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Ocean Springs, MS

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STR Regulations for Ocean Springs, Mississippi

Overview: Are short‑term rentals allowed in Ocean Springs, MS?

Yes—short‑term rentals (STRs) are permitted in Ocean Springs, but only under specific permits and subject to caps for residential STRs (RSTRs). The city has regulated STRs since 2015 and distinguishes between two permit types:

  • Residential Short‑Term Rental (RSTR)
  • Commercial Short‑Term Rental (CSTR)

RSTRs are capped city‑wide, while CSTRs have no cap. A 115‑permit cap applies to RSTRs in total, with a Density Zone cap and additional allowances outside that zone and within two overlay districts (Downtown and Porter Avenue). As of August 19, 2025, the Board placed a moratorium on new RSTR permits pending Planning Commission review; operations under valid permits may continue, but new RSTR applications are on hold.

What do Airbnb hosts actually earn in Ocean Springs?

Ocean Springs hosts earn a median $33,163/year with $195 ADR and 58% occupancy.

Top performers pull in $48,831+ per year.

See the full Ocean Springs market breakdown

How to start an STR business in Ocean Springs

Below is a practical, step‑by‑step roadmap to launch or convert your property to a compliant short‑term rental.

  1. Confirm eligibility and choose your path
  • Determine whether your property falls inside a city‑wide zone, the STR Density Zone, or one of two overlay districts: Downtown Overlay or Porter Avenue Overlay. The overlay districts are exempt from the RSTR cap; locations within those districts can support additional RSTRs beyond the 115 cap.
  • Decide whether to pursue an RSTR or CSTR. RSTRs are limited in number (cap 115), require public approvals for new permits, and have density restrictions; CSTRs are unlimited, do not require Planning Commission/Board approval, and can be approved administratively after inspections.
  • Reference: City GIS map for your zone: atlas.geoportalmaps.com/os
  1. Pre‑application preparation
  • Assemble core materials:
    • Property owner information and signatures of all owners of record
    • Local property manager details (name, address, phone), with the contact posted inside the unit
    • Rental agreement/House rules
    • Proposed parking plan
    • Trash management plan aligned with city curbside pickup
    • Proof that your liability insurance does not exclude short‑term rental activity
    • For RSTR new permits: elevation/floor plan or equivalent drawings if required by the planning department
    • For CSTR: site plan (if required) and proof that the use is permitted in the zoning district
  • Complete the city’s permit application and gather attachments. Current city fee noted: $501 per permit (verification recommended, see “Required Documents, Permits, Licenses, and Guidelines”).
  1. Submit and obtain approvals
  • Submit your application and fee to the Planning/Building Department. Expect staff to schedule an inspection once your package is complete.
  • RSTR new permits require both Planning Commission and Board of Aldermen approval:
    • The property will be posted with a sign and adjacent neighbors will receive mailed notices
    • You must attend both meetings to answer questions
    • Board approval is required before issuance
  • CSTRs bypass the public hearing process; issuance follows successful inspection and code compliance review.
  1. Post‑approval obligations
  • Obtain your privilege/business license at the Tax Counter and display it on site.
  • Display the STR permit prominently inside the unit.
  • Maintain and renew your permit annually; ensure renewals occur before expiration to avoid revocation.
  1. Tax registration and compliance
  • If renting through platforms like Airbnb/VRBO, those platforms may remit sales tax on your behalf; otherwise, register with the Mississippi Department of Revenue to obtain a tax license and remit applicable taxes.
  • City tax counter phone for licensing and renewals: 228‑875‑4236.
  1. Ongoing operations
  • Enforce house rules and city noise ordinance; provide 24/7 local manager contact information inside the unit.
  • Maintain safety equipment as required by the current ordinance; note that city code may require specific devices (e.g., fire extinguisher, carbon monoxide detectors). Confirm exact requirements with the Building Department before inspection.
  • Keep all permits, licenses, and insurance current; anticipate periodic inspections.
  1. Current permitting status (as of Aug 19, 2025)
  • A moratorium is in place on new RSTR permits while the Planning Commission reviews existing regulations and prepares recommendations. Existing valid RSTR permits may continue to operate. CSTRs remain unaffected by the moratorium.

Required documents, permits, licenses, and guidelines

RSTR (Residential) requirements

  • Application and fee ($501 per city FAQ; verify current fee when applying)
  • Owner signatures and all required owner details
  • Local property manager contact, posted inside the unit
  • Rental agreement/House rules
  • Parking plan
  • Trash management plan
  • Liability insurance that does not exclude short‑term rental activity
  • For new RSTR: required drawings/plans as directed by the Planning Department
  • Public hearing: property posted, neighbor notifications, attendance by applicant at Planning Commission and Board of Aldermen

CSTR (Commercial) requirements

  • Application and fee ($501 per city FAQ; verify current fee when applying)
  • Owner information
  • Local property manager contact
  • Site plan or equivalent as directed by the department
  • Proof that the use is allowed in the zoning district
  • Inspection and code compliance review (no public hearing)

General licensing and taxes

  • Privilege/business license (display on site); coordinate with Tax Counter (228‑875‑4236)
  • Sales tax and local lodging tax: register with the Mississippi Department of Revenue if not using a platform that remits on your behalf
  • Display the city STR permit inside the unit

Inspections and timing

  • All inspections are scheduled Monday–Friday at 10:00 AM
  • Do not request inspection unless the property is ready; failing an inspection may trigger reinspection fees

