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El Dorado, CA

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STR Regulations for El Dorado, California

Overview: Are Short-Term Rentals Allowed in El Dorado County?

Short-term rentals ARE permitted in El Dorado County, both in unincorporated areas and within the City of South Lake Tahoe. However, the regulations vary significantly between county jurisdiction (unincorporated areas) and the city jurisdiction of South Lake Tahoe.

El Dorado County operates a Vacation Home Rental (VHR) program in unincorporated areas, while the City of South Lake Tahoe has implemented its own short-term rental regulations that were recently updated in July 2025. This guide covers both jurisdictions, with particular focus on the unincorporated county regulations since this is where most STR investment opportunities exist outside of the tourist core of South Lake Tahoe.

What do Airbnb hosts actually earn in El Dorado?

El Dorado hosts earn a median $31,481/year with $243 ADR and 47% occupancy.

Top performers pull in $52,832+ per year.

See the full El Dorado market breakdown

How to Start a Short-Term Rental Business in El Dorado County

Step 1: Determine Your Jurisdiction and Property Eligibility

Before applying, verify whether your property is located in:

  1. Unincorporated El Dorado County (subject to county VHR/HHR ordinance), or
  2. City of South Lake Tahoe (subject to city STR regulations)

Measure T was specifically for the City of South Lake Tahoe and does not apply to unincorporated areas of El Dorado County. Properties within city limits should contact the City of South Lake Tahoe directly.

For unincorporated areas, ensure your property meets these basic eligibility criteria:

  • The property must be a habitable single-family home, one unit of a duplex, or a single condominium unit
  • VHRs are not permitted in non-habitable structures, accessory structures, guest houses, ADUs, or properties with use restrictions
  • Tent, yurts, RVs, and temporary structures are not allowed

Step 2: Choose Your Rental Type

El Dorado County offers two distinct STR categories:

Vacation Home Rental (VHR):

  • Entire home rental (no host present)
  • Full property rental for 1-30 days
  • Standard VHR permit required

Hosted Home Rental (HHR):

  • Host must be present during rental
  • Maximum 2 bedrooms may be rented (in main home OR attached guest house)
  • Requires Hosted Home Rental permit
  • Subject to special regulations (see below)
  • Lower application fees and reduced fire inspection frequency

Step 3: Schedule Pre-Application Consultation

Before applying online, El Dorado County strongly recommends scheduling an appointment to review the process. You can:

  • Call the Placerville office at 530-642-4888
  • Schedule a phone appointment through the online system
  • Visit during walk-in hours (Placerville: Mon-Fri 8:00 AM - 12:00 PM)

Step 4: Complete Application Process

Applications are processed through the HDL online portal: Apply Online - HDL - Online VHR/HHR Permitting

Required Documents, Permits, Licenses, and Guidelines

Primary Permits & Licenses

Vacation Home Rental (VHR) Permit:

  • Application fee: $564.00 (new), $282.00 (renewal)
  • Technology surcharge: $31.00 (applied to new and renewing applications)
  • Permit is not transferable with property and becomes void upon sale
  • County-issued sign must be purchased and posted before permit issuance ($20.83)

Hosted Home Rental (HHR) Permit:

  • Application fee: $282.00 (new)
  • Technology surcharge: $31.00 (applied to new applications)
  • Requires proof of primary residence (two forms of ID)
  • County-issued sign must be purchased and posted before permit issuance

Business License:

  • Separate business license required for STR operation
  • Can be filed concurrently with VHR permit application
  • VHR permit must be issued before business license

Transient Occupancy Tax (TOT) Registration:

  • TOT certificate required for each VHR/HHR
  • Can be filed concurrently with permit application
  • VHR/HHR permit must be issued before TOT certificate

Supporting Documentation

The application must include:

  1. Owner Information:

    • Name, address, and telephone number of property owner
    • Agent/representative information (if applicable)

