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Park City, MT

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STR Regulations for Park City, Montana

Park City, Utah Short-Term Rental Investment Guide

Overview: Are Short-Term Rentals Allowed in Park City, UT?

Short-term rentals are conditionally allowed in Park City, Utah, but with significant restrictions. STRs are not permitted in most parts of Park City and are only allowed in specific zoning districts. The legality depends entirely on both zoning and jurisdiction, with two main governing areas:

  • Park City Municipal (zip code 84060): More restrictive with specific allowed zones
  • Summit County (zip code 84098): Different regulations for unincorporated areas

Critical Warning: Even where zoning allows STRs, Homeowners Associations (HOAs) can override city permissions and prohibit rentals entirely.

What do Airbnb hosts actually earn in Park City?

Park City hosts earn a median $8,875/year with $131 ADR and 43% occupancy.

Top performers pull in $10,025+ per year.

See the full Park City market breakdown

How to Start a Short-Term Rental Business in Park City

Step 1: Zoning Verification

  1. Use Park City's interactive short-term rental zoning map to verify your property is in an approved zone
  2. Common STR-permitted areas include:
    • Old Town Park City
    • Canyons Village (Part of Park City Mountain)
    • Kimball Junction (Redstone and Newpark areas)
  3. Areas like Prospector and many single-family residential zones explicitly prohibit STRs

Step 2: Permit Acquisition

  • Park City Municipal: Requires a Nightly Rental License from the Building Department
  • Summit County: Requires separate county-level license with parking and guest limit plans
  • Processing times range from several weeks to over a month

Step 3: Compliance Setup

  • Designate a 24/7 local contact (owner or property manager)
  • Complete required inspections
  • Establish proper management protocols for housekeeping, trash removal, and parking

Required Documents, Permits, Licenses, and Guidelines

Park City Municipal Requirements:

  • Nightly Rental License (mandatory before offering property for rent)
  • Building Department inspection (required before licensing)
  • 24/7 local contact designation
  • Sales tax registration and collection
  • Compliance with Noise Ordinance
  • Occupancy limit adherence

Summit County Requirements:

  • County-level STR license
  • Detailed parking plan submission
  • Guest limit documentation
  • Local property management requirements
  • ADU restrictions (Accessory Dwelling Units not permitted for STR use)

Tax Obligations:

  • Utah State Sales Tax: ~4.85%
  • Local Transient Room Taxes: Additional 3-4% (varies by area)
  • Total effective tax rate: Typically 8% or higher
  • Business license requirements (depending on revenue thresholds)

Specific Regulations by Jurisdiction

Park City Municipal:

  • STRs only permitted in specific zoning districts
  • Mandatory Nightly Rental License
  • Strict occupancy limits
  • Noise Ordinance compliance (10 PM - 7 AM quiet hours)
  • Owner liability for guest violations
  • Professional property management recommended

Summit County (Unincorporated Areas):

  • Different licensing requirements than city
  • STRs allowed but heavily regulated
  • Occupancy and parking restrictions
  • Local management requirements
  • ADU restrictions for STR use

Heber City and Midway (Wasatch County):

  • More permissive approach with three STR categories:
    • Room rentals
    • Home rentals
    • Vacation rentals
  • Separate rules for each category
  • Parking, guest caps, and signage requirements
  • Local managers must be within 10 miles (Heber City)

State-Level Considerations:

  • Utah's Knotwell Rule: Prevents cities from using online listings alone as violation evidence
  • State sales tax obligations
  • Registration requirements if platforms don't handle tax collection

HOA and Neighborhood Restrictions

Critical Factor: HOAs frequently override zoning permissions. Communities like Red Ledges and Promontory often prohibit nightly rentals or allow only very limited hosted stays. Review CC&Rs before purchase, not just listing descriptions.

