 2024, the previous city council passed an ordinance designed to gradually eliminate vacation rentals across Tybee Island. The mechanism was simple and brutal: STR certificates could not be transferred when a property changed hands through sale, death, or marriage. Over time, that would drain the island's rental stock to zero.

The fallout was swift. Local real estate agent Jenny Rutherford told WTOC that home values dropped 25% to 30% under the restrictions, and that roughly 90% of homes currently for sale cannot legally be used as vacation rentals. Families who had owned properties for years found themselves forced to sell because they could no longer afford to carry homes they were prohibited from renting out.

The New Proposal: Four Zones, Two Different Caps

The current council's proposal divides the island into four geographic zones, each with its own ceiling on how many homes can operate as short-term rentals.

• Eastern zone (beach side, vacation-style homes and tourist activity): up to 60% of homes may be STRs
• Southern zone (commercial district with hotels, businesses, and shopping): up to 60% of homes may be STRs
• Western zone (quieter residential neighborhoods): capped at 30%
• Northern zone (quieter residential neighborhoods): capped at 30%

Mayor Brian West framed the split as a recognition that different parts of the island serve different purposes. "We want the people that live in neighborhoods and want to feel like they're in the neighborhood to not have as many short-term rentals in their neighborhoods," West told WTOC.

The proposal also includes a waiting list system. Hosts who want a permit in a zone that has hit its cap could join the list and receive a certificate when another property loses its registration.

What Has Not Changed: The Rules Still Biting Hosts Today

Until the council votes and any new ordinance takes effect, the current rules remain in force. That means new STR certificates are still prohibited in R-1, R-1B, and R-2 residential zones, which make up the majority of the island. Existing STRs in those zones operate as legal nonconforming uses but their permits cannot be transferred if the property sells or changes ownership.

If you are operating in one of those zones right now, your certificate dies with your ownership. That is not changing until a new ordinance passes.

Enforcement Is Already Running Hot

Do not mistake the policy debate for a regulatory pause. Tybee Island's enforcement level is rated high and trending upward. The city is actively partnering with Granicus Host Compliance to identify unregistered rentals, and inspections and fines for non-compliance have already increased.

The proposed ordinance would push enforcement even further, extending code enforcement hours to 2 a.m. on Fridays and Saturdays to crack down on noise complaints and party houses. Quiet hours run from 10 p.m. to 7 a.m., and West made clear the city intends to enforce them. "You have to respect that people live here full-time," he said.

The Compliance Checklist Every Active Host Needs to Verify Now

Whether the new ordinance passes or not, the baseline requirements for any legally operating Tybee Island STR are already substantial. Here is what the rules currently demand:

• License fee: starting at $50, scaling upward based on property type
• Renewal: annual
• Minimum stay: 60 nights
• Occupancy limit: 2 guests per bedroom plus 2
• Insurance: liability coverage of $500,000 to $1,000,000 with explicit STR coverage
• Local contact: required, must be reachable and able to respond within 120 minutes
• Inspections: building code and fire safety inspections required, including egress windows, smoke detectors in every bedroom and on each level, carbon monoxide detectors where applicable, and a fire extinguisher on site
• Signage: required on the property
• Parking: vehicles on premises cannot exceed the property's published parking capacity
• Trash: sufficient bins and posted collection schedule required
• Floor plan: must be submitted with application

Taxes: Know Who Is Collecting What

Tybee Island's total lodging tax rate is 13%, split between a 7% state rate and a 6% local rate. Airbnb collects and remits lodging tax on your behalf. VRBO does not, which means VRBO hosts must file and pay the local tax manually every month. Tax filings are due monthly at the city's tax portal.

If you are on VRBO and not filing monthly, you are already out of compliance and the city is actively looking for you.

What Hosts Should Do Right Now

The proposed ordinance has not passed yet. Watch the Tybee Island city council calendar closely for a vote date. In the meantime, every active host should confirm their certificate is current, verify their zone under both the existing and proposed rules, and make sure their insurance, inspections, and tax filings are up to date before enforcement officers show up at 1:45 a.m. on a Saturday.

If you are on a waiting list or hoping the new rules open a path to a permit, do not list your property until you have a certificate in hand. The city has already identified hundreds of unregistered rentals and is actively pursuing them.

For the complete Tybee Island compliance guide including tax calculator, checklist, and daily monitoring, see Tybee Island, GA STR Regulations.