Overview: Are STRs allowed?

• Yes. Short‑term rentals (STRs) are allowed today in unincorporated Buncombe County, which includes Ferguson, NC. The county currently allows STRs in all zoning districts except the airport district, and operators may rent entire homes without a local residency requirement. A county permit is required to operate, and rentals must be for 2–29 days.
• Important regulatory caveat: As of the provided sources, Buncombe County was advancing a multi‑step text amendment (Draft #3) that would:
  • Grandfather existing STRs but impose annual permit renewals and a minimum rental threshold (at least two nights in every 180‑day period).
  • Allow new STRs primarily in commercial districts and open‑space/open‑use districts (subject to special use permits), with strict caps (two rural STRs per site on a minimum two‑acre lot; three to ten in commercial/open‑space areas with a special use permit).
  • Prohibit new STRs on steep slopes, in mobile home parks, and in duplexes, townhomes, or multifamily dwellings.
  • Impose stricter development standards (e.g., reduced maximum gross floor area: 4,000 sq ft on lots under one acre; 9,000 sq ft on lots over one acre). These proposals were in draft form and undergoing public hearings and further review by the Planning Board and Board of Commissioners at the time of the sources.

How to start an STR business in Ferguson (Buncombe County)

1. Confirm zoning and eligibility
   • Verify that your property is within unincorporated Buncombe County (Ferguson is unincorporated).
   • Current rules allow STRs in all districts except airport. Under the proposed amendments, most new STRs would be restricted to commercial/open‑use districts; confirm any applicable zoning on Buncombe County GIS/maps or with Planning & Development.
2. Obtain the county STR zoning permit (and renew annually if amendments are adopted)
   • The county currently issues a one‑time permit for STRs; under Draft #3, annual renewals would be required and existing STRs would need to comply with the annual renewal and the 2‑nights‑per‑180‑days rule to maintain status.
3. Meet development standards
   • Adhere to site‑specific standards including parking, waste management, event rules, and building size limits if the amendments pass (e.g., max gross floor area thresholds).
4. Operational compliance
   • Rent only for 2–29 days (current rule).
   • Keep records to demonstrate the minimum rental activity if the proposed 180‑day rule is adopted.
   • Observe noise, parking, trash, and neighborhood‑compatibility requirements.
5. Track regulatory status
   • Monitor the county’s planning process (Planning Board and Board of Commissioners) for adoption of the proposed amendments. Engage via public hearings or written comments to stay ahead of changes.
6. Insurance, taxes, and business setup
   • Maintain appropriate liability coverage, register your business, and comply with state/local tax obligations.

Required documents, permits, licenses, and guidelines

• County zoning permit for STRs
  • Status today: One‑time county STR zoning permit.
  • If Draft #3 is adopted: Annual zoning permit renewals for existing and new STRs.
• Compliance with development and operational standards
  • Off‑street parking, waste collection, event limits, and safety considerations; size limits for new units under Draft #3.
• Use eligibility
  • Single‑family detached units only under Draft #3; no STRs in mobile home parks, steep slopes, or in duplexes/townhomes/multi‑family.
• Stay duration
  • Current rule: rentals must be for 2–29 days.
• Minimum utilization (proposed)
  • Draft #3 requires renting at least two nights for every 180‑day period to remain compliant.

