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Gaffney, SC

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STR Regulations for Gaffney, South Carolina

Overview: Short-Term Rental Status in Gaffney, SC

Short-term rentals ARE currently allowed in Gaffney, SC, but specific local regulations are currently being developed and are not yet finalized. As of mid-2025, the City of Gaffney is actively working on establishing formal zoning ordinances and regulations specifically for short-term rentals and bed & breakfast establishments. Until these regulations are officially adopted, investors must comply with state-level requirements and general municipal business licensing procedures.

What do Airbnb hosts actually earn in Gaffney?

Gaffney hosts earn a median $15,491/year with $77 ADR and 72% occupancy.

Top performers pull in $20,814+ per year.

See the full Gaffney market breakdown

How to Start a Short-Term Rental Business in Gaffney

Step 1: Property Zoning Verification

Before investing, confirm your property's zoning allows for short-term rental use. Gaffney's Planning Commission is currently developing specific zoning requirements for STRs, but you should verify current zoning allows lodging or hospitality uses with the Planning Department.

Step 2: Obtain Required Business Licenses

  • Business License: Required from the City of Gaffney for any commercial operation
  • Tax Registration: Register for state, county, and city tax obligations
  • Accommodations Tax License: Annual license required for STR operations

Step 3: Insurance and Safety Compliance

  • Secure commercial general liability insurance with minimum $1 million coverage per occurrence (state requirement)
  • Ensure property meets all fire safety and health regulations
  • Consider comprehensive property and liability coverage

Step 4: Tax Setup and Collection Procedures

  • Set up systems to collect and remit required taxes (see tax section below)
  • Understand which taxes platforms collect vs. your direct obligations

Step 5: Property Preparation and Operations

  • Prepare property for guest occupancy with required safety equipment
  • Create house manual with emergency contacts and local information
  • Establish guest communication and management protocols

Required Documents, Permits, Licenses, and Guidelines

State-Level Requirements (Mandatory)

  • Commercial General Liability Insurance: Minimum $1 million per occurrence coverage
  • State Accommodations Tax Registration: 7% combined state tax (5% sales + 2% accommodations)
  • Business License: From appropriate local authority

Documents Being Developed by Gaffney

Based on Planning Commission discussions, the following are likely to be required:

Anticipated Application Requirements:

  • Business license application
  • Site plans showing parking arrangements
  • Floor plans indicating occupancy limits
  • Proof of ownership or lease agreements
  • Emergency contact information and 24/7 availability verification
  • Detailed house rules and operational procedures
  • Notarized agreement to comply with future regulations

Potential Operational Requirements:

  • Neighbor notification procedures with objection opportunities
  • Quiet hours and noise control measures
  • Maximum length of stay restrictions
  • Party and gathering limitations
  • Parking compliance verification
  • Guest record keeping requirements (likely 2+ years)

County-Level Obligations (Cherokee County)

  • Cherokee County accommodations tax (if applicable)
  • County business license requirements
  • Property tax compliance

Specific Regulations: City, County, and State Level

State of South Carolina Requirements

Insurance Mandate:

  • Commercial general liability policy required with minimum $1 million per occurrence coverage
  • Recent legislation (Senate Bill S.442) strengthened statewide requirements while preserving local authority

Tax Obligations:

  • State accommodations tax: 7% total (5% state sales tax + 2% accommodations tax)
  • Local accommodations taxes vary by jurisdiction

Regulatory Framework:

  • State delegates STR regulation to local jurisdictions
  • Municipalities and counties can impose zoning restrictions, permits, and operational caps

Cherokee County (Unincorporated Areas)

  • County accommodations tax applies in addition to state requirements
  • Business license required for commercial operations
  • Zoning compliance required for lodging uses
  • Enforcement through county ordinances and building codes

City of Gaffney (Under Development)

Current Status (2025): The Planning Commission is actively developing comprehensive STR regulations. Key discussion points include:

Zoning Considerations:

  • Separation of Bed & Breakfast and Short-Term Rental regulations
  • Potential restrictions on residential vs. commercial zones
  • Application requirements and approval processes

Operational Standards Being Discussed:

  • Business license requirements with associated fees
  • Site plan requirements for parking compliance
  • Quiet hours and noise regulation enforcement
  • Maximum stay duration limitations
  • Party and gathering restrictions
  • Tax collection and remittance procedures
  • Neighbor notification and objection processes
  • Penalties for non-compliance including potential license revocation

Enforcement Considerations:

  • Monitoring and compliance verification procedures
  • Inspector access and property maintenance standards
  • Complaint response protocols

Regional Comparison (Adjacent Jurisdictions)

Greenville Requirements:

  • Short-term rentals under 30 days allowed only in specific commercial/mixed-use zones
  • 30-89 day rentals permitted in some residential zones
  • Occupancy permits and business licenses required
  • 3% local accommodations tax in addition to state taxes

Spartanburg Restrictions:

  • STRs prohibited in all residential zones
  • Allowed only in commercial zones, downtown, or mixed-use areas
  • Business license mandatory with strict zoning compliance
  • Active enforcement including fines and cease-and-desist orders

Contact Information for Local Authority

City of Gaffney Planning Department

Primary Contact for STR Regulations:

