Overview: Are Short‑Term Rentals Allowed in Murphys?

Murphys is an unincorporated community in Calaveras County. There is no separate municipal STR regime; county rules govern all STR activity.

Status update (as of August 2025 based on provided sources):

• Calaveras County has prepared a draft Short‑Term Vacation Rental (STVR) Ordinance and conducted a public review and comment period in 2024. A final, adopted ordinance was not confirmed in the provided material, but the draft shows the direction of regulation.
• The draft ordinance explicitly permits short‑term rentals, subject to a permit system, transient occupancy tax (TOT), and operating standards.
• In the interim, hosts should expect a permitting requirement and TOT compliance once the ordinance is adopted, and should prepare to operate under the draft standards described below.

Bottom line: Yes—short‑term rentals are allowed in Murphys/Calaveras County under a permit regime and tax obligations, subject to the final adopted ordinance.

Starting a Short‑Term Rental Business in Murphys

Because Murphys is governed by Calaveras County, your path begins with the county planning and tax processes, not a city office.

Step‑by‑step:

1. Verify zoning and eligibility
   • Confirm your property is in a zoning district where STRs are permitted under the draft. The draft indicates STRs may be allowed in residential areas and some agricultural zones (e.g., RA and A1). Check zoning with the Planning Department (see “Contacts”).
2. Prepare to obtain an STR permit
   • The draft requires each STR (new or existing) to obtain a permit and comply with permit conditions. Applications are typically made through the Planning Department.
3. Register for Transient Occupancy Tax (TOT)
   • The draft requires TOT payment. Coordinate with the Treasurer‑Tax Collector’s office for TOT registration and on‑going collection/remittance (see “Contacts”).
4. Designate an on‑call manager
   • The draft requires a manager contact be posted on‑site; onsite resident managers are not required. Offsite “on‑call” management is acceptable.
5. Implement operating controls
   • Align occupancy with room count and available on‑site parking; follow noise and quiet‑hour rules; post manager contact and permit signage.
6. Build an enforcement‑ready operation
   • The draft provides for stiff financial penalties. Establish internal policies for guest screening, house rules, quiet hours, and parking to avoid violations.

Practical note:

• Until the final adopted ordinance is published, operate conservatively: adopt the draft’s standards, maintain a clear guest policy, and keep records demonstrating compliance (e.g., guest agreements, parking plans, noise protocols).

Required Documents, Permits, Licenses, and Guidelines

Based on the draft and Calaveras County processes:

Permit

• Application for an STR permit (submit to Planning Department).
• Permit must be obtained before advertising, offering, or operating an STR.
• Operating conditions will be tied to the permit; violations can trigger penalties.

Transient Occupancy Tax (TOT)

• TOT registration with the Treasurer‑Tax Collector; remain current on all TOT filings and payments.
• The permit may require proof of TOT registration/status.

Evidence of compliance (draft‑based)

• On‑site signage with the on‑call manager’s number and permit reference.
• Guest agreements that disclose occupancy limits and, per the draft’s intent, quiet‑hour and party restrictions (draft language indicates these should be in advertising/contracts, though enforcement details and disclosure requirements were identified as weak points in comments).

Inspection and records

• County inspections may be part of permit issuance (final details to be set in adopted ordinance).
• Maintain documentation: floor plans or room counts, parking capacity evidence, septic/waste plans (if applicable), guest logs, and communications.

Signage and disclosures

• Post the on‑call manager contact in a visible location.
• Include occupancy and quiet‑hour rules in your guest materials and listings to minimize conflicts and penalties.

Insurance

• The draft as reviewed does not require liability insurance; however, hosts should carry appropriate coverage to protect against third‑party claims.

Good‑practice policies to add (not in the draft but strongly recommended)

• Quiet hours and party prohibition policies.
• Clear parking instructions based on your site’s capacity.
• Waste and recycling procedures (including bear‑aware storage if applicable).

