Executive Summary
Sandpoint, Idaho, is eliminating its 35-unit cap on non-owner-occupied STRs following a state Supreme Court ruling that declared local bans illegal. Austin allocated $2.5 million to crack down on unlicensed operators through automated enforcement technology, meaning thousands of non-compliant hosts face heightened scrutiny. Ocean City, Maryland, is pushing new restrictions despite voters rejecting a rental ban just months ago - proposals include 5-7 night minimums, license caps through lotteries, and bans on corporate ownership that could eliminate operational flexibility for 330+ licensed hosts. New York City Council is debating bills to loosen Local Law 18's severe restrictions by allowing absentee hosting in one and two-family homes and increasing guest caps from two to four, potentially reopening a market that's been virtually shut down since 2023.
New Regulations
Sandpoint, Idaho
Published: November 25, 2025
Regulation Category: Zoning, Licensing
Summary: Following a May 2025 Idaho Supreme Court ruling that invalidated local STR bans as illegal takings, Sandpoint is urgently repealing its cap of 35 non-owner-occupied STR permits in residential zones to preempt lawsuits from the Airbnb-backed Idaho Vacation Rental Association, which has been lobbying for deregulation. Investors stand to gain significantly with unlimited non-owner-occupied rentals moving forward, though the city plans to implement milder rules like mandatory off-street parking and a local representative within 20 miles to address neighborhood concerns.
Source: Sandpoint scrambles to erase short-term rental cap
Bullskin Township, Pennsylvania
Published: November 27, 2025
Regulation Category: Licensing, Zoning
Summary: Bullskin Township has formally adopted a resolution establishing regulations for short-term rentals, likely introducing requirements such as property registration, zoning compliance in permitted areas, and standards to mitigate community impacts like noise and traffic. Short-term rental investors should prepare for mandatory compliance processes that could include fees, inspections, or limits on rental frequency, though exact provisions remain unspecified in available reports, potentially affecting new and existing operations in this rural Pennsylvania area.
Source: Bullskin adopts short-term rental resolution
Austin, Texas
Published: November 25, 2025
Regulation Category: Licensing, Tax, Enforcement
Summary: The Austin City Council has approved $2.5 million in five-year contracts with Deckard Technologies to modernize STR licensing ($745,000) and enforcement ($1.72 million), simplifying applications for compliant owners while targeting thousands of unlicensed operations through automated violation detection and improved Hotel Occupancy Tax collection. This upgrade addresses prior legal hurdles and aims to reduce nuisances, offering investors a more efficient path to compliance but heightened scrutiny for non-permitted properties in a market with growing regulatory pressure.
Source: Council OKs $2.5M for Austin short-term rental licensing, enforcement support
Developing Regulations
Fayetteville, Arkansas
Published: November 30, 2025
Regulation Category: Occupancy, Enforcement, Zoning
Summary: The Fayetteville City Council is set to consider adopting amendments to its short-term rental ordinance, which categorizes STRs into Type 1 (owner-occupied for nine months annually with unlimited permits) and Type 2 (non-owner-occupied, capped at 475 citywide with conditional-use permits in residential zones), before the current sunset clause expires on December 30, 2025. Key proposed changes include tightening occupancy limits beyond the current two people per bedroom plus two additional, strengthening enforcement mechanisms, and introducing restrictions on rental frequency and property concentration to better manage community impacts.
Source: Fayetteville City Council to consider amendments to short-term rental ordinance
Ocean City, Maryland
Published: November 25, 2025
Regulation Category: Occupancy, Zoning
Summary: Despite voters rejecting STR restrictions in July 2025 by 34 votes following a petition with 1,300 signatures, the Ocean City Council is reigniting the debate using a new survey of other resort towns, potentially reimposing a five-night minimum stay in R1 single-family and mobile home districts where 330 licensed STRs currently operate. Airbnb and local property rights groups oppose the move, citing threats to property owners' rights and the tourism economy, while council members aim to balance resident concerns over nuisances.
Source: Ocean City Council to revisit short-term rental limits despite voter rejection
Whitehorse, Yukon
Published: November 27, 2025
Regulation Category: Licensing
Summary: Airbnb is mobilizing Whitehorse hosts through targeted emails to oppose upcoming municipal regulations that the company deems overly restrictive for the small but vital local STR sector, potentially including new licensing or operational rules that could harm hosting viability. While specific proposal details remain undisclosed, this advocacy highlights risks to investor profitability in a market where even motel operators rely on platforms like Airbnb for supplemental income.
Source: Airbnb urges Whitehorse host to oppose proposed short-term rental changes
New York City, New York
Published: November 26, 2025
Regulation Category: Licensing, Occupancy
Summary: The New York City Council is intensely debating bills Intros. 948 and 1107 to amend Local Law 18, which since 2023 has severely limited STRs by requiring host presence and capping guests at two, by allowing absentee hosting in one- and two-family homes, increasing guest limits to four, and restricting certain room access. Supporters like Airbnb argue this would restore income opportunities for homeowners, while opponents including housing advocates and the incoming administration warn of reduced affordable housing stock and heightened safety risks in a city where STRs already face heavy scrutiny.
Source: Both sides digging in on 'Airbnb bills'