A field guide to where investor-grade Airbnb plays are legal — and where they aren't — across Salt Lake, Utah, and Davis counties.
Utah is a patchwork. There is no statewide STR law beyond tax collection. Every city writes its own rules, and most have re-written them within the past 18 months. Owner-occupancy is the single most important gate — if a city requires it, the investor-only model is dead there. The five categories below are how every city in this document is classified.
Non-owner-occupied STRs explicitly allowed. License required, but no residency gate. Clear pathway for buy-and-hold STR strategy.
Allowed only in specific zones, condo communities, or via conditional use permit. Investor model works but requires zoning diligence.
Owner must live on the property. House-hack plays only — investors with no intent to occupy are excluded.
No legal pathway exists. Either no STR ordinance and prohibited by zoning, or licensing has been suspended.
Could not confirm current ordinance from public sources. Call planning before relying on any classification.
The strongest investor STR pathway in the south valley. New ordinance, simple framework, no occupancy gate.
Requirements: Application signed by residential landlord. On-site parking only (no street parking). Written notice to property owners within 100 feet before issuance. License number must appear in all online listings. All taxes remitted before renewal.
Zone check required: Ord. 25-23 amended Title 13 zoning tables in eight sections — verify property zone is permitted before purchase.
Investor model works through CUP, but three filters narrow the field dramatically.
Requirements: Located in R-2 or R-M zones, single-family or two-family only, not in PUDs. Conditional use permit via Planning Commission public hearing. Site must front a street with 66-foot ROW per the city circulation map.
Other restrictions: No signage advertising the STR. Outdoor pools/hot tubs prohibited 10 PM-8 AM. Snow removed within 1 hour. Penalty for unlicensed operation: $1,000/day minimum, Class B misdemeanor.
LLCs welcome: Wasa Valley Holdings LLC received CUP approval Dec 2025.
Effectively a condo play. 90% of legal STRs sit in three communities.
Where they work: 90% of legal STRs are in Canyon Racquet Club Condominiums (7430 Wasatch Blvd) and Oaks at Wasatch (Wasatch Grove Lane). Outside those communities, expect heavy enforcement.
Penalty: $650+ fines for unlicensed operation, repeat offenses escalate to multi-year permit bans. Council was discussing adding owner-occupancy requirement as of mid-2024 — verify current status.
The capital is the hardest market in the county. No new licenses being issued.
Status: STRs treated as hotel/motel/B&B use. Allowed only in Mixed-Use, Downtown, and Gateway zones. The City currently does not issue business licenses for short-term rentals — pending adoption of a new ordinance.
For investors: Realistic plays are commercial or mixed-use property only. Residential conversion is not viable.
Established program but explicit residency requirement kills the investor model.
Requirements: Owner must occupy property at least 183 days per year. Annual permit + business license. City inspections required. Posted city rules inside the dwelling. Licenses capped based on neighborhood area and population.
Strong demand: Real Salt Lake stadium, ski access via Little Cottonwood — but only viable for owner-occupiers.
Allows STRs to give homeowners an income stream — not designed for investors.
Framework: Planning Division application + business license. The stated purpose of the ordinance is to give homeowners supplemental income while monitoring community impact — explicitly framed around owner participation, not investment.
Citywide pathway but locked behind residency and a total license cap.
Notable: Of the owner-occupied Wasatch Front cities, Millcreek is the most permissive in geographic scope — licenses available citywide, not restricted to specific zones. But residency + cap remove investor optionality.
Application: Applicants must certify they understand parking and noise codes.
Comprehensive 2025 program, but ownership/residency required and ADUs excluded.
Eligibility: Must be (a) owner-occupied duplex, (b) owner-occupied rental property, or (c) owned by a primary resident of South Salt Lake. ADUs cannot be STRs.
Operating standards: Citywide and per-block caps, occupancy limits, inspections, posting requirements, district restrictions. City has actively encouraged STRs in small regulated quantities in re-investment areas.
No STR ordinance, no licensing pathway. Rental code framed around 30+ day tenancy.
Status: Rental Dwelling License code defines a rental dwelling as available for one month or longer. No STR category in licensing. No "short term rental" listed as permitted use in any zone. Hard R-1 enforcement on conversions.
Practical reality: Operating an STR here carries real enforcement risk. Verify directly with Community Development before any deal.
Mountain resort town with caps. Investor model allowed but limited supply.
How it works: Caps set at 15% of dwellings with water/sewer connections in Silver Fork Community and Pine Tree Community. Cap is updated annually based on May 1 dwelling count. If cap is hit, you're on the waitlist.
