Overview: Are short-term rentals allowed in Varnville, SC?

Short-term rentals are allowed in Varnville only if they can be made to fit within existing, permitted uses. Varnville’s Zoning Ordinance does not list or define “short-term rentals” as a standalone use. However, two lodging-related uses are explicitly defined and regulated in the ordinance:

• Bed and Breakfast Inn: a secondary use of a single-family residence that offers lodging and a morning meal to overnight guests, limited to no more than nine (9) sleeping rooms (Ordinance definition in Section 1.6).
• Boarding, Lodging, or Rooming House: lodging for compensation, as an accessory use to the principal single-family occupancy by a permanent resident; rooms do not have separate cooking units and do not constitute separate dwelling units (Ordinance definition in Section 1.6).

Importantly, both uses must be:

• Conducted in a structure that meets the ordinance’s dimensional and development standards for its zoning district (including setbacks, height, lot coverage, buffers, landscaping, and sign standards).
• Authorized through the required planning approvals (Certificate of Zoning Compliance; conditional use or special exception approvals may be needed depending on the district and the precise use).

Because STRs are not specifically authorized, operation as a “typical Airbnb” (non-owner-occupied, multi-room short stays without meal service, and not expressly authorized as a Bed and Breakfast Inn or Rooming House) would require a land-use determination or an amendment to the zoning map. In practice, the Town’s Planning Commission is the first point of contact for use determinations (Ordinance Section 2.1.3; Section 4.4.3).

How to start a short-term rental business in this market

1. Confirm zoning district eligibility

• Determine your property’s zoning district. The Official Zoning Map governs (Ordinance Section 4.1).
• Confirm that the intended lodging use aligns with the district’s allowed uses:
  • If operating as a Bed and Breakfast Inn, ensure it is an accessory use to a single-family residence and limited to nine (9) sleeping rooms.
  • If operating as a Boarding/Lodging/Rooming House, confirm it is an accessory use to a single-family residence and that rooms lack cooking facilities.
  • If your intended model does not fit these definitions, request a “similarity of use” determination from the Planning Commission (Ordinance Section 4.4.3).

2. Verify dimensional and site standards

• Your development must comply with all district standards: setbacks, height, buffers/landscaping, parking, visibility at intersections, flood hazard development controls, and signs (Ordinance Articles IV–XI; Sections 4.7–4.11).
• If your proposed use or design cannot meet strict standards, apply for a variance through the Board of Zoning Appeals (Ordinance Sections 2.2.3–2.2.9).

3. Secure all required planning approvals

• Obtain a Certificate of Zoning Compliance from the Planning Commission before any development or new use begins (Ordinance Sections 3.2.1–3.2.5).
• If the use is listed as a conditional use or special exception in the district, secure approval from the Planning Commission and/or Board of Zoning Appeals (Ordinance Section 3.1; Sections 2.2.2–2.2.5).

4. Operational compliance

• Post any required signage in compliance with district signage rules; obtain a sign permit from the Planning Commission before erecting any sign (Ordinance Section 3.4).
• Maintain required buffers and landscaping, and adhere to nuisance standards (Ordinance Sections 4.8, 4.11).
• Prepare for inspections as part of planning and any safety reviews (e.g., fire code) that may be triggered by your use.

5. Nonconforming use protections (if applicable)

• If your property was lawfully used as lodging before adoption of the ordinance and does not now conform, the nonconforming use may continue subject to restrictions; however, changes of use, enlargement, or discontinuance may limit continuation (Ordinance Section 4.5).

Required documents, permits, licenses, and guidelines

Planning and land-use approvals

• Certificate of Zoning Compliance (Planning Commission) — required before development, new use, or change of use (Ordinance Section 3.2).
• Conditional Use Approval or Special Exception (as applicable; Planning Commission/Board of Zoning Appeals).
• Variance (Board of Zoning Appeals) — only if strict application would create unnecessary hardship (Ordinance Section 2.2.3).
• Sign Permit (Planning Commission) — before erecting or altering any sign (Ordinance Section 3.4).
• Temporary Certificate of Zoning Compliance (if applicable) — for temporary commercial uses (Ordinance Section 3.3).
• Zoning Map Amendment (Rezoning) — if the property is not currently zoned for the intended lodging use; requires public hearings and process (Ordinance Section 3.5).

Application materials (minimum requirements)

• Scaled site plan(s) showing lot dimensions, setbacks, rights-of-way, building/structure locations, adjacent land uses, existing conditions, tree locations (for trees ≥6 inches diameter at 54 inches height), and proposed improvements.
• Recorded plat of the lot.
• Tree identification plan for trees ≥6 inches diameter at 54 inches height.
• Additional information as requested (e.g., landscaping plan, traffic impact study, number of households/rental units, Historical Society or other agency comments).
• One approved, marked copy returned to the applicant; original retained by the Town.
• Applications must be submitted at least ten (10) working days before the next meeting to allow review and public notice (Ordinance Section 3.6).

