Nashville vs San Diego

Tennessee Legal but Limited | California Legal with Permit

Disclaimer: General information only — not legal advice. Verify with your local government.

Nashville, Tennessee
Status Legal but Limited
Permit Fee $313 permit fee
Tax Rate 6% Short-Term Rental Property Tax + state/local sales tax
Day Limit No limit
Renewal Annual
Platform Tax Yes
Max Fine $50/day for operating without permit; civil penalties up to $500,000 for repeated violations
San Diego, California
Status Legal with Permit
Permit Fee Tier 1: $226; Tier 2: $317; Tier 3/4: $1,170 (includes application + license)
Tax Rate 11.75%–13.75% TOT (varies by zone proximity to Convention Center)
Day Limit 20 days/year
Renewal Biennial
Platform Tax Yes
Max Fine $1,000 per violation; criminal misdemeanor charges for continued violations

San Diego has more favorable STR regulations overall.

Permits & Licensing

Nashville charges $313 permit fee for STR licensing, while San Diego charges Tier 1: $226; Tier 2: $317; Tier 3/4: $1,170 (includes application + license). Nashville renewal is annual, and San Diego renewal is biennial. Overall, San Diego has a more permissive regulatory environment (Legal with Permit) compared to Nashville (Legal but Limited).

Tax Obligations

In Nashville, hosts pay 6% Short-Term Rental Property Tax + state/local sales tax. In San Diego, hosts pay 11.75%–13.75% TOT (varies by zone proximity to Convention Center). Both cities benefit from automatic platform tax collection through Airbnb and similar services, simplifying compliance for hosts.

Day Limits & Restrictions

San Diego imposes a 20-night annual limit, while Nashville has no annual cap — a significant advantage for high-volume hosts.

Fines & Enforcement

Hosts operating without a permit in Nashville face penalties including $50/day for operating without permit; civil penalties up to $500,000 for repeated violations. In San Diego, violations can result in $1,000 per violation; criminal misdemeanor charges for continued violations. Both cities actively enforce their STR regulations, so securing proper licensing before listing is essential in either market.

Nashville Overview

Owner-occupied permits allowed in all zones. Non-owner-occupied permits frozen — no new applications accepted in most residential zones since 2015. Existing non-owner permits are non-transferable.

Contact: Nashville Codes Department — (615) 862-6590

Full Nashville guide →

San Diego Overview

Four-tier license system with caps: Tier 3 limited to 1% of housing units; Tier 4 (Mission Beach) capped at 30% and at capacity. Only one license per host; licenses are non-transferable.

Contact: STRO Administration, City Treasurer — (619) 615-6120

Full San Diego guide →

Frequently Asked Questions

Is it easier to Airbnb in Nashville or San Diego?
Nashville is classified as "Legal but Limited" while San Diego is "Legal with Permit." Nashville's permit fee is $313 permit fee compared to Tier 1: $226; Tier 2: $317; Tier 3/4: $1,170 (includes application + license) in San Diego. Overall, San Diego has a more host-friendly regulatory environment.
Which city has higher STR taxes — Nashville or San Diego?
Nashville charges 6% Short-Term Rental Property Tax + state/local sales tax, while San Diego charges 11.75%–13.75% TOT (varies by zone proximity to Convention Center).
Which city has stricter fines for illegal short-term rentals?
Nashville: $50/day for operating without permit; civil penalties up to $500,000 for repeated violations. San Diego: $1,000 per violation; criminal misdemeanor charges for continued violations. Both cities actively enforce STR regulations, so proper licensing is essential.
Do Nashville and San Diego have day limits for Airbnb?
Nashville has no annual day limit. San Diego limits STRs to 20 nights per year.
Which city is better for first-time Airbnb hosts — Nashville or San Diego?
For new hosts, consider the total cost of entry: Nashville charges $313 permit fee for permits with 6% Short-Term Rental Property Tax + state/local sales tax in taxes. San Diego charges Tier 1: $226; Tier 2: $317; Tier 3/4: $1,170 (includes application + license) with 11.75%–13.75% TOT (varies by zone proximity to Convention Center). Automatic tax collection in Nashville and San Diego makes compliance easier for beginners.