  2. Property Details:

    • Number of permitted bedrooms (verified through Building/Assessor records)
    • Habitable square footage
    • Maximum allowable overnight occupants
    • Diagram/photograph of on-site parking spaces

  3. Regulatory Acknowledgments:

    • Confirmation that all bedrooms meet building/safety code requirements
    • Acknowledgment of reading all VHR/HHR regulations
    • Certification of application accuracy and permit condition compliance
    • Water source disclosure (especially important in rural areas)

  4. Waste Management:

    • Certification of independent garbage collection/disposal
    • Acknowledgment of solid waste management requirements (Chapter 8.42)
    • For Lake Tahoe Basin: Bear-proof garbage can requirements (Chapter 8.76)

  5. Fire & Life Safety:

    • Acknowledgment of required fire safety equipment (see detailed list below)
    • Permission for pre-issuance/renewal inspections

Fire Safety Requirements

All VHR/HHR properties must meet these fire safety standards prior to permit issuance:

Required Equipment:

  • Clearly visible residential street address
  • Functional smoke alarms
  • Functional carbon monoxide alarms
  • Portable fire extinguisher
  • Operable bedroom windows without bars/obstructions
  • NFPA 13D residential sprinkler system (if installed)
  • Landline phone service (if cell service is inadequate)

Outdoor Fire Areas:

  • Limited to 3 feet diameter
  • Located on non-combustible surface
  • Covered with fire screens
  • Minimum 25 feet from structures/combustible materials
  • Campfire permit required from CAL FIRE

Additional Requirements:

  • Defensible space compliance (especially critical for Tahoe Basin)
  • Solid fuel fires prohibited county-wide
  • Outdoor burning limited to natural gas and propane only

Fire inspection fees are based on dwelling size and are required with new permits and every two years thereafter.

Local Contact Certification

New Requirement (effective 11/21/24): ALL local contacts must take and pass a county-administered certification test. The owner is ultimately responsible for fines resulting from renter violations, so selecting a qualified local contact is critical.

Local contacts must:

  • Be available 24/7 during rental periods
  • Respond to complaints within 30 minutes
  • Have authority to take remedial action
  • Successfully complete training and certification exam
  • Report all complaints and resolutions to the county within 24 hours

Specific Regulations for Short-Term Rentals

Occupancy Limits

Standard VHR Occupancy:

  • Maximum 2 individuals (6 years and older) per permitted bedroom
  • Children 5 and under do not count toward occupancy
  • "+2" provision has been eliminated (effective 11/21/24)
  • No more than one VHR per parcel

Hosted HHR Occupancy:

  • Maximum 2 bedrooms total (in main home OR attached guest house)
  • Same 2-per-bedroom rule applies
  • Host must be present during rental

Quiet Hours & Activities

Quiet Hours: 10:00 PM - 8:00 AM daily

During quiet hours, guests are prohibited from:

  • Using outdoor spas/hot tubs
  • Creating unreasonable noise or disturbances
  • Engaging in disorderly conduct
  • Having more guests present than the maximum nighttime occupancy

Daytime Visitors:

  • Total number of people present cannot exceed maximum occupancy at any time between 10:00 PM - 8:00 AM

Parking Regulations

General Requirements:

  • All parking must be contained within the property parcel
  • No blocking of neighboring driveways
  • Compliance with County parking, driveway, and loading standards

Lake Tahoe Basin Specific:

  • All vehicles must be parked on paved surfaces
  • Snow removal compliance required (Chapter 10.12)
  • Owners must notify guests of snow removal obligations

Advertisement Requirements

All online listings and advertisements must include:

  • VHR permit number
  • Conditional Use Permit number (if applicable)
  • Number of bedrooms and maximum occupancy (excluding children 5 and under)
  • Quiet hours notification (10:00 PM - 8:00 AM)
  • Maximum nighttime occupancy designation
  • Transient Occupancy Tax certificate number