Specific regulations: Ferguson/Buncombe County and state‑level context

• City of Ferguson: None. Ferguson is an unincorporated community in Buncombe County; it does not issue its own STR regulations. Investors are governed by Buncombe County rules.
• Buncombe County (current):
  • STRs allowed in all zoning districts except airport.
  • Entire‑home STRs are permitted; owner does not need to live on‑site or in North Carolina.
  • Rentals limited to 2–29 days.
  • County zoning permit required.
• Buncombe County (proposed, Draft #3):
  • New STRs generally limited to commercial/open‑use districts and subject to special use permits; rural STRs limited to a minimum two‑acre lot with a two‑unit cap.
  • Strict prohibitions on new STRs in mobile home parks, on steep slopes, and in duplexes/townhomes/multi‑family.
  • Annual permit renewals required; minimum rental utilization rule (two nights per 180 days).
  • Reduced maximum gross floor area for STRs (e.g., 4,000 sq ft under one acre; 9,000 sq ft over one acre). These are proposals in process; not final at the time of the sources.
• City of Asheville (context only):
  • Separate municipal regulations: whole‑home STRs largely banned in residential areas; whole‑home STRs restricted or prohibited in most commercial districts; new whole‑home STRs banned; violations carry $500/day fines.
  • Investors focusing on Ferguson should not assume Asheville rules apply unless their property lies inside Asheville’s city limits.
• North Carolina (state‑level):
  • No statewide ban on STRs. Local governments retain authority to regulate zoning, permits, safety standards, and rental durations. Investors must comply with state fire/safety codes, building standards, and any local rules that apply to the specific jurisdiction where the property is located.

Local authority contacts and participation channels

• Buncombe County Planning & Development (STR zoning permit, planning, and amendment process)
  • Email: planninginfo@buncombecounty.org
  • Public involvement:
    • Engage Buncombe County online portal (for proposed amendments and materials): engage.buncombecounty.org/Q80571
    • Listen to recorded/virtual sessions and follow updates: engage.buncombecounty.org/Y50513
    • County Facebook page (meeting notices and updates): www.facebook.com/buncombeGov
  • Meeting logistics (as referenced in public notices):
    • A‑B Tech Ferguson Auditorium/Ferguson Hall was cited as a venue for public hearings; verify current scheduling and locations via county communications.
• Buncombe County Board of Commissioners (final decision‑making on amendments)
  • For meeting schedules, agendas, and minutes: consult Buncombe County government communications and the county website.
• Buncombe County Fire Marshal’s Office
  • Referenced in public hearing coverage as present for safety; contact the county for fire‑life‑safety requirements related to STRs.

Links to source pages

• WLOS article: Planning board finalizes draft on tougher short‑term rental rules for Buncombe County (Draft #3 details and public hearing process)
  • wlos.com/news/local/buncombe-county-draft-tougher-short-term-rentals-rules-planning-board-str-draft-3-housing-affordable-crisis
• AVLtoday: Understanding the proposed short‑term rental text amendments in Buncombe County (background, scope, and process; listening session logistics)
  • avltoday.6amcity.com/understanding-the-proposed-short-term-rental-text-amendments-in-buncombe-county
• Mountain Xpress: Short‑term rental listening session yields conflicting views (public testimony, regulatory rationale, and current county baseline rules)
  • mountainx.com/news/short-term-rental-listening-session-yields-conflicting-views
• Citizen Times: Buncombe County proposed Airbnb regulations meeting draws hundreds (coverage of public hearing and community concerns)
  • www.citizen-times.com/story/news/local/2024/01/24/buncombe-county-airbnb-ban-proposed-regulations/72321709007/
• Engage Buncombe County: Proposed STR amendments portal (official process hub for comments and materials)
  • engage.buncombecounty.org/Q80571
• Engage Buncombe County: Virtual/recorded session access (for ongoing updates and livestream links)
  • engage.buncombecounty.org/Y50513
• Buncombe County government Facebook page (official notices and updates)
  • www.facebook.com/buncombeGov

Notes for investors

• Operating in Ferguson means operating under Buncombe County’s jurisdiction. City of Asheville rules do not apply unless your property is within Asheville’s corporate limits.
• Regulatory risk is real: The draft amendments are significant. Even if you acquire an existing STR that would be grandfathered, you will likely need to obtain annual renewals and meet the proposed minimum‑rental utilization rule. If you plan a new STR, budget time for special use permits and for the new development standards (size caps, parking, etc.).
• Implementation status: As of the provided sources, the county was still in the hearing/review stage. Confirm current status before acquiring or launching an STR, because adoption would materially change what is allowable and the permitting workflow.

If you need a concise pre‑flight checklist tailored to a specific property (parcel, zoning district, setbacks, parking, size limits), share the address and I can walk through the practical steps using the rules above.