Overview: Are STRs Allowed in Beaufort, SC?

Short-term rentals are allowed within the City of Beaufort and in unincorporated Beaufort County, but the rules, caps, and licensing processes differ.

• City of Beaufort (within city limits): Allowed. Rental of a whole house, a room within a house, a carriage house, or an accessory dwelling unit (ADU) for less than 30 days is explicitly treated as an STR and must comply with the City’s Short-Term Rental Ordinance (Section 3.6.2.C.2).
• Unincorporated Beaufort County (outside municipal limits): Allowed with county permits and business licenses; short-term rentals are a “Special Use” in many zoning districts and a “Permitted Use” in others (e.g., C4 and C5 Mixed Use districts).

Key constraints to plan around:

• City of Beaufort: 6% cap on STRs in neighborhoods, excluding The Point. The cap applies to residentially zoned parcels; multiple structures on one parcel can lead to concentrations that may exceed the spirit of the cap.
• Port Royal (separate municipality): 8% cap and one STR per lot; referenced here only for context—compliance is governed by that town’s separate ordinance.
• County-wide: Zoning approval (special use in many districts; permitted in some mixed-use districts), a county Short-Term Rental Property (STRP) permit, and a county business license. State-level accommodations tax and a retail license for “accommodations” apply when renting to transients in unincorporated county.

Important note for investors: The City of Beaufort is reviewing STR rules due to rapid growth. Proposed changes may shift the cap basis from “licensed parcels” to “rooftops” (actual STR units) and increase caps to 8%–10% in some neighborhoods. Contact the City before investing to verify the latest status of any revisions.

How to Start a Short-Term Rental Business in This Market

City of Beaufort (within City limits)

Follow this sequence; do not operate until each step is completed:

1. Conditional Use Application
   • File the Short-Term Rental Conditional Use Application and pay the $100 application fee.
   • Submit required documents (see “Required Documents” below).
2. Safety Inspection
   • After application approval, schedule and pass a safety inspection. Inspection fee: $50 (due prior to scheduling).
   • To schedule: call 843-525-7041.
3. Business License
   • Complete and submit the City of Beaufort Business License application/renewal. Licenses must be renewed annually.

Post-approval compliance:

• Monthly accommodations tax remittance to the City (see taxes section).
• Verify neighborhood cap availability using the City’s interactive map or contacting the Business License Office by email.

Interactive map:

• Short-Term Rentals Interactive Neighborhood Map (City of Beaufort) — shows current STRs; does not reflect pending applications.

Unincorporated Beaufort County (outside city limits)

Follow this pathway:

1. Zoning Approval
   • Special Use or Permitted Use depending on zoning district:
     • Special Uses (selected T2 and T3 districts; T4 Hamlet Center; selected Neighborhood Centers; C3 Neighborhood Mixed Use).
     • Permitted Uses: C4 Community Center Mixed Use and C5 Regional Center Mixed Use.
   • Not permitted in Community Preservation Zoning Districts; not permitted in MCAS Airport Overlay District Clear, APZ-1, APZ-2, and Noise Zone 3.
2. Special Use Process (when required)
   • Pre-Application Meeting: Contact Lisa Anderson at 843-255-2171 to be placed on the Staff Review Team agenda.
   • Conceptual/Recommendation Review via Staff Review Team.
   • Special Use Permit application to the Zoning Board of Appeals (ZBOA); attend the ZBOA meeting.
   • Post-approval: Submit ZBOA’s Notice of Decision to Building Codes for any needed permits; obtain Certificate of Occupancy.
3. Permitted Use Process
   • Meeting with Zoning Administrator (call 843-255-2170).
   • Submit zoning permit; coordinate any Building Permit requirements; obtain Certificate of Occupancy.
4. Short-Term Rental Property (STRP) Permit
   • Submit STRP permit application to Planning/Zoning. The STRP permit is required before applying for the business license.
5. Business License and Accommodations Account
   • Complete and submit the “Rental Accounts Only” business license form and submit via email to businesslicenses@bcgov.net.
   • If self-managing: obtain a SC Department of Revenue Retail License for the accommodations account at dor.sc.gov/tax/accommodations.
   • If using a third-party rental company: ensure the company is listed on the application; they typically handle state licensing.
   • Annual license renewal required through Business Services.

