What Are the Current Short-Term Rental (STVR) Rules on Tybee Island in 2026?

Updated August 7, 2026

Short-term rental rules on Tybee Island have changed considerably over the past several years - and another change may be approaching.

On August 6, 2026, a Chatham County judge dismissed a lawsuit challenging Tybee Island’s authority to impose stricter regulations on short-term vacation rentals. The ruling removes a significant legal question that had been hanging over the City’s STR regulations and clears the way for Tybee to continue moving forward with a new zoning approach now under consideration.

For buyers, sellers and existing property owners, the most important takeaway is straightforward:

Do not assume a Tybee Island property can legally operate as a short-term rental simply because it has been rented that way in the past.

The property’s zoning, current STR certificate, ownership history, transfer rules and the regulations in effect at the time of purchase all matter.

And right now, those regulations are still evolving.

What Does Tybee Island Consider a Short-Term Rental?

The City of Tybee Island currently defines a short-term rental, or STR, as a residential accommodation rented to transient guests for compensation for fewer than 30 consecutive days.

Although many owners, buyers and real estate professionals still use the term STVR, meaning short-term vacation rental, the City’s current materials generally use STR.

A property operating as an STR must have a City-issued certificate. Certificates are issued annually and currently run from January 1 through December 31.

Can You Get a New STR Certificate on Tybee Island?

Not everywhere.

Under the rules currently published by the City, new STR certificates are not being issued for properties located in the R-1, R-1B or R-2 residential zoning districts.

Properties located in other zoning districts may apply for a certificate, subject to the applicable City requirements.

The City's FAQ also identifies a limited exception involving certain properties with qualifying construction or renovation permits issued before August 26, 2021. Because exceptions can be very fact-specific, buyers should verify eligibility directly with the City rather than assume that a property qualifies.

This makes zoning one of the first things a buyer should investigate if short-term rental income is part of the reason for purchasing the property.

Two homes located only a few blocks apart can have very different rental possibilities.

What Happens to Existing STRs in Residential Areas?

Existing properly permitted STRs in the R-1, R-1B and R-2 districts were allowed to continue as nonconforming uses.

That does not mean the STR status can simply be maintained indefinitely without meeting the City's requirements.

Among those requirements is what is commonly referred to as the 60-Day Rule. The City's current STR FAQ states that a nonconforming property must generally have at least 60 days of short-term rental activity during the preceding 12 months while remaining compliant with applicable ordinances.

If the required rental activity is not maintained, the use may be considered abandoned and the property may become ineligible for renewal of the STR permit.

This can be particularly important for owners who use a home primarily as a second residence and rent it only occasionally.

Simply possessing a certificate should not be confused with automatically preserving the STR use forever.

Does an STR Certificate Transfer When a Tybee Property Is Sold?

This remains one of the most important issues for buyers.

Under Tybee Island's current rules for residential zoning districts, STR permits generally do not transfer with the property.

Ordinance 08-2024 addressed transfers of ownership and related ownership interests involving permitted STR properties in R-1, R-1B and R-2 districts. The City's current FAQ states that when a qualifying transfer occurs, the STR permit generally terminates and cannot simply be assigned, transferred or renewed by the new owner. Limited exceptions may apply depending on the circumstances.

The rules can also extend beyond a traditional sale of the property. Changes in ownership interests involving an entity holding the property may also affect the permit.

That means a listing statement such as:

“Currently operating as a successful vacation rental”

does not necessarily mean:

“The next owner can continue operating it as a vacation rental.”

Those are very different things.

If short-term rental income is important to the purchase, the buyer should establish the property's legal STR status before assigning value to the rental history or projected income.

The August 6 Court Ruling Changes the Picture

Until this week, Tybee Island's STR regulations were also facing a significant legal challenge.

Tybee Alliance, a property-owner advocacy organization, filed suit in 2023 arguing that short-term vacation rentals should receive protections associated with residential rental housing.

On August 6, 2026, a Chatham County judge dismissed the case.

The judge concluded that short-term rentals lack the “relatively continuous physical presence” associated with traditional residential rentals and ruled that the City of Tybee Island has authority to impose stricter regulations on them.

For buyers and owners, the practical significance is substantial.

It is no longer reasonable to approach a Tybee investment purchase under the assumption that the City's current STR restrictions may simply disappear because of this particular lawsuit.

