Short-term rental rules · Park City, Utah
Short-term rentals in Park City, explained properly.
Park City's Land Management Code lists "Nightly Rental" (stays under 30 days) as an allowed use in most of its zoning districts, including many residential ones (HR-1, HR-2, HRM, Estate, R-1, RD, RDM) as well as the commercial and resort districts. The real restrictions are targeted: nightly rentals are banned in a list of named subdivisions (such as Meadows Estates Phases 1A/1B, April Mountain, Mellow Mountain Estates, Fairway Meadows, Chatham Crossing and West Ridge), in the McHenry Avenue part of the HRL zone and in HCB storefronts on Main Street and nearby streets. The western HRL sub-neighborhood is capped at 12 conditional use permits, and the Single Family zone allows them only in Prospector Village. Every unit needs a city nightly rental license and a Building Department inspection before it is rented. Stays carry 9.55% sales tax plus transient room taxes.
At a glance
What you need to know before you buy or list
| Question | Answer |
|---|---|
| Where short-term rentals are allowed | "Nightly Rental" is an allowed use in most Park City zoning districts, including HR-1, HR-2, HRM, HCB, Rural Estate (E-40), Estate (E), R-1, RD, RDM, RC and GC. The main exceptions are a ban in HCB storefront property next to Main Street, Heber Avenue, Grant Avenue and Swede Alley, a ban in named RD-zone subdivisions (see below), and HRL-zone limits (see below). In the Single Family (SF) zone, nightly rentals are allowed only in Prospector Village Subdivision. Nightly Rental is not listed as a use in the Recreation and Open Space (ROS) zone. Nightly rental of a lockout unit needs a conditional use permit, and a nightly rental may not be used for commercial uses. [1] [2] [3] [4] |
| Historic Residential-Low Density (HRL) zone limits | In the HRL zone, nightly rentals are a conditional use with limits that vary by sub-neighborhood. The western sub-neighborhood (Sampson Avenue, Ridge Avenue, King Road) is capped at 12 conditional use permits. Rental agreements there must limit guest vehicles to the number of on-site parking spaces and require all-wheel-drive vehicles in winter, and property management contact details must be displayed inside the unit. Nightly rentals are banned in the McHenry Avenue sub-neighborhood. The Lower Rossi Hill sub-neighborhood (Deer Valley Loop, Rossi Hill Drive) needs a conditional use permit, with the same vehicle and contact-display conditions. [5] [6] |
| Banned in named subdivisions (RD zone) | Nightly rentals are not permitted in April Mountain, Mellow Mountain Estates, Meadows Estates Phases 1A and 1B, Fairway Meadows, Hidden Oaks at Deer Valley Phases 2 and 3, Chatham Crossing, and West Ridge and West Ridge Phase 2. The Meadows Estates, April Mountain and Mellow Mountain Estates bans date to Ordinance 2020-38 (July 30, 2020). An HOA's own ban is not automatically in city code: in 2024 the City Council declined to write one HOA's (Bald Eagle Club) ban into code. [1] [7] [8] |
| Nightly rental business license required | The owner must hold a city nightly rental license, and the unit must pass a Building Department inspection before it is offered for rent. The application must include a sales tax number. The owner must name a local responsible party who lives within a 1-hour drive (or is a company with offices in Summit County) and can be reached 24 hours a day. A single-family home or duplex that shares an access, hallway, common wall or driveway with another dwelling needs that owner's written consent. City licenses expire every September 30, and renewal payments are due October 1. Late penalties are the greater of $25 or 25% after October 15, a further greater of $25 or 50% after November 15, and 100% after January 1. There are no partial-year licenses. For a license bought on or after July 1, the fee is prorated and the next year's full fee is due at application. A new application is required if ownership changes. Fee amounts were not confirmed from an official source in this pass. [9] [10] |
| Combined state and local lodging taxes | Under the Utah State Tax Commission's rate charts in effect July 1, 2026, Park City (code 22-030) has a 9.55% combined sales tax. That is the 4.85% state rate plus local taxes, including a 1.60% resort community tax. Transient room taxes are listed on top: 3.00% county-wide, 1.07% and a 1.00% municipal transient room tax, which the chart totals at 5.07%. Together that is about 14.62% on stays under 30 days. Rates change quarterly, so confirm the current chart. [11] [12] |