Renewals

  • All permits are annual and must be renewed before expiration
  • Renewals do not require a public hearing for RSTRs

Helpful references

Specific regulations for STRs in Ocean Springs, Jackson County, and Mississippi

City of Ocean Springs

  • Permit types: RSTR and CSTR
  • RSTR cap: 115 total, allocated as 55 inside the STR Density Zone and 60 outside the Density Zone and overlay districts
  • Overlay districts (Downtown, Porter Avenue): exempt from RSTR cap; limited or no public hearing requirements per recent ordinances
  • CSTR cap: None
  • Public hearings: Required for new RSTRs; renewals do not require hearings
  • Posting and neighbor notification: Required for new RSTRs; fees may apply for mailouts (per city)
  • Inspections: Scheduled at 10:00 AM on weekdays
  • Permit display: Required inside the unit
  • Privilege license: Required and must be displayed on site
  • Taxes: Register with the state if not using a platform that remits; follow city requirements for local licensing

Jackson County

  • No county‑specific STR permit or cap identified in the provided content; STRs within the City of Ocean Springs are governed by city ordinances and should follow the city process even if the mailing address or postal designation references Jackson County.

State of Mississippi

  • Sales tax and local lodging tax: STRs are subject to state sales tax and applicable local lodging taxes; if you are not listing on Airbnb/VRBO (which typically collect and remit), register with the Mississippi Department of Revenue and comply with tax collection/remittance obligations
  • Insurance: Standard homeowners policies typically exclude business activities like short‑term rentals; ensure liability coverage explicitly includes or endorsements cover STR operations

Contact information for local authority in charge of STRs

Planning Department (Permitting and Zoning)

  • Phone: 228‑875‑4415

Tax Department (Privilege/Business License)

  • Phone: 228‑875‑4236

City Hall (General)

  • City Hall Phone: 228‑875‑4236
  • Mailing Address: P.O. Box 1800, Ocean Springs, MS 39566‑1800
  • Delivery Address: 1018 Porter Avenue, Ocean Springs, MS 39564

Online resources

Source links and downloads

City documents and ordinances

City ordinances (PDFs)

Advocacy and updates

State‑level context

Notes on verification

  • Application fee discrepancies exist between sources. The city FAQ references $501 per permit; other summaries mention lower fees. Confirm the current fee and any renewal fee with the Planning/Building Department before submission.
  • Inspections and exact safety requirements can vary with ordinance updates. Confirm any device/equipment requirements with the Building Department during pre‑inspection planning.
  • STR regulations can change rapidly; use the provided city sources to stay current, and verify any policy changes during application and renewal.

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Ocean Springs

Market Saturation Score

036912
Low Saturation
1/ 12
months with declining YoY revenue
0–1 declining months: minimal saturation pressure — revenue trends are stable.
View Full Ocean Springs Market Analysis

Photos of Ocean Springs

Overview of Ocean Springs

Ocean Springs sits on the Mississippi Gulf Coast in Jackson County, a few miles east of Biloxi across the Back Bay of Biloxi. With a population of approximately 18,000, the city has the feel of a small, art-minded coastal town rather than a busy resort strip. Lined with live oaks and Spanish moss, its walkable downtown is filled with locally owned galleries, restaurants, and the studios and shops that have long given the town its creative reputation. Ocean Springs is best known as a gateway to Gulf Islands National Seashore and as one of the more characterful stops along the Mississippi coast. It lies roughly 85 to 90 miles east of New Orleans, about a 90-minute drive depending on traffic.

The Walter Anderson Museum of Art anchors the town's creative identity. The museum celebrates the work of Walter Inglis Anderson, a Mississippi artist known for his nature-inspired paintings, watercolors, and prints, and it sits in the heart of downtown near the community's main arts venues. The collection offers visitors a focused introduction to one of the South's most distinctive twentieth-century painters and is a natural starting point for anyone exploring the area.

A short drive east of downtown, the Davis Bayou area of Gulf Islands National Seashore provides easy access to nature without leaving the city limits. The seashore protects a chain of barrier islands offshore, but the mainland Davis Bayou unit offers walking trails, a small campground, a fishing pond, and a boat launch into the bay. It is a convenient way for visitors to experience the national park system from a quieter base than the busier beachfronts farther west.

Shearwater Pottery, founded in the late 1920s in Ocean Springs, is another longstanding draw. The pottery sits on a wooded property that doubles as a sculpture garden, and pieces produced there over the decades are collected across the country. It is one of several stops in town that speak to the artistic heritage the community is known for, and it ties directly to the annual Peter Anderson Festival, a downtown arts celebration held each fall in honor of one of the pottery's most famous artists.

Downtown Ocean Springs itself functions as the main attraction for many visitors. Government Street and the surrounding blocks host the weekly fresh market, regular art walks, and a steady rotation of festivals throughout the year. The compact, walkable core makes it easy for guests staying short-term to leave the car parked and explore on foot before heading out to the water.

For short-term-rental owners, Ocean Springs offers a balance that is hard to match elsewhere on the Mississippi coast. It is close enough to the casinos and beaches of Biloxi to draw day-trippers, far enough from the highway noise to feel like a real coastal town, and surrounded by enough natural and cultural appeal to fill a long weekend. That combination of small-town character, art-driven tourism, and proximity to a national seashore gives the city a steady and growing appeal for vacationers.

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