Greenbrae, California Short Term Rental Regulations Guide for Airbnb hosts

Overview: Are Short-Term Rentals Allowed in Greenbrae, CA?

Yes, short-term rentals are allowed in Greenbrae, CA. However, Greenbrae falls under unincorporated Marin County jurisdiction, which means STR operators must comply with Marin County's comprehensive regulations rather than city-specific rules. The county has implemented a rigorous licensing system with strict caps, technical requirements, and ongoing compliance obligations.

Unincorporated Marin County (including Greenbrae) allows STRs but has imposed significant restrictions, including a total cap of 1,200 STR licenses countywide and specific caps for various West Marin communities. The regulatory framework is designed to balance economic opportunities for property owners with preservation of long-term housing stock and community character.

What do Airbnb hosts actually earn in Greenbrae?

Greenbrae hosts earn a median $44,089/year with $220 ADR and 80% occupancy.

Top performers pull in $56,692+ per year.

See the full Greenbrae market breakdown

How to Start a Short-Term Rental Business in Greenbrae

Step 1: Understand the Current Licensing Status

Existing Operators: Must apply for new licenses by July 1, 2025
New Applicants: Can submit applications now, but no new licenses will be granted until after July 1, 2025
Cap System: With at least 929 STRs currently operating, limited licenses remain available
Lottery System: New applicants who submitted by December 31 are eligible for a lottery to determine waiting list order

Step 2: Determine Eligibility Requirements

Your property must meet the following criteria:

Single-family residential dwelling (multi-family buildings no longer eligible as of January 1, 2024)
Not an Accessory Dwelling Unit (ADU) built in 2020 or later
Not income-restricted or deed-restricted affordable housing
Not a non-residential area within buildings (garages, storage areas, accessory structures)
Must have adequate water, waste management, and parking arrangements

Step 3: Complete Application Process

The application requires comprehensive documentation (see Required Documents section below). Applications are submitted to the Marin County Community Development Agency.

Step 4: Prepare for Technical Inspections

All applicants must complete self-certified inspections for building safety and fire safety. Properties with septic systems require professional inspection reports.

Required Documents, Permits, Licenses, and Guidelines

Primary Licensing Requirements

Business License and STR Permit

Application fee: $300 for primary residence operators; $600 for non-primary residence operators
License must be renewed every two years
Only one license permitted per person (grandfathered provisions for existing multi-license holders for two years)

Transient Occupancy Tax (TOT) Certificate

Required for all STR operators
TOT must be collected from guests and remitted to Marin County
Platforms like Airbnb and Vrbo automatically collect TOT for bookings made through their sites

Technical Documentation Requirements

Water Supply Documentation

Private Well Properties: Bacteriological test completed within previous 12 months demonstrating water potability
Public Water Supply: Water bills or documentation of usage amounts
High Usage Properties: Properties using >250 gallons/day must submit strategies to reduce water use below target within one year

Waste Management

Bills from authorized waste collector demonstrating capacity for rental-generated waste, recyclables, and organic materials

Site Planning

Schematic site plan showing property lines, all buildings, driveway, and onsite parking spaces with dimensions

Safety Inspections

Self-certified building safety inspection
Self-certified fire safety inspection

Septic System Documentation (if applicable)

Professional inspection report by licensed professional within previous 12 months demonstrating proper operation
Report must show system is functioning properly and not overflowing into nearby water sources

Property Documentation

Proof of property ownership
Verification that property is your primary residence (if claiming primary residence status)

Specific Regulations for Short-Term Rentals in Marin County

Operational Restrictions

Licensing Cap

Total countywide cap: 1,200 STR licenses
Specific community caps in West Marin (total 682 allowed across 18 communities)
Stinson Beach: 192 STRs allowed
Dillon Beach: 204 STRs allowed
Other West Marin communities have individual caps ranging from 8-75 units

Property Type Restrictions

No STRs permitted in multi-family buildings (effective January 1, 2024)
No ADUs built in 2020 or later
No income- or deed-restricted affordable housing units
No non-residential areas within buildings

Owner Restrictions

Only one STR license per person (with two-year grandfathering for existing multi-license holders)
License transfers allowed to spouse or child (one-time transfer)
Primary residence requirement: Must occupy property as primary residence for at least six months annually to qualify for $300 fee

Ongoing Compliance Requirements

Listing and Advertising Requirements

STR permit number must be included on all listings and advertisements
Listings must comply with local advertising regulations