  • Phone: (864) 487-8515
  • Address: City of Gaffney Planning Department, 505 S. Limestone Street, Gaffney, SC 29340
  • Website: www.cityofgaffney-sc.gov
  • Staff Contacts:
    • Alison Hall, Zoning Administrator
    • Ashley Munsterman, Planning Department
    • Sarah Shiflett, City Attorney (legal compliance questions)

Cherokee County Government

For County-Level Requirements:

  • Phone: (864) 487-2651
  • Address: 1106 Oakwood Street, Gaffney, SC 29341
  • Website: cherokeecountysc.gov

South Carolina Department of Revenue

For State Tax Registration:

  • Phone: 1-844-898-8542
  • Website: dor.sc.gov
  • Online Portal: Available for business and tax registration

Planning Commission

For Zoning Ordinance Updates:

  • Meeting Schedule: Typically second Tuesday of each month, 5:30 PM
  • Location: City Council Chambers, 505 S. Limestone Street, Gaffney, SC
  • Public Comment Period: Available during monthly meetings

Links to Source Pages

Primary Municipal Sources:

Regional Reference Materials:

State Resources:

  • South Carolina Department of Revenue: dor.sc.gov
  • South Carolina Legislature (Senate Bill S.442): Available through sc legislature.gov

Investment Strategy Recommendations

Given Gaffney's developing regulatory environment, consider these approaches:

Near-Term Strategy (2025-2026)

  1. Monitor Regulatory Development: Attend Planning Commission meetings and track ordinance development
  2. Prepare Comprehensive Applications: Gather documentation in advance of final regulations
  3. Secure Prime Locations: Focus on properties in commercially zoned areas likely to be STR-permitted
  4. Build Relationship with Officials: Establish communication with Planning Department staff

Long-Term Considerations

  1. Regulatory Compliance Infrastructure: Develop systems for tax collection, guest management, and compliance tracking
  2. Insurance and Safety Standards: Exceed minimum requirements to future-proof operations
  3. Community Integration: Prepare neighbor notification and complaint resolution procedures
  4. Financial Planning: Account for regulatory compliance costs, fees, and potential operational restrictions

Risk Mitigation

  • Legal Consultation: Engage local attorney familiar with municipal regulations
  • Flexible Business Model: Structure operations to adapt to various regulatory outcomes
  • Compliance Documentation: Maintain detailed records of all licensing, insurance, and operational procedures
  • Professional Management: Consider professional property management for regulatory compliance and operations

Important Note: This guide reflects the regulatory landscape as of mid-2025. Gaffney's STR regulations are actively being developed, and final requirements may differ significantly from current discussions. Investors should regularly check for updates from the Planning Commission and be prepared to adapt operations as regulations are finalized and implemented.

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Gaffney

Market Saturation Score

036912
Moderate Saturation
6/ 12
months with declining YoY revenue
5–7 declining months: moderate saturation risk - market may be nearing capacity.
View Full Gaffney Market Analysis

Photos of Gaffney

Overview of Gaffney

Gaffney is a small city in Cherokee County, in the upstate region of South Carolina, with a population of approximately 12,000 to 13,000 residents. Sitting along Interstate 85 between Spartanburg and the North Carolina state line, the city carries a quiet, working-class character rooted in textile heritage and small-town Southern rhythms. Gaffney is best known as the home of the "Peachoid," a colossal water tower painted to resemble a peach that has become something of a regional mascot and a favorite roadside curiosity for travelers. It also serves as a convenient gateway to the Revolutionary War history and rolling piedmont landscapes of the South Carolina–North Carolina border region. The nearest major city is Charlotte, North Carolina, which lies roughly 60 to 65 miles to the northeast, about an hour's drive up I-85.

A short drive northwest of town, Kings Mountain National Military Park preserves the site of the October 1780 battle where Patriot militia defeated Loyalist forces during the Revolutionary War. The park offers hiking trails, a visitor center, and a self-guided driving tour, and it sits about 30 minutes from Gaffney near the town of Blacksburg, South Carolina, on the North Carolina border.

About 20 minutes northeast of Gaffney, Cowpens National Battlefield marks the field where Daniel Morgan's American forces turned back British troops under Banastre Tarleton in January 1781. The battlefield includes a paved walking trail, a monument, and a small visitor center that helps frame this turning point of the Southern Campaign, and history-minded travelers often pair the two battle sites into a single day trip from town.

For outdoor recreation, Croft State Park lies just southwest of Gaffney near Spartanburg, offering more than 7,000 acres of pine and hardwood forest with hiking, horseback riding, biking trails, and a small lake. It is roughly a 30-minute drive from downtown Gaffney and appeals to visitors seeking a quieter alternative to the busier state parks elsewhere in the Carolinas.

Downtown Gaffney itself revolves around a compact historic core with locally owned restaurants, antique shops, and the restored early-twentieth-century train depot area. Limestone University, founded in 1845, sits on a hill overlooking the city and contributes a small-college feel to the community.

Gaffney is a compelling base for short-term rental owners because it sits squarely between two of the Carolinas' busiest travel corridors. Guests traveling between Charlotte and Atlanta, or between the coast and the Blue Ridge foothills, often pass through or near the city, and history-minded visitors to Kings Mountain and Cowpens need an affordable, well-located place to stay. The friendly small-town atmosphere, the iconic Peachoid as an immediate conversation piece, and the mix of outdoor and historical attractions within a short drive all combine to give the area steady year-round appeal.

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