Enforcement teeth: Property owners who violate regulations cannot re-apply for licensure.
Tiny ski town in Little Cottonwood Canyon. Resort-driven economy, likely permissive but not confirmed.
Status: Could not confirm a current STR ordinance. Town's economy is entirely ski-tourism driven, suggesting permissiveness, but inventory is extremely limited. Most lodging is commercial.
No public STR ordinance located. Rapidly growing residential city.
Note for Andrew: You have a rental property here — worth a direct planning call to confirm current STR posture. Cities in growth mode often haven't written STR rules yet, which can mean permitted-by-default or banned-by-default depending on the underlying zoning ordinance language ("permits all uses except those prohibited" vs. "prohibits all uses except those permitted").
Metro township under Greater SLC MSD. Likely governed by Salt Lake County Chapter 5.19.
Framework: Greater Salt Lake Municipal Services District handles business licensing. Salt Lake County Chapter 5.19 (Short-Term Rentals) likely applies. Tiny inventory.
High-income market with no public STR ordinance located. Likely restrictive.
Practical note: Draper has been mentioned as reviewing STR rules but no published ordinance located. Heavy HOA prevalence in newer developments — CC&Rs may prohibit STRs regardless of city posture.
Metro township in canyon corridor. Governed via MSD and county ordinance.
Framework: Salt Lake County Chapter 5.19 STR ordinance likely applies via MSD. Verify with county business licensing.
Fast-growing southwest valley city. No confirmed STR pathway.
Practical note: Rapid growth, master-planned developments, heavy HOA presence. CC&Rs frequently prohibit STRs even where city allows.
Metro township under MSD. Likely subject to Salt Lake County Chapter 5.19.
Framework: Greater Salt Lake MSD handles business licensing. Salt Lake County Chapter 5.19 ordinance likely applies. 2034 Olympic potential could shift demand here.
Incorporated metro city under MSD. Subject to Salt Lake County STR ordinance.
Framework: Pull SLCo Chapter 5.19 for the operating rules. Magna's STR demand is limited but could grow as the west side develops.
Central valley city with no confirmed STR ordinance located.
Practical note: Mature suburban market, decent transit access via Bingham Junction TRAX. Worth a direct planning call.
Southwest valley residential. No confirmed STR ordinance.
Practical note: Heavy family residential character. Even if zoning is silent, neighborhood pressure makes investor STRs unlikely to operate quietly.
Daybreak and the Beehive — large planned community with HOAs. No confirmed city STR ordinance.
Practical note: Daybreak HOA rules are extremely restrictive — CC&Rs will likely prohibit STRs regardless of city posture. Outside master-planned areas, verify with planning.
Utah's second-largest city. STR ordinance not located publicly.
Practical note: Large diverse market, event venue demand. WVC tends to be permissive on business licensing generally — STR-friendly potential, but verify zoning treatment directly.
Metro township under MSD. Subject to Salt Lake County STR ordinance.
Framework: Salt Lake County Chapter 5.19 STR ordinance likely applies via MSD.
County has dedicated STR ordinance. Applies to all MSD areas plus unincorporated parcels.
Framework: Salt Lake County Code Title 5, Chapter 5.19 (Short-Term Rentals) governs unincorporated areas and is the default framework for MSD municipalities. Title 19 Zoning defines STR at § 19.04.547.
Pull the code: library.municode.com → Salt Lake County → Title 5 / Title 19.
BYU town with active enforcement. STRs allowed via CUP in limited zones, not in most residential.
Requirements: Business license required. Conditional use permit required in some zones. STR currently only allowed in zones where hotel/motel uses are permitted. City uses scanning software to compare online listings against occupancy database.
Demand: BYU events, graduation, conferences drive seasonal premium. The downtown converted church STR (15-unit, "Bell Tower" in old church) is a notable creative-use precedent.
Allowed with business license, but neighborhood-level zoning restrictions and increased enforcement.
Framework: Business license required for all STR operations. Specific neighborhoods restrict or prohibit STRs via zoning. Noise and parking ordinances enforced more strictly against STRs than other rentals.
UVU + tech corridor: Solid demand for short-stay accommodations near university and Silicon Slopes.
City explicitly prohibits short-term rentals. No legal pathway.
City FAQ explicit: "Short-term rentals are not allowed in the City." Internal ADUs require owner-occupancy (50%+ ownership stake must reside on property) for any rental use, and STR is not a permitted use of ADUs.