The ruling supports the City's authority to continue regulating short-term rentals - and it arrives just as the City is considering a different way of deciding where and how many STRs should be allowed.

Tybee Is Considering a New Four-Zone STR System

Earlier in 2026, Tybee Island officials began considering another major change.

The proposal would divide the island into four geographic areas with different caps on the percentage of properties permitted to operate as short-term rentals.

Under the proposal reported in May:

• Eastern and southern portions of the island, including areas closer to the beach and commercial districts, could allow STR concentrations of up to approximately 60%

• Western and northern areas, which are more residential in character, could be limited to approximately 30%

The proposal also included a potential waiting-list system for new permits once an area reaches its established cap.

The theory behind the approach is relatively simple: Tybee is both a residential community and a tourism destination, and different portions of the island function differently.

Rather than treating every neighborhood exactly the same, the proposed system would allow more vacation-rental activity in tourism-oriented areas while attempting to preserve a greater percentage of full-time residential use in other neighborhoods.

What Happens Next?

The August 6 court decision appears to remove an important legal obstacle to the City's plans.

WTOC reported that Tybee City Council is scheduled to review an ordinance the following week that would reduce vacation-rental concentrations in strictly residential neighborhoods while permitting higher limits in designated tourism corridors.

The City's calendar currently shows a City Council workshop scheduled for August 12 and a regular City Council meeting on August 13, 2026.

That does not mean the proposed rules are already law.

Until a new ordinance is actually adopted and becomes effective, buyers and owners should rely on the regulations currently in effect and verify them directly with the City.

Tybee's own STR webpage specifically cautions users to check recently adopted ordinances that may not yet have been incorporated into the City's codified regulations.

This is a moving target.

A rule that applies when a buyer begins looking for a property may not necessarily be the same rule in place when that buyer is ready to close.

Why STR Status Matters to Property Value

A buyer considering a Tybee investment property may naturally focus on:

• Historical rental revenue

• Occupancy

• Average nightly rates

• Management expenses

• Cleaning costs

• Insurance

• Taxes

• Projected return

All of those numbers can be useful.

But they only matter if the buyer will legally be allowed to operate the property in the same manner after purchasing it.

A strong historical rental statement does not automatically establish future income potential.

For example, an existing owner may legally operate a nonconforming STR in a residential district while a buyer acquiring that same property may not be able to continue the use under the transfer rules currently in effect.

That distinction can materially change how a buyer should evaluate the property.

It is one reason I would not evaluate a Tybee Island property based solely on the rental projections supplied with the listing.

What Other Rules Apply to Tybee STR Owners?

Legal operation involves more than having an eligible property.

Tybee's current code includes requirements involving occupancy, local contacts, insurance, advertising and other operating responsibilities.

Local STR contact

An owner must designate an STR agent or local contact who is available to respond to complaints involving the condition, operation or occupants of the rental.

Under the current code, that person must be able to take remedial action within one hour.

Occupancy

Maximum overnight occupancy is generally calculated as two adults per bedroom plus two additional adults for the dwelling.

For purposes of this rule, anyone over age 15 is treated as an adult.

Insurance

The City requires appropriate property and liability insurance, with the STR property identified as a rental property in the applicable insurance documentation.

Insurance is particularly important on Tybee because a buyer also needs to evaluate coastal property coverage, wind exposure and flood insurance when applicable.

Advertising

The City assigns STR properties a unique identification number.

Current regulations require that identification number to be included in advertisements, promotions and notices offering the property for short-term rental.

STR Certificates Must Be Renewed

STR certificates are annual rather than permanent licenses.

The City's current guidance states that certificates are valid from January 1 through December 31 and must be renewed each year. For 2026, the normal March 31 renewal deadline was extended to May 31.

Owners should not assume that receiving a certificate once eliminates future compliance requirements.

Renewal, qualifying rental activity, property information and changes in ownership or management can all matter.

Short-Term Rentals Also Have Local Tax Requirements

Tybee Island currently requires short-term rentals to remit a 7% local Occupational Room Tax.

The City states that monthly tax returns are required even during months when no tax is due.

Owners using third-party rental platforms should still confirm which taxes the platform collects and remits and which filings remain the owner's responsibility.

Tax treatment can vary depending on the owner and business structure, so questions about income taxes, entity ownership and deductions should be directed to a qualified tax professional.

What Should a Buyer Verify Before Making an Offer?