State-level (South Carolina) tax obligations for short-term rentals

• State sales tax and state accommodations (lodging) tax generally apply to rentals for fewer than 90 continuous days.
• Exemptions:
  • No obligation to collect state accommodations tax if you rent for fewer than 15 days within a taxable year.
  • If you rent six or fewer bedrooms in a residence you own and live in, and you do not use a short-term rental marketplace, you are not liable for state accommodations taxes.
• Retail license: If you provide accommodations for less than one week in any calendar quarter, you do not need to register for a retail license, but you still must collect and pay lodging taxes.
• Local taxes may apply in addition to state taxes; check with local authorities (Varnville/Hampton County).

Specific regulations (City/County/State)

City of Varnville — zoning and land use

• Short-term rentals are not explicitly listed as a permitted use. Lodging may be permissible if it matches the definitions of:
  • Bed and Breakfast Inn (secondary use of a single-family residence; no more than nine sleeping rooms; morning meal for guests allowed).
  • Boarding/Lodging/Rooming House (lodging with compensation; accessory to principal single-family occupancy; rooms lack separate cooking; not separate dwelling units).
• Certificate of Zoning Compliance is required for any new use or development. Conditional uses and special exceptions require Planning Commission/Board of Zoning Appeals approvals (Ordinance Sections 3.1–3.2).
• Dimensional and site standards: setbacks, height, buffers/landscaping, parking, signage, visibility at intersections, flood hazard development, and nuisance controls apply (Ordinance Articles IV–XI; Sections 4.7–4.11).
• Nonconforming use rules limit changes, enlargement, discontinuance, and repair thresholds (Ordinance Section 4.5).

County — Hampton County

• The provided materials do not include Hampton County-specific STR ordinances. Confirm any local business licensing, safety, or taxation requirements with Hampton County authorities (see Contact Information below).

State of South Carolina — statewide STR framework

• STRs are legal but subject to local regulations. A proposed bill (H. 3253) would prevent local governments from banning residential STRs for fewer than 29 days; this reflects ongoing legislative discussions.
• For state tax purposes, an STR is generally defined as a rental for fewer than 90 continuous days.
• Operators must collect and remit state sales tax and state accommodations (lodging) tax; specific exemptions apply (see Required documents section above).

Insurance and safety (general best practices, subject to local inspection)

• Standard homeowners or landlord policies typically do not cover short-term rentals. Hosts should carry STR-specific liability coverage (injury to guests, property damage, theft, loss of rental income).
• Safety expectations often include smoke detectors, fire extinguishers, clear emergency egress routes, posted exit diagrams, and potentially fire alarm systems and emergency lighting. Local fire marshal requirements may add conditions.

Contact information (local authority)

• Varnville Planning Commission / Town Hall (zoning compliance, certificates, permits)

  • Address: Town of Varnville, Town Hall, Varnville, SC (per Ordinance).
  • Phone: Not available in the provided documents.
  • Email: Not available in the provided documents.
  • Meetings: At least monthly; public notice provided (Ordinance Sections 2.1.2–2.1.3).

• Varnville Board of Zoning Appeals (variances, special exceptions)

  • Meetings held at the call of the chairman; conspicuous posting on affected properties for variances/special exceptions; public notice in a newspaper of general circulation (Ordinance Sections 2.2.2–2.2.3).

• South Carolina Department of Revenue (state taxes, retail license, lodging tax)

  • Phone/Email/Website: Not available in the provided documents.
  • Key obligations: collect/remit state sales and accommodations taxes; determine exemptions and retail license requirements.

• Hampton County (county-level licensing, safety, taxes)

  • Phone/Email/Website: Not available in the provided documents.

Note: The Varnville Zoning Ordinance indicates that Planning Commission staff can administer permits and provide zoning interpretations; use determinations are made under Section 4.4.3, and nonconforming use rules may apply (Section 4.5).

Source pages

• Lodge Compliance — South Carolina STR Laws

  • www.lodgecompliance.com/states/south-carolina
  • Varnville listing reference (for local jurisdictions)
  • www.lodgecompliance.com/local-jurisdiction/varnville-sc

• Town of Varnville Zoning Ordinance (Official PDF)

  • cms1files.revize.com/lowcountrysc/Town%20of%20Varnville%20Zoning%20Ordinance.pdf

Practical takeaways for investors

• STRs are not expressly permitted as a distinct category in Varnville; lodging is allowed only if it aligns with Bed and Breakfast Inn or Boarding/Lodging/Rooming House definitions and approvals.
• The Planning Commission is your first stop for a use determination, site plan review, and Certificate of Zoning Compliance. If the use doesn’t fit, pursue a similarity determination or a rezoning.
• Budget time for conditional use/special exception review or variance work, and plan compliance with buffer/landscaping, signage, flood hazard, and nuisance standards.
• At the state level, plan for sales and accommodations taxes, exemptions, and possible retail licensing; add a robust liability policy tailored to short-term rentals.
• Engage early with the Town and, as needed, Hampton County to avoid surprises and ensure full compliance.