Short-term rental rules in the City of San Diego

The rules

Who may host

A natural person 18 or older, one whole-home license in the city. An LLC cannot hold it; its managing member can.

Where

Citywide outside Mission Beach (Tier 3). Mission Beach is Tier 4, capped at 30% of its homes, full with a waitlist.

Minimum stay

2 nights

Occupancy tax (TOT)

Paid by the guest, by zone (Measure C):

• 11.75%Zone 1: north of SR-56, and south of SR-54
• 12.75%Zone 2: most of the city, beaches included
• 13.75%Zone 3: downtown

Cap

Capped, room left. Tier 3: 1% of the city's housing units outside Mission Beach, 4,859 issued and 802 left. Tier 4: 30% of Mission Beach's units, 1,099 issued, none left, 113 on the waitlist. (as of Oct 9, 2026)

When the home sells

Doesn't transfer: the buyer applies for a new permit.

Mid-term

A stay of a full calendar month or longer (check-in day to the same day next month) is outside the short-term rules and TOT.

Also

• A Tier 3 or 4 home must be rented at least 90 days a year, with quarterly reports.
• Fees: a $41 application and a $1,129 license, every two years.
• Mission Beach means the Mission Beach Community Planning Area (City Clerk map OO-21305).
• Licenses are not transferable: a buyer applies again, and may do so during escrow.
• Licenses in the Coastal Overlay Zone sunset on 2030-01-01 unless the city extends them (SDMC §510.0112).
• ADUs permitted after 2017-10-15 cannot be used.
• License and TOT numbers must appear on every ad.