Do I need a permit for short-term rentals in Half Moon Bay?

**Yes**, Half Moon Bay requires a Short-Term Rental Registration to operate legally. You need to register your rental with the city, and the registration costs $200. This registration helps the city track and manage short-term rental activity and ensure compliance. Operating without a permit can result in penalties.

What is the TOT tax rate in Half Moon Bay?

**15% TOT** (Transient Occupancy Tax) is the rate you must collect from guests for short-term rentals in Half Moon Bay. Hosts are responsible for collecting this tax and remitting it to the city. This tax applies to stays of less than 30 days, and proper reporting is mandatory to comply with local regulations.

Are short-term rentals allowed in Half Moon Bay?

**Yes**, short-term rentals are permitted in Half Moon Bay, but only within a host's primary residence. If you are not present, unhosted rentals are strictly capped at 60 nights per calendar year. Hosted rentals have no annual night limit, as long as the host resides on the property for at least 275 days per year.

Do I need to live in my property to rent it on Airbnb in Half Moon Bay?

**Yes**, Half Moon Bay requires that short-term rentals be located within a host's primary residence. To qualify, you must reside at the property for at least 275 days per year. This primary residence requirement ensures that short-term rentals are integrated within the community and managed responsibly by local residents.

How many nights per year can I rent my property in Half Moon Bay?

**60 nights** is the maximum annual limit for unhosted short-term rentals in Half Moon Bay. This restriction applies only when the host is not present at the property. If you are hosting guests while residing on-site, there is no annual night limit, provided you live at the property for at least 275 days each year.

Half Moon Bay

Prohibited

STRs Allowed

CaliforniaLast updated: February 13, 2026

Baseline Verification

80%

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Verified: Jan 30, 2026

3 Official Sources

Summary

Short-term rentals are permitted in Half Moon Bay only in a host's primary residence, where they must reside at least 275 days per year. Unhosted rentals (where the host is not present) are strictly capped at 60 nights per calendar year, while hosted rentals have no annual night limit. Stays are subject to a 15% Transient Occupancy Tax and rentals in ADUs are prohibited.

Restriction Level

🚫

Prohibited

Score: 100 (lenient)

Why this classification:

•Primary residence required
•Owner-occupied required
•Strict night cap: 60 nights/year
•Standard permit fee: $200
•Limited to 1 property per owner
•Tenants cannot host
•Permit required
•Reporting required

In Plain English

To host an Airbnb in Half Moon Bay, the home must be your main residence where you live at least 9 months out of the year. If you aren't staying at the house while guests are there, you can only rent it out for a total of 60 nights each year. If you stay in the house with your guests (hosted rental), there is no limit on how many nights you can host. You must register with the city, pay a $200 annual fee, and collect a 15% tax from your guests to send to the city every quarter.

At a Glance

Permit Required

Yes

Night Limit

60/year

Primary Residence

Required

Total Tax Rate

0.1%

Permit Fee

$200

Processing Time

2-4 weeks

8 Things Hosts Often Miss

1.STRs are strictly prohibited in Accessory Dwelling Units (ADUs/Granny Flats).
2.You must live in the home at least 275 days a year to be eligible to rent it out.
3.Unhosted stays are limited to only 60 nights per year.
4.The TOT rate is 15%, which is higher than many neighboring jurisdictions.
5.All listings must display the city-issued registration number.
6.Property must provide on-site parking for guests; street parking cannot satisfy requirements.
7.Violation of the 275-day residency rule is grounds for permanent permit revocation.
8.The city is located within the Coastal Zone, and certain properties may require a Coastal Development Permit.

Regulation Details

Eligibility(14)

•Half Moon Bay: You can have a co-host or property manager help manage your listing.
•Half Moon Bay: Property must provide on-site parking for guests; street parking cannot satisfy requirements.
•Half Moon Bay, CA: Your HOA can prohibit short-term rentals even if the city allows them. Check your CC&Rs before applying.

Requirements(21)

•Half Moon Bay: The city is located within the Coastal Zone, and certain properties may require a Coastal Development Permit.
•Half Moon Bay, CA has different permit classes: Home-Share (Hosted) or Entire Unit (Unhosted). Hosted vs. unhosted rentals have different requirements.
•Half Moon Bay, CA: Hosts must report their rental activity quarterly to the city, even if platforms collect taxes.

Application Process(11)

•Half Moon Bay STR permit - Step 2: Submit Registration Application. Complete the Short-Term Rental Registration Form and include required proof of residency and site plans. Required documents: Proof of Residency, Site Plan, Insurance Certificate. Time: 2-4 weeks. Cost: 200.
•Half Moon Bay, CA extended permit requirement: A separate Business License fee may apply.

