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Kingston, TN

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STR Regulations for Kingston, Tennessee

Are Short-Term Rentals Allowed in Kingston, TN?

Yes, short-term rentals are allowed in Kingston, TN. However, Kingston does not have city-specific short-term rental (STR) regulations. Operations must comply with state-level Tennessee laws (TN Short-Term Rental Unit Act - SB1086) and local zoning ordinances. Non-owner-occupied STRs are allowed but must adhere to zoning district requirements.

How to Start a STR Business in Kingston, TN

  1. Zoning Compliance:

    • Verify your property is in a zoning district where STRs are permitted. Kingston’s Zoning Ordinance (R-1, R-2, C-1, C-2, etc.) governs land use. STRs are treated as "Dwellings" under zoning definitions. Check Kingston Zoning Ordinance.
    • Owner-occupied STRs: Permitted in residential zones (R-1, R-2).
    • Non-owner-occupied STRs: Allowed in commercial/industrial zones (C-1, C-2, M-1, M-2) or as home occupations in residential zones (with restrictions per Sec. 11-603).

  2. State-Level Licensing & Compliance:

    • Business Licenses: Obtain both city and Roane County business licenses.
    • Insurance: Maintain liability insurance ($500,000 minimum) or rely on platform coverage (e.g., Airbnb).
    • Safety Requirements: Install smoke detectors, carbon monoxide alarms, and fire extinguishers per Tennessee law (SB1086).
    • Taxes: Collect and remit state/county sales tax and room occupancy tax.

  3. Permits:

    • While Kingston lacks a city-specific STR permit, building permits/occupancy certificates may be required for renovations. Consult the Kingston Building Inspector.

Required Documents & Permits

| Requirement | Details | |--------------------------------|-----------------------------------------------------------------------------| | Zoning Compliance | Property must comply with Kingston Zoning Districts (Sec. 11-401 to 11-412). | | Business Licenses | City and Roane County business licenses (required before operating). | | Insurance | $500,000 liability coverage (unless platform provides). | | Safety Equipment | Smoke alarms, CO detectors, fire extinguishers. | | Tax Registration | Tennessee sales tax and room occupancy tax accounts (via TN Dept. of Revenue). | | Building Permits | Required for structural changes; certificate of occupancy may be needed. |

Specific Regulations

  1. State-Level (Tennessee SB1086):

    • STRs defined as rentals <30 days for residential dwellings (excludes hotels/motels).
    • Liability insurance ($500k) or platform coverage mandatory.
    • Health/safety compliance (smoke/CO alarms, fire extinguishers).

  2. Kingston Zoning:

    • Residential Zones (R-1, R-2): STRs allowed as "Dwellings" (Sec. 11-403/404).
    • Commercial/Industrial Zones (C-1, C-2, M-1): STRs permitted if compliant with district use (Sec. 11-407 to 11-412).
    • Occupancy Limits: State law limits occupancy to 2 guests/bedroom (max 12 guests).
    • Parking: Off-street parking required (Sec. 11-309).
    • Transient Dwellings: Defined separately as motels/boarding houses (Sec. 11-203).

  3. Roane County:

    • No county-specific STR regulations found in provided content. State laws apply.

Key Contact Information

  • Kingston City Hall:
  • Kingston Building Inspector:
    • Phone: (865) 376-3400
    • Address: 625 W. Cumberland St, Kingston, TN 37763
  • Roane County Register of Deeds (for zoning confirmations):

Critical Links & Resources

Strategic Recommendations

  1. Zoning Due Diligence: Confirm your property’s zoning district and STR legality before purchase.
  2. State Law Compliance: Meet SB1086 insurance/safety standards even if local rules are absent.
  3. Tax Registration: Register with TN Dept. of Revenue for sales/occupancy taxes.
  4. Consult Local Authorities: Contact the Kingston Building Inspector for occupancy permits or zoning clarifications.

Note: Kingston has no dedicated STR permit program. Strict adherence to state law and zoning is essential to avoid penalties. Always verify updates with city/county officials.

What do Airbnb hosts actually earn in Kingston?

Kingston hosts earn a median $17,509/year with $115 ADR and 63% occupancy.

Top performers pull in $22,212+ per year.

See the full Kingston market breakdown

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Kingston

Market Saturation Score

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

Photos of Kingston

Overview of Kingston

Kingston is a small city in Roane County, Tennessee, sitting on the eastern bank of the Tennessee River in the foothills of the Cumberland Plateau. With a population of roughly 5,500 to 6,000 residents, it serves as the county seat of Roane County and carries the easygoing, water-oriented character of a Southern river town. Kingston is best known as a gateway to Watts Bar Lake and the broader Tennessee River recreation corridor, and as a quiet base from which travelers explore the natural landscapes between Knoxville and Chattanooga. The city lies about 35 miles west of Knoxville, typically reached by a 40-to-50-minute drive along Interstate 40 and U.S. Route 70.

Fort Southwest Point State Historic Site sits within the city limits and is one of Kingston's most distinctive landmarks. The park contains a full-scale reconstruction of a federal frontier fort originally built in 1797, along with a museum that interprets the early military and settlement history of the Tennessee frontier. Visitors can tour the wooden blockhouses, palisade walls, and officers' quarters, then walk the interpretive grounds a short distance from downtown Kingston.

Just minutes west of town, Watts Bar Lake stretches for nearly 73,000 acres along the Tennessee River and forms the centerpiece of the region's outdoor recreation. The lake is a popular destination for boating, fishing, swimming, and lakeside camping, with several public access points, marinas, and parks scattered along its shoreline. The calm, warm-water reservoir is well known among anglers for crappie, bass, and catfish, and its coves and inlets are a common sight from Kingston's riverfront.

About an hour to the southeast, the western edge of the Great Smoky Mountains National Park offers a major natural draw for visitors staying in the area. Townsend, often called the "quiet side" of the Smokies, provides a less-crowded entry point into the park's hiking trails, scenic drives, and historic homesteads. Day trips from Kingston to the national park are common for travelers who want to combine lake time with mountain scenery.

To the north, the Cumberland Trail State Scenic Trail winds through the Cumberland Plateau above Kingston, offering backpacking and day-hiking opportunities through gorges, waterfalls, and hardwood forest. The trail's southern sections are accessible within roughly 30 to 45 minutes of town, giving visitors a chance to experience the ridge-and-valley terrain that defines the wider region.

For short-term-rental owners, Kingston offers an appealing combination of small-town affordability, lake-driven tourism, and proximity to several major regional draws. Its position between Knoxville and the Smokies, paired with immediate access to Watts Bar Lake and outdoor recreation, gives the city a steady seasonal appeal that extends well beyond a single attraction.

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