Major tech corridor city. Active STR listings, but no specific ordinance located.
Practical note: Silicon Slopes adjacency drives business traveler demand. Many active Airbnb listings exist in Lehi — but operating in a permitted zone with proper licensing is critical. Verify zoning eligibility directly.
Active STR market with no confirmed dedicated ordinance.
Practical note: Gateway to American Fork Canyon, near Thanksgiving Point. Demand for both leisure and business travel. Verify city ordinance status before purchase.
Active rental activity, no confirmed STR ordinance.
Practical note: Hobble Creek Canyon, Sundance access. Demand from outdoor recreation. Verify zoning posture before acting.
Active rental listings present. No confirmed dedicated STR ordinance located.
Practical note: Hobble Creek Canyon access. Pet-friendly market with vacation rental demand. Verify with planning.
Active listings, no confirmed dedicated STR framework.
Practical note: Family-oriented suburb between Lehi and Provo. Existing Airbnb inventory suggests permissive baseline, but verify zoning.
Newest Utah County city. STR rules likely still developing.
Practical note: Highly planned community on Utah Lake with new construction. CC&Rs in new developments may restrict STR use.
High-income foothill community. No confirmed STR ordinance.
Practical note: Low-density residential character makes STR investor activity unusual. HOA presence common.
Family-residential foothill community. No confirmed STR ordinance.
Practical note: Adjacent to American Fork Canyon. Generally low STR activity.
Small residential city. No confirmed STR pathway.
Practical note: Adjacent to American Fork. Residential character. Verify with planning.
Small commercial-mixed suburb. No confirmed STR ordinance.
Practical note: Mixed commercial/residential. Verify zoning treatment of STR.
Small residential city. No confirmed STR pathway.
Practical note: Adjacent to Springville. Quiet residential character.
Southern Utah County city. No confirmed STR ordinance.
Practical note: Affordable entry, Maple Mountain proximity. Lower-tier STR demand.
Small city. No confirmed STR ordinance.
Practical note: Mostly residential, limited STR demand outside Salem Pond area.
Small city at south end of valley. No confirmed STR ordinance.
Practical note: Small market with limited STR demand. Generally permissive small-city posture.
Rapidly growing west-side city. No confirmed STR ordinance.
Practical note: Rapid population growth, but HOA-heavy. CC&Rs likely prohibit STRs in most newer subdivisions. Sunset Flats (384-lot master plan) went Chapter 7 in 2022 — context for the development landscape.
Small foothills community. No confirmed STR ordinance.
Practical note: Quiet residential, near Maple Mountain. Limited STR market.
Tiny upscale community. No confirmed STR ordinance.
Practical note: Very small, residential. Negligible STR market.
Rural town. No confirmed STR ordinance.
Practical note: Negligible STR market.
Tiny rural town. Historic Camp Floyd. No confirmed STR ordinance.
Practical note: No meaningful STR market.
Small rural town. No confirmed STR ordinance.
Practical note: Negligible STR demand.
Rural town. No confirmed STR ordinance.
Practical note: Negligible market.
County has its own STR ordinance for unincorporated areas. Pull directly.
Framework: If property is outside any city's incorporated limits, Utah County's own STR ordinances apply. Verify before relying on this for a development play.
Allowed but ADU-only with owner-occupancy and neighbor-noticed public hearing.
Key restriction: § 14-14-128(D)(2) — "Short-term rentals are only allowed within approved Accessory Dwelling Units. It is unlawful to allow, construct, or reside in a short-term rental within an entire single-family dwelling, duplex, or multi-family residential dwelling or property."
Owner-occupancy: § 14-14-124(E)(6) — owner must occupy either the principal unit or ADU as permanent residence. LLC ownership does not satisfy this requirement.
Process: Public hearing before Administrative Committee with notice to property owners within 300 feet.
Clear program but residency required. More flexible than Bountiful — not ADU-only.
Standards: Land use permit + business license required. Primary dwelling must be owner-occupied. One additional off-street parking space per two bedrooms. Maximum rental period 30 days per stay.
ADU option: If renting an ADU as STR, a separate ADU land use permit is required on top of the STR permit.
Advantage over Bountiful: Not ADU-only — can rent part of primary residence (basement, room, portion).
City doesn't regulate STRs but explicitly bans ADU STRs. Gray zone with real risk.
City FAQ: "The City does not currently regulate short-term rentals." But also: "Short-term rental of the ADU is not permitted." This creates a gray zone for whole-home STRs in permitted zones.
