Executive Summary
Nantucket voters overwhelmingly legalized short-term rentals island-wide by a 71% margin, ending a five-year legal battle and opening the market across nearly all zoning districts—though corporate ownership remains banned. Vail, Colorado voters narrowly defeated a proposed 6% STR tax increase by just 36 votes, keeping the total tax rate at 10.8% instead of jumping to 16.8%. Philipstown, New York is advancing a new law requiring $500,000 liability insurance, annual permits, and 260 days of owner occupancy, with fines up to $5,000 for violations. Port Hueneme, California is considering a 10% cap on STR housing stock with $995 annual fees and 100-200 foot spacing requirements between units. Ireland's Gaeltacht regions saw Airbnb listings surge 88.1% since 2019—outpacing national growth—with some areas now having more short-term than long-term rentals available, though advocacy groups are pushing for zoning caps. And Mississauga, Ontario is deploying $4.75 million in federal funding to crack down on its 1,044 unlicensed operators, with fines rising to $500-$1,000 starting November 17.
New Regulations
Philipstown, New York
Published: November 7, 2025
Regulation Category: Licensing
Summary: The Town Board unveiled a draft law requiring annual permits for short-term rentals under 30 days in single/two-family homes and accessory units, mandating primary residence use for 260 days/year, $500,000 liability insurance, code inspections, and safety features like 80 sq ft bedrooms with dual egress. While aimed at curbing investor dominance, the board is exploring rental day caps as a compromise for part-time owners, with potential passage by year-end and fines up to $5,000 for repeat violations.
Source: Philipstown Debuts STR Law
Vail, Colorado
Published: November 2025
Regulation Category: Tax
Summary: Voters narrowly rejected Ballot Issue 2A by 36 votes, blocking a proposed 6% tax hike on short-term rentals (under 30 days) that would have raised the total rate from 10.8% to 16.8% to fund housing initiatives. The defeat maintains current tax levels, providing relief to rental investors but limiting new revenue for affordable housing in this resort market.
Source: Short-term rental tax defeated by 32 votes in Vail
Nantucket, Massachusetts
Published: November 4, 2025
Regulation Category: Zoning
Summary: By a 71% margin (1045-421), Nantucket voters approved Article 1 at a special town meeting, legalizing short-term rentals by right in all zoning districts except near the airport, ending a five-year zoning battle and lawsuits over residential restrictions. Corporate ownership remains banned, with ongoing rules for registration, fees, and safety compliance, though future proposals for limits could arise at next year's annual meeting needing only simple majority approval.
Source: Island Voters Legalize Short-Term Rentals Without Restrictions
Mississauga, Ontario, Canada
Published: November 5, 2025
Regulation Category: Licensing
Summary: With only 510 of 1,554 verified short-term rentals licensed as of April 2025, the city is ramping up enforcement using $4.75 million in federal funding to hire staff for inspections and compliance, targeting unlicensed operations, multiple units, and non-principal residences. Penalties will rise to $500-$1,000 effective November 17, building on 1,315 notices and 404 fines issued since 2021 to ensure operators stick to principal residence rules.
Source: Mississauga responds to illegal short-term rentals
Developing Regulations
Gaeltacht regions, Ireland
Published: November 10, 2025
Regulation Category: Zoning
Summary: Airbnb listings in Gaeltacht areas surged 88.1% from May 2019 to September 2025, outpacing the national 47.9% growth, with 25 of 26 planning areas showing increases and some now having more short-term options than long-term rentals, potentially reducing housing stock and threatening Irish language communities. Advocacy groups like Conradh na Gaeilge are pushing for urgent zoning caps, stronger enforcement, and Gaeltacht-specific protections to balance tourism with local stability, including a "Homes Not Holiday Lets" campaign pressuring local authorities.
Source: Airbnb growth in the Gaeltacht sparks concern over housing and language survival
View Royal, British Columbia, Canada
Published: November 7, 2025
Regulation Category: Licensing
Summary: Councillor Don Brown proposes temporarily lifting View Royal's short-term rental ban from June 1 to July 31, 2026, to host FIFA World Cup visitors and stimulate local economy through tourism, while testing the waters for possible permanent rule changes based on feedback. The motion will be tabled November 18 with debate on December 2, offering property owners a short window for extra income amid economic pressures, though it risks community complaints if not managed well.
Source: View Royal councillor calls for pause on short-term rental rules during FIFA
Port Hueneme, California
Published: November 6, 2025
Regulation Category: Zoning
Summary: The City Council reviewed a proposed ordinance capping short-term rentals at 10% of housing stock, requiring city registration, $995 annual fees, "good neighbor" rules on noise and guests, and 100-200 foot spacing between units, modeled after approved rules in nearby coastal areas. A vote was delayed to November 17 for full attendance and needs California Coastal Commission approval, potentially boosting enforcement revenue from the city's ~60 existing listings while addressing resident concerns over neighborhood impacts.
Source: Port Hueneme council takes first look at Airbnb cap
New York City, New York
Published: November 6, 2025
Regulation Category: Licensing
Summary: Councilmember Mercedes Narcisse's Intro. 948 seeks to amend Local Law 18 by raising guest limits in one- and two-family homes, allowing absent-host rentals, and easing the "unlocked doors" rule, backed by Airbnb and housing advocates to aid small owners with income amid high costs. The bill preserves safety, registration, and zoning requirements, positioning it as a fairness update for responsible operators without broad deregulation.
Source: CM Narcisse's bill pushes for amendments to short-term rental rules