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

CaliforniaUpdated Feb 13, 2026

Gold-standard verification1% sourced

Cross-referenced against 3 official sources — municipal codes, planning-department pages, and government registries.

Verified Jan 30, 2026Sources 3

Summary

Plain-english overview

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

Severity 100

Classification

Prohibited

100

Severity

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

What this means for you

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

Key numbers

Permit requiredYes

Night limit60/year

Primary residenceRequired

Total tax rate0.1%

Permit fee$200

Processing time2-4 weeks

8 things hosts often miss

Common compliance gaps

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

Regulation details

Sourced from official code

Eligibility14 rules

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.

Requirements21 rules

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 process11 rules

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 & costs1 rule

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

Taxes2 rules

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 & restrictions9 rules

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 requirements1 rule

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.

Penalties5 rules

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.

Exemptions5 rules

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).

Frequently asked questions

5 answered

Disclaimer

Regulatory information is AI-researched from public city/county codes 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.

Researched & verified by Learn STR at GoStudioM

Half Moon Bay

Prohibited

CaliforniaUpdated Feb 13, 2026

Gold-standard verification1% sourced

Cross-referenced against 3 official sources — municipal codes, planning-department pages, and government registries.

Verified Jan 30, 2026Sources 3

Summary

Plain-english overview

Restriction level

Severity 100

Classification

Prohibited

100

Severity

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

What this means for you

At a glance

Key numbers

Permit requiredYes

Night limit60/year

Primary residenceRequired

Total tax rate0.1%

Permit fee$200

Processing time2-4 weeks

8 things hosts often miss

Common compliance gaps

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

Regulation details

Sourced from official code

Eligibility14 rules

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.

Requirements21 rules

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 process11 rules

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 & costs1 rule

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

Taxes2 rules

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 & restrictions9 rules

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 requirements1 rule

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.

Penalties5 rules

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.

Exemptions5 rules

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).

Frequently asked questions

5 answered

Disclaimer

Researched & verified by Learn STR at GoStudioM

Summary

Restriction level

Why this classification

In plain English

At a glance

8 things hosts often miss

Regulation details

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?

Disclaimer

Summary

Restriction level

Why this classification

In plain English

At a glance

8 things hosts often miss

Regulation details

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?

Disclaimer