Risk: Operating in a regulatory vacuum is risky — the city could enact rules at any time and apply them to existing operations. Verify directly before any deal.
No confirmed STR ordinance located. Small bedroom community.
Practical note: Between Bountiful and Farmington. Given neighboring cities have written ordinances, Centerville may be working on one.
Station Park and Lagoon-adjacent. No confirmed STR ordinance.
Practical note: Lagoon amusement park and Station Park retail center drive seasonal STR demand. County seat. Worth a direct planning call given demand profile.
No confirmed STR ordinance. Mid-county residential.
Practical note: Family residential character. Verify with planning.
No confirmed STR ordinance. Hill AFB adjacent.
Practical note: Hill Air Force Base drives extended-stay and visiting-family STR demand. Worth pursuing if zoning is permissive.
No confirmed STR ordinance. Small residential city.
Practical note: West Davis residential, Hill AFB adjacent.
No confirmed STR ordinance. Antelope Island access.
Practical note: Gateway to Antelope Island State Park. Recreation-driven STR demand potential.
No confirmed STR ordinance. Small mixed-use city.
Practical note: Mixed character — industrial corridor along Legacy + residential. Verify zoning.
No confirmed STR ordinance. Small mixed-use city.
Practical note: Refinery and industrial corridor. Limited STR appeal.
No confirmed STR ordinance. Small foothill city.
Practical note: Quiet residential, gateway to Snowbasin via I-84.
No confirmed STR ordinance. Foothill residential.
Practical note: Mostly residential, between Kaysville and Layton. City has been working on general plan updates.
No confirmed STR ordinance. Small rural-residential.
Practical note: West Davis residential. Limited STR demand.
Small city near Hill AFB. No confirmed STR ordinance.
Practical note: Small footprint, mostly residential.
County collects 4.5% TRT on all STR stays as of July 2025. Local ordinance varies.
Tax framework: Davis County imposed a Transient Room Tax of up to 4.5% on short-term rentals effective July 2, 2025 — applies countywide on top of state sales tax. Whatever city-level zoning applies, the tax applies.
For developers: The county TRT is a meaningful cost in your pro forma — budget it.
Across the three counties, the cities with the clearest STR ordinances mostly require the owner to live on the property. Sandy, Murray, Millcreek, South Salt Lake, Bountiful, North Salt Lake — all owner-occupied. The investor-only model is dead in those markets. The unlocked plays are West Jordan, Holladay, Cottonwood Heights, and Brighton.
Ord. 25-16 and 25-23 (April and July 2025) gave the city a permissive, low-cost STR framework with no residency requirement. $325 annual fee, 100-foot neighbor notice, on-site parking only. Combined with the metro location and ~120 active STRs already operating, this is the strongest investor pathway in the south valley. Verify zone eligibility first.
Section 13.76.735(I) requires STR sites to front a street with at least 66 feet of right-of-way per the city's circulation map. That essentially limits legal STRs to collector and arterial streets — Wasatch Blvd, Holladay Blvd, 4500 South, Highland Dr. Most quiet cul-de-sac lots don't qualify. The scarcity creates an opportunity for anyone willing to do the ROW homework.
Of ~120 legal STRs in the city, ~90% sit in three condo communities: Canyon Racquet Club Condominiums and Oaks at Wasatch. Outside those, expect enforcement. This is the closest thing to a "turnkey market" in Salt Lake County — the comps are deep, the licensing is established, and the buyer pool understands the asset class.
Of 15 Davis cities, only Bountiful and North Salt Lake have clear STR pathways, and both require owner-occupancy. Layton is a regulatory gray zone with an ADU-STR ban. Most other Davis cities have no written ordinance, which is itself a risk — the law could change with little notice and apply to existing operations.
Until 2024, state law prevented cities from using an Airbnb listing as sole evidence of an illegal STR. HB 256 closed that loophole. Cities now have real enforcement teeth — Park City and Salt Lake City both use monitoring software to scan listings against their license databases. The era of "operate first, apologize later" is over.
City zoning allows STRs in plenty of subdivisions where the HOA covenants prohibit them. In Utah, CC&Rs are enforceable in court regardless of municipal posture. Daybreak, Eagle Mountain master plans, most newer subdivisions in Herriman and Lehi — all carry restrictive language. Read the CC&Rs line by line before any STR-intended purchase.
Effective July 2, 2025, Davis County imposes a Transient Room Tax up to 4.5% on all short-term rental stays. Stacks on top of state sales tax (4.85%) and any city-level transient tax. Budget for ~13-14% in total taxes when modeling Davis County STR yields.