Signage Requirements

Interior Signage (Required):

  • Copy of permit and conditions posted conspicuously
  • 24-hour contact information for managing agency/agent/owner
  • Maximum occupancy
  • Parking rules for seasonal snow removal
  • Trash pickup day and bear-resistant container requirements (Lake Tahoe Basin)
  • Disturbance violation penalties
  • Occupancy and parking requirement violations
  • Water source notification (if not public system)
  • Quiet hours and hot tub restrictions

Exterior Signage (Required):

  • VHR permit number
  • Local contact name and 24-hour telephone number
  • Maximum occupancy
  • All signage must comply with County font and size requirements
  • County-issued signs must be purchased and posted

Special Provisions for Hosted Rentals (HHR)

Host Requirements:

  • Primary owner must reside at property during rental period
  • Lessee may act as host with owner's permission
  • Host must be present throughout guest stay
  • Two forms of ID required to prove primary residence

Property Limitations:

  • Maximum 2 bedrooms total
  • Can be within main home OR attached guest house
  • Not considered commercial use (exception to Section 130.40.150)

Special Regulations:

  • 500-foot buffering requirement (West Slope only)
  • No bear box required
  • Application fee reduced
  • Fire inspections every other year
  • Subject to same quiet hours, occupancy, and behavioral restrictions

Permit Caps & Waiting Lists

Lake Tahoe Basin Cap:

  • Maximum 900 VHR permits in Lake Tahoe Basin portion of unincorporated county
  • Waitlist maintained when cap reached
  • 90 days to complete application after notification
  • Waitlist position void upon property sale
  • Operating without permit results in 1-year ineligibility

Proof of Rental Activity:

  • Must demonstrate at least 10 nights rented annually (new requirement)
  • Required at renewal for VHRs in Lake Tahoe Basin
  • Prevents obtaining permits without intent to rent

Enforcement & Penalties

Violation Structure (18-month lookback): 1st violation: Fine up to $500 2nd violation: Fine up to $750 3rd violation: Fine up to $1,000 4th+ violations: Fine up to $1,000

Escalation Penalties:

  • 3+ violations: Permit suspension (up to 6 months)
  • 4+ violations: Permit revocation
  • 1-year waiting period after revocation before reinstatement eligibility

Complaint Process:

  1. Initial complaints go to certified local contact
  2. Local contact must respond within 30 minutes
  3. Failure to respond or report constitutes violation
  4. Continued issues result in code enforcement involvement
  5. Sheriff reports, online evidence, public documentation may constitute proof

Special Event Restrictions

Events are specifically defined as violations in the ordinance. This includes:

  • Weddings or large parties
  • Outdoor live or recorded entertainment
  • Any advertised entertainment/gathering
  • Special security assignments may be imposed

City of South Lake Tahoe Regulations

While most STR investment opportunities exist in unincorporated areas, investors should note the City of South Lake Tahoe implemented new STR regulations in July 2025 following the overturning of Measure T.

City STR Requirements Include:

  • VHR permit required
  • Guest limits based on paved parking spaces and bedrooms
  • Prohibition of commercial activities (weddings, large parties)
  • Permit numbers required in all listings
  • Designated property manager required
  • Noise, garbage, and parking compliance mandatory
  • 3 violations within 24 months can result in permanent permit loss

Additional Residential Neighborhood Rules:

  • STRs prohibited in multifamily properties (unless VHR permit existed as of 9/1/2016)
  • Face-to-face check-in required (in-person or virtual)
  • Good Neighbor Contract must be signed
  • Indoor noise and outdoor video monitoring devices required
  • Property manager must respond in person within 60 minutes, 24/7

The city is currently issuing a maximum of 150 permits per month and prioritizing previous permittees in good standing.