Fees & Costs(1)

•Half Moon Bay charges a registration fee of $200 (annual).

Taxes(2)

•Half Moon Bay charges a Transient Occupancy Tax of 15%. This applies to stays under 30 days. Hosts are responsible for collecting and remitting this tax. Note: Operators are generally responsible for direct remittance; check specific platform VCA status.
•Half Moon Bay: The TOT rate is 15%, which is higher than many neighboring jurisdictions.

Limits & Restrictions(9)

•Half Moon Bay, CA: Each person can only register ONE property for short-term rental. You cannot legally operate multiple STRs.
•Half Moon Bay limits STRs to a maximum of 8 guests. Formula: 2 persons per bedroom plus 2 additional persons, total not to exceed 8.

Safety Requirements(1)

•Half Moon Bay requires the following safety measures for STRs: smoke detectors, CO detectors, fire extinguisher, posted maximum occupancy, posted emergency contact, Parking must be provided on-site, Noise monitors recommended.

Penalties(5)

•Half Moon Bay: Operating an STR in a rent-controlled unit can result in permit denial and fines. Units subject to price-restricted affordable housing covenants are prohibited.
•Half Moon Bay, CA: Operating an STR in a rent-controlled unit can result in permit denial and fines. Units subject to price-restricted affordable housing covenants are prohibited.

Exemptions(5)

•Half Moon Bay, CA: If you are present during the guest's stay (hosted rental), night caps may not apply to you.
•Half Moon Bay: Rentals of 30+ days are generally NOT considered short-term rentals and may be exempt from STR regulations (but may have other requirements).
•Half Moon Bay exempts the following from STR regulations: hosted rentals (where host is present), long-term rentals (30+ days).

Disclaimer

Regulatory information is AI-researched for educational purposes. Details may be outdated or incomplete. Always verify requirements directly with your city/county planning department before operating a short-term rental.

Other California Markets

Los Angeles

California

Strict

The City of Los Angeles requires all short-term rental hosts to register for a Home-Sharing permit and only permits the rental of one's primary residence. Stays are capped at 120 days per year unless an Extended Home-Sharing permit is obtained, and rentals in RSO-regulated buildings or newer ADUs are strictly prohibited.

Permit requiredNight limitsPrimary residence

0.1% total tax

Anaheim

California

Prohibited

Short-term rentals in Anaheim are strictly limited to approximately 277 'pre-moratorium' operators who were grandfathered in 2019. The city currently prohibits the issuance of any new STR permits. Allowed operators must follow rigid 'Good Neighbor' policies, enforce a 3-night minimum stay, and pay a 15% Transient Occupancy Tax.

Permit required

15.0% total tax

Mammoth Lakes

California

Moderate

Short-term rentals are heavily regulated in Mammoth Lakes and generally restricted to multi-family and resort zones (RMF-2, Resort, etc.). Hosts must obtain an STR Certificate and a Business Tax Certificate, and pay a total TOT rate of 13%. Stays of 31 days or longer are exempt from these regulations.

Permit required

0.1% total tax

Big Bear Lake

California

Strict

The City of Big Bear Lake regulates short-term rentals under Chapter 5.44, requiring an annual license, rigorous safety inspections, and a strict guest limit of 2 per bedroom plus 2. Owners are limited to 2 licenses total and must remit a 9% combined TOT and TBID tax quarterly.

Permit required

0.1% total tax

Half Moon Bay

Baseline Verification

Summary

Restriction Level

Why this classification:

In Plain English

At a Glance

8 Things Hosts Often Miss

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Regulation Details

Eligibility(14)

Requirements(21)

Application Process(11)

Fees & Costs(1)

Taxes(2)

Limits & Restrictions(9)

Safety Requirements(1)

Penalties(5)

Exemptions(5)

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Frequently Asked Questions

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Anaheim

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Half Moon Bay

Baseline Verification

Summary

Restriction Level

Why this classification:

In Plain English

At a Glance

8 Things Hosts Often Miss

Frequently Asked Questions

1Do I need a permit for short-term rentals in Half Moon Bay?

2What is the TOT tax rate in Half Moon Bay?

3Are short-term rentals allowed in Half Moon Bay?

4Do I need to live in my property to rent it on Airbnb in Half Moon Bay?

5How many nights per year can I rent my property in Half Moon Bay?

Related Content

Other California Markets

Los Angeles

Anaheim

Mammoth Lakes

Big Bear Lake