Common HOA Restrictions:

  • Complete STR bans
  • Limited hosted stays only
  • Minimum stay requirements
  • Occupancy caps below city limits
  • Parking restrictions beyond city requirements

Enforcement and Compliance

Current Enforcement Trends:

  • Summit County: More aggressive stance on unlicensed STRs
  • Heber City (2025 updates): Requires interior rule postings, mandates quiet hours
  • Increased neighbor reporting encouraged across jurisdictions
  • Regular inspections required for license maintenance

Violation Consequences:

  • Fines and penalties
  • License suspension or revocation
  • Forced closure of rental operations
  • HOA enforcement actions
  • Tax collection enforcement

Most STR-Friendly Areas in Park City Region

Proven STR Markets:

  • Old Town Park City: High demand, legal with proper licensing
  • Canyons Village: Pre-approved condo developments
  • Heber City Core: Relaxed whole-home rental rules
  • Midway & Interlaken: Quieter vacation stay markets
  • Jordanelle Corridor: Mixed policies, development-dependent

High-Risk Areas:

  • Prospector (Park City): STRs flat-out banned
  • Many single-family residential zones
  • HOA-controlled developments with hidden restrictions

Contact Information for Local Authorities

Park City Municipal:

Summit County:

Wasatch County (Heber City/Midway):

Utah Tax Commission:

Source Links

Primary Regulatory Sources:

  1. Park City Interactive Zoning Map
  2. Park City Municipal Official Site
  3. Summit County Official Website

Professional Guidance Sources:

  1. Inside Park City Real Estate STR Guide
  2. Gardner Group STR Rules Analysis
  3. Montana STR Regulations (for comparison)

Local Property Management:

  1. Park City Vacation Rentals Rules

Final Investment Recommendation: Park City STRs remain viable but require meticulous compliance. Success depends on purchasing in the right zone, securing proper licensing, managing HOA relationships, and maintaining consistent tax and regulatory compliance. The market rewards prepared investors who understand both the opportunities and constraints in this highly regulated environment.

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Park City

Market Saturation Score

036912
High Saturation
8/ 12
months with declining YoY revenue
8–10 declining months: high saturation - supply likely outpacing demand.
View Full Park City Market Analysis

Photos of Park City

Overview of Park City

Park City, Montana sits in Stillwater County in the south-central part of the state, a small community of roughly 800 residents nestled in the Yellowstone River valley along Interstate 90. It lies about 30 miles southwest of Billings, Montana's largest city, and roughly halfway between that urban hub and the small ranching town of Columbus. The community has a quiet, rural character rooted in agriculture and the surrounding high-plains landscape, and it functions as a low-key gateway to the Beartooth Mountains and the recreational lands that stretch south toward Yellowstone.

Just to the south of Park City rises the Beartooth Range, accessed via the Beartooth Highway (US-212), one of the most celebrated scenic drives in North America. The route climbs from the town of Red Lodge, approximately 65 miles south of Park City, up over Beartooth Pass at more than 10,000 feet before descending toward the northeast entrance of Yellowstone National Park. In summer the highway draws motorcyclists, road cyclists, and sightseers; in winter it generally closes to vehicles but opens to snowcoach and snowmobile tours from Red Lodge. Visitors based in Park City can reach the lower trailheads of the Beartooths in a little over an hour, with access to alpine lakes, fishing streams, and high-country hiking.

The historic Chief Plenty Coups State Park, home of the last recognized chief of the Crow Nation, lies about an hour south of Park City near the town of Pryor. The site preserves Plenty Coups' log home, a sacred spring, and a small visitor center, offering insight into the cultural and political history of the Apsáalooke people and the sweeping changes that came to the region in the 19th century. It is one of the more meaningful cultural stops in southern Montana.

Nearby, the Stillwater and Yellowstone Rivers run through the valley floor just outside town, supporting fly fishing, rafting, and riverside camping that appeal to guests looking for slower-paced outdoor experiences. And for travelers wanting urban conveniences, the dining, shopping, and air service of Billings is an easy 30-minute drive northeast, making Park City a convenient base for visitors who want to mix small-town Montana quiet with broader regional travel.

Park City's appeal for short-term rental guests comes from that balance. It offers a peaceful, affordable alternative to the busier gateway towns of West Yellowstone or Cooke City, while still putting visitors within reach of one of the world's great national parks, a legendary scenic highway, and a wealth of fishing, hiking, and cultural sites across the Yellowstone River country.

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