Operational timing:

• The unit should not be used as a short-term rental until all requirements are met, including zoning approval, STRP issuance, business license, and any required inspections.

Required Documents, Permits, Licenses, and Guidelines

City of Beaufort

• Short-Term Rental Conditional Use Application (with $100 fee).
• Short-Term Rental Ordinance (Section 3.6.2.C.2).
• Safety inspection fee ($50) and safety inspection scheduling (call 843-525-7041).
• City of Beaufort Business License application/renewal.
• Rental agreement sample (standard STR lease terms).
• Property management plan.
• Fire alarm monitoring contract.
• Accommodations tax registration/payments.

Note: The City may also ask for a fire alarm monitoring contract and property management plan at application; confirm the current checklist with Business Licensing.

Unincorporated Beaufort County

• Zoning approval: Special Use Permit (where required) or Permitted Use zoning clearance.
• STRP (Short-Term Rental Property) Permit application (Planning/Zoning).
• Business License “Rental Accounts Only” form (Business Services).
• SC Department of Revenue Retail License for accommodations (dor.sc.gov/tax/accommodations). In unincorporated Beaufort County, the retail license location number for the accommodations account is 1007.
• Restricted Covenants Affidavit(s) signed by the applicant or property owner(s) attesting that STRs are not prohibited by deed restrictions, HOA covenants, or similar instruments.
• Building permits and Certificate of Occupancy, as applicable.
• Annual renewal: STRP Permit and County Business License.

Specific Regulations for Short-Term Rentals (City, County, State)

City of Beaufort

• Allowed STRs: Whole house, room in a house, carriage house, ADU.
• Minimum stay: Less than 30 days.
• Neighborhood cap: 6% of residentially zoned parcels allowed as STRs; The Point is excluded from the cap. Cap is enforced per licensed parcel.
• Business License: Required; renew annually.
• Safety inspection: Required after conditional use approval; $50 fee due prior to scheduling.
• Accommodations tax: Remit monthly; City collects a local accommodations tax. City revenues from STR accommodations taxes have been rising: approximately $247,000 (2022), $297,000 (2023), and $308,000 (2024).
• Monitoring: The City uses Host Compliance LLC software to track STR listings and enforce rules.
• Under review: The City is evaluating changes to cap calculations (licensed parcels vs. actual “rooftops”), potential increases to 8%–10%, waiting lists, and on-site owner-occupation requirements for ADUs. Confirm the latest status with staff before investing.

Beaufort County (Unincorporated Areas)

• Zoning status: Short-term rentals are permitted as Special Uses in many districts and as Permitted Uses in C4 and C5 Mixed Use districts.
• Not permitted: Community Preservation Zoning Districts; MCAS Airport Overlay District Clear, APZ-1, APZ-2, and Noise Zone 3.
• Permit requirement: Short-Term Rental Property (STRP) Permit is required; annual renewal.
• Business license: County “Rental Accounts Only” business license required; annual renewal.
• Safety/fire: The Planning/Zoning Department advises on any required safety or fire inspections when issuing the STRP.
• Taxes: Statewide accommodations tax framework applies. Operators collect and remit accommodations-related taxes when renting to transients:
  • 2% State accommodations tax
  • 5% Sales tax
  • 3% Local accommodations tax The County’s materials indicate the 3% local accommodations tax is remitted with the business license; confirm current practice with Business Services.
• SC Retail License: Required for accommodations accounts (retail license location number for unincorporated county: 1007).
• Covenant compliance: A Restricted Covenants Affidavit is required with the STRP application.

