Utah Short-Term Rental Rules, City by City (Verified July 2026)
Program and regulatory figures verified July 24, 2026. Details change; confirm your scenario with us.
Buying a short-term rental in the wrong Utah jurisdiction is a six-figure mistake. This is the city-by-city status table we check before writing a single loan: dated, sourced, and updated when the councils and county commissions move.
The 2026 status table
| Jurisdiction | Status (as of July 2026) | Key rules |
|---|---|---|
| Salt Lake City | No legal STR use category in residential zones | Short-stay lodging only in commercial/mixed-use zones (hotels, hostels, B&Bs); STR of an ADU prohibited outright |
| Park City (Summit) | Legal in specific zones only | Resort/commercial and ski-base condo zones anticipate nightly rental; one historic-residential zone caps permits at 12 properties citywide; unincorporated county has separate code |
| Moab (city) | New STRs prohibited nearly citywide | §17.09.700 (Ord. 2024-03) bans new STRs in essentially every zone; existing licensed units grandfathered as legal nonconforming |
| Grand County (uninc.) | No blanket ban, but discretionary | New Overnight Accommodation Overlay rezones need a discretionary County Commission decision plus enhanced standards, not by-right approval |
| St. George / Washington Co. | Overlay zones only | STR legal in Vacation Rental Overlay Zones (Desert Color, Paradise Village, Las Palmas); 30-day minimum lease elsewhere; out-of-county operators designate a local agent |
| Springdale (Zion) | No new licenses since 2022 | Moratorium on new transient-lodging licenses; existing licenses grandfathered and generally transferable; renewal window March 1–31 of even years |
| Bear Lake / Garden City | Annual license required | New applications accepted only between January 1 and April 30; Rich County transient room tax and per-unit insurance proof required |
| Heber / Midway (Wasatch) | Nightly-rental license required | Heber: 2025 objective standards (occupancy, quiet hours, parking); Midway: 2025 rules add a licensed local manager and dark-skies lighting compliance |
Statuses verified July 2026 against city, county, and state sources; several regimes are in active litigation, first-year enforcement, or recent amendment. Confirm current rules with the jurisdiction before purchase.
The two correctives that matter most
Two Utah myths cost investors the most. The first: "you just need a permit to Airbnb in Salt Lake City." There is no permit, because there is no legal short-term-rental use category in the city's residential zones at all; only commercial and mixed-use zones allow short-stay lodging. The second: "Moab has a short-term-rental moratorium." The 2019 moratorium expired in 2020. What replaced it is more permanent: Moab city's zoning code (§17.09.700, most recently amended by Ordinance 2024-03) prohibits new STRs in essentially every zone, and existing licensed units are grandfathered as legal nonconforming uses that may renovate but not add units. Unincorporated Grand County is not banned outright, but a new Overnight Accommodation Overlay rezone is a discretionary legislative decision, not a by-right approval. Neither Moab path is "buy a house and list it."
Springdale, St. George, and the Zion corridor
Southern Utah's demand is highest exactly where supply is most constrained. Springdale, at Zion's gate, has issued no new licenses since 2022; the only way in is buying an already-licensed property, and even that transfer is not guaranteed in every case. St. George confines STRs to its vacation rental overlay zones, with a 30-day minimum lease in standard neighborhoods. If a listing promises easy STR income on a St. George or Springdale home, verify the zone and license status in writing before you believe it. Financing for legal STRs across all of these markets: Utah STR loans.
What Utah's 2017 listing law does and does not do
Investors sometimes cite Utah's 2017 "listing speech" law as if it legalizes short-term rentals. It does not. Utah Code §10-8-85.4 bars a city from punishing an owner solely for the act of listing or offering a short-term rental on a rental website; a companion provision applies at the county level. That stops "we saw it on Airbnb" from being the only evidence in an enforcement action. It does not legalize STR use where zoning prohibits it, so in Salt Lake City, Moab, or a non-overlay St. George neighborhood, the underlying zoning still controls. We treat the zoning as the binding constraint every time, and pair it with the property-tax exemption analysis so you see the full operating picture.
No pressure, no obligation, and no salesy follow-up: a 20-minute call with our team, real numbers, and a straight answer on whether the deal pencils.
Frequently asked questions
Can I run an Airbnb in Salt Lake City?
No, not in residential zones. Salt Lake City has no legal short-term-rental use category there at all (as of July 2026); short-stay lodging is only allowed in commercial and mixed-use zones, and STR of an ADU is prohibited outright. This is an absent land-use category, not a permit you can apply for or a cap you can wait out.
Is Airbnb banned in Moab?
For new listings, essentially yes inside Moab city limits. Moab's zoning code (§17.09.700, amended by Ordinance 2024-03) prohibits new short-term rentals in nearly every zone; existing licensed units are grandfathered as legal nonconforming uses. This is a codified ban on new supply, not the expired 2019-20 moratorium. Unincorporated Grand County requires a discretionary rezone instead.
Are short-term rental licenses available in Springdale, Utah?
No new ones. Springdale, the Zion gateway town, has issued no new transient-lodging licenses since 2022. The only path in is buying an already-licensed property, and even that transfer is not guaranteed in every case. Existing licenses are grandfathered, with a renewal window in March of even years. Verify a property's license status in writing before you buy.
What do I need to run a short-term rental at Bear Lake (Garden City)?
An annual STR license, and the timing is the catch: Garden City accepts new license applications only between January 1 and April 30 each year. You also collect Rich County transient room tax and keep proof of insurance per unit. Miss the spring application window and you wait until the next year, so plan a Bear Lake purchase around it.
Can I short-term rent in Heber City or Midway?
Yes, with a nightly-rental license and the 2025-updated rules. Heber added objective standards for occupancy, quiet hours, and parking; Midway now requires a licensed local property manager and dark-skies lighting compliance. Utah's 2017 law stops a city from citing you solely for an online listing, but zoning and licensing rules still apply fully.
Mike Certo · NMLS #260555 · Cornerstone First Mortgage NMLS #173855 · Equal Housing Lender. Educational content, not a loan commitment and not legal or tax advice. City and county STR rules, tax figures, and filing fees change; verify current requirements with the city or county, your CPA, or a Utah real estate attorney before you buy. Loans are subject to buyer and property qualification.