| HOA/condo documents must explicitly permit rentals | If the property is part of a homeowners association or condominium, the governing documents must explicitly permit nightly rentals; many HOAs impose their own additional restrictions such as annual caps, minimum-stay rules, or limits on booking platforms [13]Confirming |
| Penalties for violations | City code makes violations of the noise ordinance or occupancy loads, failure to use designated off-street parking, illegal conduct and similar abuses grounds for revoking a nightly rental license. Industry guides also describe daily fines for unlicensed operation, and say repeated violations can lead to a one-year suspension or permanent loss of eligibility, but those points were not confirmed in city code in this pass. Under Utah law (HB 256, effective May 7, 2025), the city may not penalize someone solely for listing a rental online. It may use a listing as evidence that a rental took place only if it also has other information showing a violation. [9] [14] [13]Confirming |
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Detailed rules
The full picture, section by section
Eligibility & zoning
| Definition of a short-term/nightly rental | Park City's code defines a "Nightly Rental" as renting a dwelling unit, or any part of one, including a lockout unit, for less than 30 days to a single entity or person [15] [16] |
|---|---|
| Parking must meet zoning and HOA standards | City code says on-street parking for nightly rentals must not obstruct traffic, pedestrians or public safety, and that failure to use designated off-street parking is grounds for license revocation. In the HRL zone's western and Lower Rossi Hill sub-neighborhoods, rental agreements must limit guest vehicles to the number of on-site parking spaces. No citywide numeric parking minimum for nightly rentals was found. HOA parking rules may also apply. [9] [6] [13] |
Licensing & application
| Accumulated citations can affect license renewal | City code makes noise, occupancy and off-street parking violations grounds for revoking a nightly rental license. Industry guides add that accumulated citations may count against future renewal reviews, but that was not confirmed in city code. [9] [16]Confirming |
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Operations & complaints
| City complaint process for nightly rentals | Park City takes complaints about nightly rentals (parking, safety, trash, or suspected operation in a zone that does not allow them) through an online complaint form on its Community Code Compliance portal and aims to respond to non-emergency complaints within 1 to 2 business days. Noise after 10 p.m. goes to the police non-emergency line (435-615-5500), and emergencies go to 911. Anyone can check a property's license and owner status with a GRAMA public-records request. [17] [18] |
|---|
Changes
Recent and pending changes
Checked against Park City's online municipal code: Title 4 section 4-5-3 (Regulation of Nightly Rentals), the Land Management Code zone chapters (HRL, HR-1, HR-2, HRM, HCB, ROS, E-40, E, SF, RD, RDM, RC, GC) and the 15-15-1 definitions. Also checked the city's Finance FAQs and nightly rental complaints page, the LMC code-amendments page (no nightly rental amendments listed for 2025 to 2026), the Utah State Tax Commission rate charts effective July 1, 2026, and Utah HB 256 (2025). The most recent subdivision bans found were Ordinance 2023-16 (Chatham Crossing and West Ridge). The city's nightly rental license application PDF and fee schedule PDF returned 404 errors, so license fee amounts are still unconfirmed. Watch the LMC amendments page and council agendas for new subdivision bans.
HB 256 amended Utah Code 10-8-85.4 for cities (and 17-50-338 for counties). A city still may not ban or punish someone solely for listing a short-term rental online. It may use a listing as evidence that a rental took place only if it has additional information showing a violation. The law also expressly lets cities require a business license before a short-term rental operates, and lets them ask platforms to remove listings that break license or zoning rules.
Sources
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This page is general information compiled from public sources, not legal or tax advice. HOA rules, deed restrictions and zoning for a specific property can be stricter. Confirm with the local permitting office and a qualified professional before buying or listing a property.