Short-Term Rental Rules on St. Simons
January 15, 2026
January 15, 2026
Thinking about renting your St. Simons home on a nightly or weekly basis? You are not alone. Investors and second-home owners love the island’s steady tourism and year-round getaway appeal, but short-term rentals are governed by specific rules. In this guide, you will learn how local zoning and permits work, why HOA and condo rules matter just as much, what taxes and safety standards to plan for, and how seasonality shapes revenue. Let’s dive in.
Short-term rental rules on St. Simons come from two places. Public law is handled by Glynn County and the State of Georgia. Private rules come from HOA, POA or condo covenants. You must satisfy both to operate legally and avoid costly disruption.
Start by confirming zoning for the exact property address with Glynn County Planning and Zoning. Some zoning districts allow short-term rentals by right, while others require a special use approval or prohibit them. Do not assume a property is eligible just because similar homes are listed on platforms. Rules can change and enforcement varies over time.
Many Georgia jurisdictions also require a short-term rental permit or registration. This can include annual renewal, a fee, owner or manager contact information, and a safety checklist. Ask Glynn County if a registration program applies in 31522 and what documentation is required to obtain or renew it.
Georgia treats short-term rentals as a taxable business activity. Expect to register for an occupational tax certificate or business license with Glynn County. You also need to register with the Georgia Department of Revenue to collect and remit state sales tax and any local hotel or occupancy taxes that apply to nightly stays. Confirm current rates, filing schedules, and whether the county or state administers local tourism or occupancy taxes for your address.
Rental income is taxable at the federal and state level. Keep accurate records of income and expenses for your returns. Many owners consult a CPA experienced with Georgia short-term rentals to streamline reporting.
Local ordinances and building codes can set occupancy limits based on bedrooms or square footage. Noise curfews, limits on on-street parking, and nuisance rules are common on island communities. Glynn County Code Enforcement can investigate neighbor complaints, issue fines, or pursue further action if a rental operates out of compliance.
Even if county rules allow an STR, private covenants can prohibit or restrict it. HOA, POA and condo bylaws often decide whether nightly rentals are possible in a given community.
Obtain the full set of CC&Rs, bylaws and written rental policies early in due diligence. Ask the board for written confirmation that short-term rentals are currently permitted, whether any caps are in place or waitlists exist, and if covenant changes are under consideration. Request any rental registration forms, fee schedules, and insurance requirements so you can price and plan accordingly.
Once you confirm eligibility, focus on efficient operations that meet standards and prevent complaints. Good neighbor relations protect your permit, your reputation, and your revenue.
Most STR rules reference basic life safety. Plan for:
These items are common building code requirements and may be checked during permitting, inspections, or after complaints.
Short-term rentals are often enforced through complaint-driven investigations. Repeated issues with noise, parking, trash, or occupancy can trigger fines, permit suspension, or court action. Listing platforms may remove listings that lack required permits or generate verified complaints. A 24-7 local contact or professional property manager who can respond within a defined time window is a strong safeguard.
St. Simons Island sits within Georgia’s Golden Isles and benefits from coastal tourism, beach and golf access, and regional drive-to travel. Demand patterns on the island tend to follow clear seasonal rhythms.
Weekend occupancy is often stronger than weekdays year-round. Families may book multi-week stays in the summer. Event weeks and regional tournaments can create short bursts of higher demand outside of peak season.
Avoid relying on outdated anecdotes. Pull current figures from short-term rental market data providers that cover 31522, and ask local property managers about booking calendars, operating costs, and maintenance schedules. Compare similar property types, locations, and amenities to estimate average daily rate, occupancy, and RevPAR. Stress-test projections for off-season and vacancy so your plan remains durable.
Build a realistic pro forma before you buy or list. Include the full operating and compliance picture.
Standard homeowner policies often exclude short-term rental activity. Secure STR-specific or landlord coverage that addresses nightly rentals, loss scenarios, and liability. Many owners also add an umbrella liability policy. HOAs or lenders may require certain endorsements or minimum limits, so confirm these early.
Use this step-by-step list to verify eligibility and prepare your listing the right way.
Confirm zoning and whether STRs are allowed for your address with Glynn County Planning and Zoning. Ask about any pending ordinance changes.
Obtain and review CC&Rs and HOA or condo rules. Get written confirmation of rental permissions, minimum stays, caps, and the enforcement process.
Register for a business license or occupational tax as required by Glynn County. Register with the Georgia Department of Revenue for sales and occupancy tax collection and remittance. Confirm current rates and filing frequency.
Apply for any county short-term rental permit or registration if required. Keep your permit number on file and follow renewal timelines.
Complete safety preparations: smoke and CO alarms, fire extinguishers, pool safety measures, and any required inspections.
Obtain short-term rental insurance or a landlord policy with appropriate liability limits. Verify HOA or lender insurance requirements.
Clarify local rules on trash, recycling, and parking. Create simple guest instructions and post them on-site.
Set up a 24-7 local contact plan. Post contact information in the property and include it in listings if required.
Build an operating budget that includes property management, seasonal maintenance, and reserves for unexpected repairs or penalties.
Gather up-to-date market data from STR analytics providers and local managers to estimate ADR, occupancy, and cash flow. Revisit these inputs at least once per year.
Short-term rentals on St. Simons can work well when you respect both the county’s rules and your community’s covenants. The strongest returns usually come from disciplined due diligence, proactive safety and guest management, and an informed pricing plan that adjusts with the seasons. If you want help identifying properties that align with your rental goals and lifestyle priorities, connect with a local advisor who understands both investment and island living.
Ready to explore compliant, high-quality options in 31522? Reach out to Georgia Bailey Usry for boutique guidance backed by finance-grade analysis and deep Golden Isles expertise.
Georgia has achieved numerous accomplishments, primarily driven by her commitment to prioritizing her clients and maintaining a strong focus on building lasting relationships. Work with Georgia now!