Operational Standards

Maximum occupancy limits as determined by local regulations
Parking requirements: "Parking on property consistent with Department of Public Works requirements"
Noise control and community courtesy standards
Signage restrictions

Environmental and Safety Requirements

Water conservation measures for high-usage properties
Proper waste management and recycling protocols
Building and fire safety compliance
Septic system maintenance (if applicable)

Enforcement and Penalties

Renewal Requirements

Water use reduction targets must be met or license will not be renewed
Ongoing compliance with all technical requirements
Two-year renewal cycle

Violation Consequences

License suspension or revocation for non-compliance
Fines and penalties for operating without proper licensing
Potential legal action for significant violations

Transient Occupancy Tax (TOT) Compliance

STR operators in Marin County must collect and remit TOT from guests. The tax rate and filing requirements are established by Marin County. Major booking platforms (Airbnb, Vrbo) automatically collect and remit TOT for bookings made through their platforms, but operators should verify compliance with their specific platform arrangements.

Contact Information for Local Authority

Marin County Community Development Agency

STR Program Coordinator: Daisy Sanchez
Address: Marin County Community Development Agency, Planning Division
Phone: (415) 473-6269
Website: www.marincounty.gov/departments/cda/planning/long-range-planning-initiatives/short-term-rental-str
Email: Contact through website or county general contact

Marin County Board of Supervisors

Governing Body: Board of Supervisors
Website: www.marincounty.gov/

For Additional Information

Living in Marin: Real estate resource with STR information
- Phone: (415) 515-9357
- Email: Madeline@livinginmarin.com
- Website: www.livinginmarin.com/

Links to Source Pages

Primary Regulatory Sources:

News and Implementation Updates:

City-Specific Information (for reference):

Prohibited Cities for Reference:

Important Disclaimer: This guide is based on information available as of January 2025. STR regulations frequently change, and investors should verify current requirements with Marin County authorities before making investment decisions. The regulatory landscape for STRs in Marin County remains dynamic, with ongoing implementation of the 2024 ordinance and potential future modifications.

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Ask the AI Advisor about Greenbrae

Greenbrae is a small unincorporated community in Marin County, California, situated along the northwestern shore of San Francisco Bay. With a population of approximately 1,000 residents, it has a quiet, suburban character that makes it a peaceful residential enclave within easy reach of both the natural landscapes of Marin and the urban amenities of the Bay Area. Greenbrae is best known as a convenient gateway to Marin County's celebrated outdoor destinations, including the redwood groves, coastal headlands, and rolling hills that surround it. It lies roughly 15 miles north of San Francisco, accessible via US-101 across the Golden Gate Bridge.

Just to the south, the adjacent town of Larkspur is home to a ferry terminal that provides direct passenger service across the bay to the San Francisco Ferry Building. This transit connection makes Greenbrae especially appealing for visitors who want to enjoy Marin's tranquil setting while still having quick, traffic-free access to the city.

North of Greenbrae, about a 30-minute drive, Mount Tamalpais State Park rises nearly 2,600 feet above the bay, offering hiking trails, panoramic vistas, and one of the most iconic viewpoints in Northern California. The mountain anchors Marin's outdoor recreation scene and connects via trail to the broader Marin Headlands and the coast.

A short drive west, roughly 20 to 30 minutes via Sir Francis Drake Boulevard and the Panoramic Highway, brings visitors to Muir Woods National Monument, an old-growth coast redwood forest preserved as a national monument. Walking among the towering redwoods is one of the signature experiences of the Bay Area, and proximity to this destination is one of Greenbrae's strongest assets for travelers seeking nature close at hand.

Further afield, about 45 minutes to the northwest, Point Reyes National Seashore stretches along a rugged stretch of Pacific coastline. The seashore encompasses windswept beaches, historic lighthouses, and a tule elk reserve, offering a dramatically different landscape from the bay side of Marin and rewarding a day trip from Greenbrae.

Greenbrae's appeal as a short-term rental base comes from this combination of natural beauty, accessibility, and small-town calm. Visitors can spend their mornings hiking among redwoods or along coastal bluffs, then return in the evening to a quiet, well-served community with restaurants, shops, and easy transit links back to San Francisco. For travelers who want to experience the best of both worlds—the outdoors and the city—Greenbrae offers a uniquely well-positioned home base.