Kingston Springs, Tennessee Short Term Rental Regulations Guide for Airbnb hosts

Overview

Short-term rentals are explicitly allowed in Kingston Springs, Tennessee. There are currently no specific municipal regulations governing short-term rentals within Kingston Springs town limits. However, investors must comply with state-level Tennessee regulations, including business licensing, tax obligations, and general zoning requirements.

What do Airbnb hosts actually earn in Kingston Springs?

Kingston Springs hosts earn a median $39,538/year with $212 ADR and 63% occupancy.

Top performers pull in $55,573+ per year.

See the full Kingston Springs market breakdown

How to Start a Short-Term Rental Business in Kingston Springs

Starting a short-term rental business in Kingston Springs follows Tennessee's statewide framework since the town has not enacted local STR-specific ordinances. The process involves several key steps:

Verify Zoning Compliance: Before purchasing or listing a property, confirm that your intended use complies with Kingston Springs' zoning ordinances. Residential areas typically allow short-term rentals, but restrictions may apply in specific districts.
Obtain Required Business Licenses: Secure both county and city business licenses before applying for any short-term rental permits.
Secure Adequate Insurance: Maintain liability insurance of at least $500,000, unless equivalent coverage is provided by your listing marketplace.
Complete Application Process: Submit all required documentation for short-term rental operation according to state requirements.
Set Up Tax Collection Systems: Implement systems to collect and remit all applicable taxes.
Ensure Safety Compliance: Install required safety equipment including smoke alarms, carbon monoxide detectors, and fire extinguishers.

Required Documents, Permits, Licenses, and Guidelines

Essential Licenses and Permits:

City Business License: Required for operating within Kingston Springs
County Business License: Required for Davidson County operations
Short-Term Rental License/Permit: While Kingston Springs lacks specific STR ordinances, state law requires compliance with licensing requirements

Required Documentation:

Personal identification (driver's license or passport)
Federal EIN (Employer Identification Number)
Social Security Number (SSN) or Individual Taxpayer Identification Number (ITIN)
Proof of property ownership or lease agreement
Proof of residency (if applicable)
Insurance documentation showing minimum $500,000 liability coverage
Completed application forms with all fees paid

Safety and Health Requirements:

Smoke alarms in all sleeping areas
Carbon monoxide detectors on every habitable floor
Fire extinguishers (minimum 5-pound ABC type recommended)
Emergency contact information posted within the unit
Maximum occupancy compliance (2 guests per bedroom, maximum 12 persons per property)

Specific Regulations: City, County, and State Level

Kingston Springs Municipal Level:

No specific short-term rental ordinances currently exist. Kingston Springs relies on state statutes and general zoning regulations. Property owners should verify that short-term rental use complies with their property's zoning designation.

County Level (Davidson County):

Davidson County follows Tennessee state guidelines for short-term rentals. County business licensing is required, and property taxes apply at standard residential rates.

State Level (Tennessee):

Tennessee regulates short-term rentals through the Tennessee Short-Term Rental Unit Act (SB1086), effective May 17, 2018. Key state requirements include:

Definition: A short-term rental unit is a residential dwelling rented for less than 30 continuous days, excluding hotels, tourist courts, and motels.

Mandatory Requirements:

Liability insurance minimum of $500,000
Fire sprinklers, smoke alarms, and carbon monoxide alarms
Business license compliance
Tax collection and remittance
Zoning compliance

Occupancy Limits: Maximum of 2 guests per bedroom plus 4 additional guests, not exceeding 12 total guests per property.

Prohibited Activities:

Renting for periods less than 24 hours
Providing food preparation/serving to guests
Operating without proper licensing

Tax Obligations:

Sales Taxes:

State sales tax: 7%
State gross receipts tax: 2.5%
Total sales tax burden: Typically 9.25%-9.75% combined

Other Taxes:

Room/occupancy taxes (varies by jurisdiction)
Federal income tax on rental income
Property taxes at standard residential rates

Contact Information

Kingston Springs Municipal Government:

Town Hall:

Address: Town of Kingston Springs, 396 Spring Street, Kingston Springs, TN 37082
Phone: (615) 952-2110
Email: Contact through town hall for specific inquiries

Key Departments:

Building/Code Enforcement: Verify zoning compliance and building requirements
Business License Department: Handle business licensing procedures
Tax Office: Property tax and municipal tax inquiries

State-Level Contacts:

Tennessee Department of Revenue:

Website: tn.gov/revenue
Phone: (615) 253-0600
Purpose: Sales tax registration and remittance guidance

Tennessee Secretary of State Business Services:

Website: sos.tn.gov
Phone: (615) 741-2286
Purpose: Business entity registration and annual reports

County-Level Contacts:

Davidson County Clerk:

Website: davidsoncountytn.gov
Phone: (615) 862-6050
Purpose: County business licenses and property tax information

Source Links

Kingston Springs Municipal Code: www.mtas.tennessee.edu/system/files/codes/combined/KingstonSprings-code.pdf
Tennessee Short-Term Rental Unit Act (SB1086): www.capitol.tn.gov/Bills/110/Bill/SB1086.pdf
Nashville/Davidson County Codes Department: www.nashville.gov/departments/codes/short-term-rentals
Tennessee Department of Revenue: tn.gov/revenue
Kingston Springs Market Information: www.gosummer.com/vacation-rental-management/kingston-springs-tennessee
Tennessee STR Laws Overview: www.gosummer.com/post/tennessee-short-term-rental-laws

Investment Considerations

Kingston Springs presents a favorable environment for short-term rental investment due to its proximity to Nashville (30 minutes), rural charm, and lack of restrictive local ordinances. The town's location near the Harpeth River State Park and Golf Club of Tennessee provides natural attractions that appeal to tourists seeking outdoor activities and access to Nashville's music scene.

Key advantages include:

Minimal local regulatory burden
Strong tourism demand driven by Nashville proximity
Rural setting with natural amenities
No explicit prohibition on non-owner-occupied rentals

Potential challenges include:

Seasonal demand fluctuations
Rural property maintenance considerations
Competition from Nashville-area rentals
Dependency on state-level regulations that could change

Important Note: While Kingston Springs currently has no specific short-term rental ordinances, this could change. Investors should monitor municipal meetings and consider the potential for future regulations that might restrict operations or impose additional requirements.

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Ask the AI Advisor about Kingston Springs

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.