03/30/2026
There has been a lot of discussion about the requirements for short-term rentals in the Athens area. Based on the most current information if you are interested in purchasing them you need to stay just outside of the Clarke county borders. In fact, a lot of owners will need to sell them in the next year as they get sunsetted, or convert to longer rentals.
This updated factsheet is designed for quick reference by buyers, including the essential links and contacts to verify a property's potential for short-term rental (STR) use.
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Buying for Short-Term Rentals in Athens-Clarke County: The Facts
If you are buying property in Athens to list on platforms like Airbnb or Vrbo, the rules changed in March 2025. Use this guide to determine if your investment is legal.
1. The "Owner-Occupied" Advantage (Home Occupation STR)
* The Rule: If the property is your primary residence (you live there >183 days/year), you can generally rent it out.
* Where: Allowed in almost every residential and commercial zone.
* The Catch: You must be the resident. You can rent a room, basement suite, or the entire house while on vacation. [Apply for a Home Occupation Permit here](https://www.accgov.com/793/Applications-Fees). [1, 2]
2. Buying an "Investment Property" (Commercial STR)
* The Rule: If you do not plan to live in the house and want a full-time business rental, your options are limited.
* Prohibited Zones: You cannot start a new commercial STR in single-family residential zones (e.g., RS-5, RS-8, RS-15, RS-25, RS-40).
* Allowed Zones: You can buy investment STRs in most Commercial (C), Employment (E), and some Agricultural (A) zones. [3]
3. Verify Before You Buy: The Zoning Map [4]
Do not take a seller's word for it. Use the official tools to see the exact zoning code of any address:
* [Interactive ACC Planning Viewer](https://experience.arcgis.com/experience/4ff11e146bac4516afe4571d3162ba10): This live map allows you to search by address and see the specific zoning layer for any parcel.
* [Zoning Legend & Definitions](https://www.accgov.com/DocumentView.aspx?DID=2968): Use this guide to understand what codes like "RS-8" or "C-G" mean for your property. [3, 5, 6]
4. The "Grandfathered" Sunset Warning [4]
* The Expiration: Most non-conforming rentals on the "Sunset List" must stop operations by March 1, 2027.
* Transfer of Ownership: Grandfathered status typically does not transfer to a new buyer. If you buy a property that was a legal STR under the old rules, you must still meet current zoning requirements to continue. [7]
5. Official Contacts for Buyers [4]
For a definitive answer on whether a property can be used as an STR, contact the Planning Department directly:
* Office: [[Athens-Clarke County Planning Department](https://www.google.com/search?kgmid=/g/1tdhfvt5&q=yes,+include+that+on+this+list+and+include+the+zoning+map)](https://www.accgov.com/planning)
* Address: 120 W. Dougherty St., Athens, GA 30601
* Phone: 706-613-3515
* Email: [email protected] [1, 2, 8, 9, 10]
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Pro Tip: Request a Zoning Verification Letter ($25 fee) from the Planning Department during your due diligence period. This is an official document that confirms a property's current zoning and allowable uses. [2, 11]
