Executive Summary
Atlanta's City Council rejected a proposed STR ban in Buckhead, while Green Bay dropped a 180-day annual cap after owner pushback, showing successful host resistance to restrictive regulations. Paradise Valley, Arizona, is pushing for 2026 state legislation to cap STR licenses, and Pittsfield Township, Michigan, is considering rules limiting rentals to owner-occupied properties with just 60 days of annual operation, both targeting investor-owned models. Riverhead, New York, is using online listings under 30 days as presumptive evidence of violations with penalties up to $30,000 and immediate permit revocations. Spring Lake Heights, New Jersey, mandated a seven-day minimum stay and doubled licensing fees to $100, while Sandwich, Massachusetts, approved new safety requirements including hard-wired smoke and CO detectors. Wales is advancing a licensing scheme estimated to cost hosts £4.5m–£15m in lost income. On the upside, Aspen streamlined permit renewals and introduced 90-day temporary permits for new owners, and Southampton is temporarily allowing three-day rentals during the 2026 U.S. Open.
New Regulations
Atlanta, Georgia
Published: November 21, 2025
Regulation Category: Zoning
Summary: The Atlanta City Council rejected a proposed ban on short-term rentals in northeastern Buckhead, preserving economic opportunities for hosts amid arguments that STRs offer affordable alternatives to high-taxed hotels. While this decision avoids outright restrictions, ongoing calls for better oversight from residents highlight potential future compliance burdens for investors in high-density STR areas.
Source: Atlanta Council opposes short-term rental ban in parts of Buckhead
Spring Lake Heights Borough, New Jersey
Published: November 20, 2025
Regulation Category: Occupancy
Summary: Spring Lake Heights introduced a stricter ordinance mandating a seven-day minimum rental period, eight-person occupancy cap, 21+ age for primary renters, and doubled licensing fees to $100, plus requirements for inspections and tax compliance. With a public hearing set for December 15, these updates address noise and parking issues but may reduce booking flexibility and increase costs for investors.
Source: Tightened short-term rental ordinance introduced
Sandwich, Massachusetts
Published: November 18, 2025
Regulation Category: Licensing
Summary: Sandwich voters approved a short-term rental bylaw amendment establishing a regulatory framework with safety requirements like hard-wired smoke and CO detectors, amid concerns over inspections, occupancy limits, and compliance costs for historic properties. The measure aids enforcement and state compliance, but potential amendment proposals at the May town meeting could further shape investor obligations and operational viability.
Source: Sandwich town meeting: Voters OK affordable housing measure
Aspen, Colorado
Published: November 20, 2025
Regulation Category: Licensing
Summary: Aspen's City Council approved amendments streamlining short-term rental permit renewals by reducing paperwork, introducing 90-day temporary permits for new owners to honor existing bookings, and allowing limited transfers for events like death or divorce. These changes maintain core permit types and caps but ease administrative hurdles, potentially improving cash flow and property transfer flexibility for investors.
Source: Aspen Council amends short-term rental regulations
Green Bay, Wisconsin
Published: November 18, 2025
Regulation Category: Occupancy
Summary: Green Bay's public hearing on short-term rental proposals rejected the 180-day annual cap after owner pushback on income impacts, but retained consideration of a three-strike nuisance policy and fee increases. This outcome preserves fuller-year operations for investors while introducing potential violation-based restrictions that could affect high-traffic properties near Lambeau Field.
Source: Green Bay hears from public on proposed short-term rental rules
Town of Southampton, New York
Published: November 19, 2025
Regulation Category: Occupancy
Summary: Southampton will temporarily relax its 14-day minimum stay rule to allow three-day rentals during the June 18-21, 2026 U.S. Open at Shinnecock Hills, aiming to boost lodging availability and local business revenue. Investors can capitalize on event-driven demand with shorter bookings, though resident concerns over traffic and overcrowding may influence future event-specific adjustments.
Source: Southampton Will Temporarily Lift Limits on Short-Term Rentals for US Open in June 2026
Developing Regulations
Paradise Valley, Arizona
Published: January 15, 2025 Regulation
Category: Licensing Summary: The League of Arizona Cities and Towns plans to push for 2026 state legislation allowing municipalities like Paradise Valley to cap short-term rental licenses, which local officials support as a tool to preserve community character. If passed, this could restrict new STR investments and limit expansion opportunities for existing operators by controlling the total number of active licenses in the area.
Source: Short-term rental fight again on tap for Paradise Valley in 2026 legislative session
Pittsfield Township, Michigan
Published: November 20, 2025
Regulation Category: Occupancy
Summary: The Pittsfield Township Planning Commission is considering new rules limiting short-term rentals to owner-occupied residences, capping operations at 60 days per year, and restricting occupancy to two people per bedroom while requiring township licensing. These proposals target loopholes used by out-of-town LLCs, which could significantly curb profitability for non-resident investors by restricting business models and annual usage.
Source: Pittsfield Township looks at proposed new short-term rental rules
Wales, United Kingdom
Published: November 20, 2025
Regulation Category: Licensing
Summary: Airbnb opposes the Welsh Government's proposed licensing scheme for self-catering accommodations, estimating £4.5m–£15m in lost host income due to bureaucratic "apply-and-wait" checks and intermediary liabilities. With low evidence of safety needs (only 0.004% incident rate in 2024/25), the bill could burden investors with compliance costs and reduce market participation, impacting broader tourism revenue.
Source: Airbnb holds 'major reservations' over Welsh tourism bill
Riverhead, New York
Published: November 19, 2025
Regulation Category: Enforcement
Summary: Riverhead proposes using online listings and property activity to presume short-term rental violations under its 30-day ban, with immediate permit revocations, fines up to $30,000, and daily civil penalties of $5,000, while requiring platforms to delist non-compliant properties. Owners can rebut presumptions via appeal, but heightened enforcement risks could deter investors by escalating financial and operational penalties.
Source: Riverhead considers tougher enforcement of rental code