If a buyer tells me that short-term rental income is part of the reason they are considering a Tybee property, several questions should be answered early:

1. What is the property's exact zoning?

2. Does the property currently have a valid STR certificate?

3. Is it considered a conforming or nonconforming STR use?

4. Will the STR status survive the proposed transaction under the rules currently in effect?

5. Has the property maintained the required rental activity?

6. What verified rental history is available?

7. Are City STR filings and applicable local taxes current?

8. Are there condominium or HOA restrictions in addition to City rules?

9. What are the realistic operating expenses - not just gross rental revenue?

10. What will the property look like financially if STR use is restricted or unavailable?

11. Are pending City ordinance changes likely to affect the property?

The answers may change how the buyer evaluates both the property and the price.

Buyers Should Also Review HOA and Condominium Rules

City approval is not the only consideration.

A condominium association, homeowners association or other private governing body may have its own leasing restrictions.

A property could potentially satisfy City zoning requirements while still being subject to private restrictions that limit or prohibit short-term rentals.

When applicable, I request the available association documents for my buyers and encourage them to review the provisions carefully before the end of due diligence.

If there is a particular issue they are concerned about, I can help locate the relevant section so they know what questions need to be answered.

Insurance and Flood Costs Should Be Investigated Early

Short-term rental eligibility is only one part of deciding whether a Tybee property works financially.

Buyers should also obtain insurance information early.

That may include:

• Homeowners or dwelling coverage

• Appropriate rental-property coverage

• Liability insurance

• Wind considerations

• Flood insurance

• Current flood-zone information

• Prior claims when available

I encourage buyers to obtain insurance quotes before submitting an offer whenever practical, and no later than the end of the due-diligence period.

A property that appears attractive based on purchase price and potential gross rental income can look very different once the full cost of ownership is considered.

Sellers Need to Be Careful About How an STR Property Is Positioned

Existing STR owners should also understand the distinction between:

what they are currently permitted to do

and

what the next owner may be permitted to do.

Historical rental revenue can still be valuable information, but sellers and listing agents should be careful not to create an assumption that a permit or operating right automatically transfers when the current regulations may say otherwise.

Accurate positioning becomes particularly important when a property's historical income contributes significantly to the asking price.

The buyer needs to understand what they are actually purchasing - not simply what the seller has historically been able to do with the property.

My Approach to Tybee Island STR Properties

When a buyer is considering a Tybee Island property for short-term rental use, we do not begin with an Airbnb income projection.

We begin with the property.

That means looking at:

• Zoning

• Property records

• Current STR certificate status

• Ownership and permit history

• Rental history

• HOA or condominium documents

• Comparable properties

• Current market value

• Flood considerations

• Insurance

• Operating expenses

• Property condition

• Current City regulations

• Pending regulatory changes

From there, we can begin determining whether the property actually fits the buyer's goals.

There are also issues that fall outside the role of a real estate agent.

When the answer requires legal interpretation, tax advice, insurance expertise or professional property-management analysis, I help identify the question and encourage the buyer to get the answer from the appropriate professional.

My role is not to tell someone that an investment will work.

It is to help them gather the facts and understand the property well enough to decide whether it works for them.

Final Thoughts

The Tybee Island short-term rental landscape is changing quickly.

The August 6, 2026 dismissal of the Tybee Alliance lawsuit affirmed the City's authority to impose stricter regulations on short-term rentals, and Tybee officials are now moving forward with consideration of another potentially significant zoning change.

For buyers, the most important takeaway remains:

Do not purchase a Tybee Island property based on assumed short-term rental income until you have verified that the property can legally be operated that way after you own it.

Zoning, certificate status, transfer restrictions, ownership structure and the regulations in effect at the time of purchase can all affect the answer.

For current owners and sellers, the same principle applies: know what rights currently exist, understand what happens upon a transfer and stay aware of what the City is considering next.

With another potential ordinance change approaching, this is an area where current information matters.

This article is intended for general informational purposes only and should not be considered legal, tax, insurance or investment advice. Tybee Island short-term rental regulations are subject to change. Buyers and property owners should verify current requirements directly with the City of Tybee Island and consult qualified legal, tax, insurance or other professionals when appropriate.

Rachael Blunt is a Savannah-area REALTOR® with Epique Realty serving the Greater Savannah area. She helps buyers and sellers evaluate the complete picture surrounding a property - from market value and historical information to property documents, flood and insurance considerations, regulations and long-term ownership goals.

 

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