Port Royal (Separate Municipality; Included for Context Only)

• Purpose: Protect neighborhood character, safety, and welfare.
• Definition: STR is the rental of a single-family home or ADU for 2 to 29 consecutive nights; occupancy is calculated as two people per bedroom plus two additional people per unit.
• Allowed zones: Permitted in all transect zones except T1NP; also allowed on boats (subject to safety requirements).
• Caps: 8% of lots per district; one STR per lot. Exceptions include commercial zones, primary residences with 4% assessment ratio, and units operating prior to enactment.
• Permits: Occupational license and zoning permit required; $100 application fee.
• Parking: On-site preferred; delineated surface required; overflow allowed on-street/off-site.
• Safety: Monitored fire alarm required (boats: USCG Auxiliary Vessel Safety Check).
• Marketing: Unique STR number required on all marketing platforms; no on-site advertising signs.
• Management: Property management plan required; local agent/back-up required if owner does not live on-site or is more than two hours away.
• Unlicensed operation: $1,000 application fee; denial for two years if not cured within 60 days of notice.
• Permit transfer: Possible to another property owned by the permit holder within the same district within 60 days of sale.

State-Level Regulations (South Carolina)

While South Carolina’s specific short-term rental statute is not included in the provided content, the following state-level obligations are consistently referenced in County materials for transient accommodations:

• SC Department of Revenue Retail License for accommodations account (apply at dor.sc.gov/tax/accommodations).
• Accommodations tax regime:
  • 2% State accommodations tax
  • 5% Sales tax
  • 3% Local accommodations tax Operators should confirm rates and remittance schedules with the SC Department of Revenue and the County Business Services office.

Contact Information (Local Authority in Charge of STRs)

City of Beaufort — Business Licensing Department

• Justin Rose, Business License Inspector
  • Phone: 843-525-6526
  • Email: buslicense@cityofbeaufort.org
  • Physical Address: 1911 Boundary Street, Beaufort, SC 29902
  • General Phone: 843-525-7070
• Safety Inspection Scheduling
  • Phone: 843-525-7041
• Interactive STR Map (City)
  • Note: Does not reflect pending applications; email Business License Office for availability.

Beaufort County — Planning/Zoning (STRP Permits)

• Phone: 843-255-2170
• Email: shorttermrentals@bcgov.net or ShortTermRentals@bcgov.net
• Physical Address: Multi Government Center, 100 Ribaut Road, Beaufort, SC 29902
  • Mailing: P.O. Drawer 1228, Beaufort, SC 29901-1228

Special Use Pre-Application (County)

• Contact: Lisa Anderson
  • Phone: 843-255-2171

Beaufort County — Business Services (Licenses and “Rental Accounts Only” Form)

• Phone: 843-255-2270
• Email: businesslicenses@bcgov.net
• Physical Address: Multi Government Center, 100 Ribaut Road, Beaufort, SC 29901-1228

Links to Source Pages and Documents (Important)

City of Beaufort

• Short-Term Rentals (City of Beaufort)
• City of Beaufort Short-Term Rental Ordinance (Section 3.6.2.C.2)
• Short-Term Rental Conditional Use Application
• Business License Requirements
• Short-Term Rentals Interactive Neighborhood Map
• City FAQs on Short-Term Rentals

Beaufort County (Unincorporated)

• Short-Term Rentals (Beaufort County Zoning)
• Beaufort County Short-Term Rental Procedures (PDF)
• Beaufort County Short-Term Rental Package (PDF)
• SC Department of Revenue — Accommodations Tax (Retail License)

Port Royal (Context Only)

• Port Royal Draft Short-Term Rental Ordinance

News Context

• Article discussing STR growth and proposed changes in the City of Beaufort (Island Packet)

If you need, I can consolidate these into a quick-reference checklist or a one-page summary for underwriting.