Contact Information

El Dorado County VHR Division

Placerville Office:

  • Address: 2850 Fairlane Ct, Placerville, CA
  • Walk-ins: Monday-Friday, 8:00 AM - 12:00 PM
  • Phone appointments: 9:00, 9:30, or 10:00 AM
  • Phone: 530-642-4888
  • Email: VHRPermits@edcgov.us

South Lake Tahoe Office:

  • Address: 924 B Emerald Bay Rd, South Lake Tahoe, CA
  • Walk-ins: Tuesday-Friday, 9:00 AM - 12:00 PM
  • Phone appointments only: 9:00, 9:30, or 10:00 AM
  • Schedule appointments online

Online Scheduling:

General Contact:

  • Address: 330 Fair Lane, Placerville, CA 95667
  • VHR Code Enforcement Hotline: 530-573-7999
  • Code Enforcement Email: VHREnforcement@edcgov.us
  • General VHR Questions: vhrpermits@edcgov.us
  • Important: Add edcvhr@hdlgov.com to email contacts for delivery confirmation

City of South Lake Tahoe

For properties within city limits:

  • Website: https://www.cityofslt.us/2510/Vacation-Home-Rentals

Additional Resources

Code Enforcement Information:

GIS Resources:

Bear Awareness:

Trash Complaints:

Source Links

Primary Regulations & Applications

Compliance Resources

Local Contact & Enforcement

City of South Lake Tahoe

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El Dorado

Market Saturation Score

036912
Mild Saturation
3/ 12
months with declining YoY revenue
2–4 declining months: early saturation pressure - watch for trend persistence.
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Photos of El Dorado

Overview of El Dorado

El Dorado is a small unincorporated community nestled in El Dorado County, California, set in the western foothills of the Sierra Nevada. The community carries the lingering character of the Gold Rush era, sharing its name with both the county and the legendary "El Dorado" myth that drew thousands of fortune-seekers to the region in the mid-1800s. Today it is a quiet foothill settlement that serves as a gateway between California's Central Valley and the high country of the Sierra. The nearest major city is Sacramento, which lies roughly 40 miles to the west and provides the closest major commercial airport and urban amenities.

Just a short drive northeast of El Dorado, Marshall Gold Discovery State Historic Park preserves the site where James W. Marshall first spotted gold at Sutter's Mill in January 1848, an event that set off the California Gold Rush. The park includes reconstructed buildings, a working mill, the Marshall Monument, and a museum of Gold Rush history, and it is reached from El Dorado in about 20 to 25 minutes along Highway 49.

To the west and southwest of El Dorado, the Apple Hill grower region offers a completely different seasonal draw. Beginning in late summer and running through the fall, dozens of family farms open their orchards for u-pick apples, fresh cider, baked goods, and hayrides. The cluster of farms around Camino and Placerville is about 15 to 25 minutes from El Dorado, making it one of the most popular agritourism destinations in Northern California.

Further east, the elevations rise into the Eldorado National Forest, a vast protected area of pine forests, granite outcroppings, and alpine lakes that covers much of the eastern half of the county. Within about an hour's drive, visitors can reach fishing and hiking spots around Ice House Reservoir, Wrights Lake, and the Loch Leven Lakes trailhead, all of which see heavy use from spring through early fall.

Beyond the national forest, Lake Tahoe sits roughly 90 miles to the east-northeast, putting El Dorado within reach of one of the most iconic alpine destinations in North America for a long day trip or an overnight excursion. Historic downtown Placerville, the county seat and a well-preserved Gold Rush town, is only about 10 minutes away and adds walkable Main Street dining, antique shops, and tasting rooms to the mix.

El Dorado's appeal for short-term rental owners rests on this layering of experiences: a peaceful foothill base within easy reach of Sacramento, anchored to a region where Gold Rush heritage, family-friendly farm visits, national forest recreation, and a path to Lake Tahoe all converge. It offers the kind of variety that draws couples, families, and outdoor travelers across multiple seasons without the crowds or price points of the Tahoe basin itself.

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