Specific Regulations in Calaveras County (Murphys)

Note: The items below reflect the draft STVR Ordinance published for public review. Final adopted regulations may modify these requirements. Prepare for the following:

Eligibility and permits

• STRs require a permit. New and existing operations must apply and comply with conditions.

Occupancy and parking

• Occupancy is limited by the number of rooms available and on‑site parking capacity.
• No explicit cap on number of STRs in a neighborhood; this was identified as a weakness in comments.

Operating standards

• Quiet hours: no live amplified music or additional guests after 10 pm.
• Trash must be removed between occupancies.

Watercraft

• Number of watercraft is limited by dock length.

Management

• A manager’s contact must be posted on‑site; onsite resident manager not required—offsite “on‑call” management is acceptable.

Penalties

• The draft provides for stiff financial penalties for violations and noncompliance with permit conditions.

Enforcement and complaint resolution

• The draft leaves ambiguity on the designated after‑hours contact for violations. It is not clear whether Code Compliance or the Sheriff’s Office will enforce after regular business hours or on weekends, or whether decibel meters are available for noise enforcement (these were identified as gaps in comments).

Exemptions and zoning scope

• The draft permits STRs in residential areas and in some agricultural land zones (e.g., RA and A1). Concern was raised that unsupervised STRs on larger parcels could create conflicts with neighbors and safety risks (noted as a weakness).

State‑level overlay (California)

• Accessory Dwelling Units (ADUs): Under California Government Code Section 65852.2(e)(4), ADUs cannot be used as short‑term rentals. If your STR plan includes any ADU or junior ADU component, it will not be permissible under state law, even if local zoning is otherwise permissive.

Contact Information (Calaveras County)

Planning Department (permits, zoning, draft ordinance inquiries)

• Interim Director: Peter Maurer
• Email: pmaurer@calaverascounty.gov
• Phone: Not provided in the sources.

Treasurer‑Tax Collector (TOT registration and collections)

• Phone: Not provided in the sources.
• Email: Not provided in the sources.

Board of Supervisors (policy questions)

• Emails (per source): Ahuse@calaverascounty.gov; mplotnik@calaverascounty.gov; TLaddish@calaverascounty.gov; dparker@calaverascounty.gov; hlozano@calaverascounty.gov; mrobie@calaverascounty.gov; bosclerk@calaverascounty.gov

Meeting calendars (to monitor ordinance adoption and amendments)

• Calaveras County Board of Supervisors: see Calaveras Community Events Calendar and MokeHill.com Community Calendar listed below.

Source Links (Action Pages, Draft Documents, and Community Info)

• Action Alert (CPC) – overview of draft ordinance and comment period: calaverascap.com/action-alert-short-term-vacation-rental-ordinance-stvr/
• Public Review Draft – STVR Ordinance (PDF): calaverascap.com/wp-content/uploads/2024/08/Public-Review-Draft-STVR-Ordinance.pdf-Optimized.pdf-Accessible-1.pdf
• Initial Study – Environmental Checklist (PDF): calaverascap.com/wp-content/uploads/2024/09/Final-Initial-Study-ENVIRONMENTAL-CHECKLIST.pdf-Optimized.pdf-Accessible-1.pdf
• Calaveras County Planning Department – Projects page (confirm current status): planning.calaverascgov.us/Projects
• Calaveras Community Events Calendar (for Board of Supervisors agendas): www.gocalaveras.com/calaveras-events-calendar/
• MokeHill.com Community Calendar: mokehill.org/calendar/
• Visit Murphys – Community Events (local context): visitmurphys.com/events
• Local Host Clubs (Airbnb) – to connect with nearby hosts: community.withairbnb.com/t5/Local-Host-Clubs/ct-p/en_clubs

Final advisory

• The draft ordinance is permissive but regulated, with clear permit, TOT, occupancy/parking, quiet hours, signage, and penalty provisions. Enforcement logistics and after‑hours response were identified as gaps in the draft.
• Calaveras County’s final adopted ordinance may refine or modify these requirements. Confirm the adopted text and any subsequent amendments with the Planning Department or Board of Supervisors before making investment or operational decisions.