Overview
SF's STR ordinance: primary residence only, 90-day cap on unhosted stays. One listing per host. $450 biennial registration. Aggressive enforcement with platform verification. Strictest major West Coast city.
Regulation Digest
San Francisco requires the host to live on-site. Non-owner-occupied STRs are prohibited or face major barriers. The license costs $450/2 years. A combined occupancy tax of 14% Transient Occupancy Tax applies to all bookings under 30 nights. No night limit applies.
Key Numbers
San Francisco, CA charges $450/2 years for an STR license. The total occupancy tax rate is 14% Transient Occupancy Tax. Market data shows an average daily rate of $250–$350 with annual revenue around $25K-$40K (90-day limited).
License Types
| License Type | Fee | Notes |
|---|---|---|
| STR Certificate | $450/2 years | Primary residence ≥275 nights/yr. 90-day unhosted cap. $500K insurance. |
License Application: Step by Step
- Verify primary residence (≥275 nights/yr)
- Business Registration Certificate
- STR Certificate ($450/2yr)
- $500K insurance
- Display registration
- Comply with 90-day cap
Taxes
14% SF TOT. Platforms collect.
Key Operating Rules
- Primary residence ≥275 nights/yr
- 90-day unhosted cap
- One listing per host
- $500K insurance
- Platforms verify registration
Penalties for Non-Compliance
- $1,000/day for illegal hosting
Enforcement Reality
Fines are real.
Recent Changes
| Date | Change |
|---|---|
| 2024 | Enhanced platform verification |
📊 By the Numbers
Data compiled from government reports, AirDNA, AirROI, and StaySTRA market data.
- ~4,000 registered
- 90-day cap : tightest major West Coast
- 14% TOT
- $300+ hotel ADR
- $450 biennial fee
Sources: AirROI, StaySTRA, AirDNA market data (May 2026).
📈 San Francisco STR Investor Scorecard
Independent assessment: not government data. Scored on five dimensions that matter to hosts and investors.
| Dimension | Score (1–10) | Notes |
|---|---|---|
| Regulatory Burden | 9/10 | 90-day cap + primary residence + one listing. |
| Fee Burden | 5/10 | $450/2yr moderate. |
| Enforcement Risk | 8/10 | Platform verification blocks unregistered. |
| Market Potential | 8/10 | $300+ hotel ADRs show demand. |
| Investor Viability | 1/10 | Zero. Owner-occupant only. |
Year 1 Real Cost Estimate
| Item | Estimated Cost |
|---|---|
| STR Certificate | $450 |
| Business Registration | ~$200 |
| Insurance | ~$1,000 |
| Total | ~$1,650 |
Who Should (and Shouldn't) Invest
| Profile | Verdict |
|---|---|
| SF homeowner | ✅ OK for part-time. 90 days is tight. |
| Out-of-state investor | 🛑 No path. |
Is San Francisco STR-Friendly?
SF is a homeowner side-income market. 90-day cap is tight. One listing per host. For SF homeowners who travel: decent supplement. Investors: closed.
Bottom line: SF is a homeowner side-income market.
Frequently Asked Questions
What license types are available for San Francisco short-term rentals?
San Francisco offers STR Certificate. $450/2 years. Primary residence ≥275 nights/yr. 90-day unhosted cap. $500K insurance.
How much does a San Francisco STR license cost?
$450/2 years
What taxes apply to short-term rentals in San Francisco?
14% SF TOT. Platforms collect.
Is San Francisco STR-friendly for investors?
SF is a homeowner side-income market. 90-day cap is tight. One listing per host. For SF homeowners who travel: decent supplement. Investors: closed.
Similar cities
Markets with comparable regulatory profiles: