Morristown, Tennessee Short Term Rental Regulations Guide for Airbnb hosts

Overview: Are Short-Term Rentals Allowed in Morristown, Tennessee?

Short-Term Rentals (STRs) are allowed in Morristown, Tennessee as a matter of state law and local zoning. Tennessee permits short-term rentals (leases of 30 days or fewer) as a principal or accessory use, provided the property meets applicable state requirements (e.g., sales tax, business tax, registration on platforms) and conforms to the city’s general zoning (residential, tourist accommodation, business, or industrial). Local zoning does not prohibit STRs outright and uses like “Tourist Accommodation” are explicitly recognized in the Zoning Ordinance (TA District, Chapter 16). However, investors must confirm zoning and any hosting limits on the specific property. Existing rentals are protected under nonconforming use provisions (14-208). Investors should also check HOA CC&Rs, as they may limit STRs even where zoning allows them.

Note: Do not confuse this with Morristown, Vermont’s separate ordinance which requires “owner-occupied” status. That article is unrelated to Morristown, Tennessee and should not be used for this market.

How to Start a Short-Term Rental Business in Morristown, Tennessee

Zoning Due Diligence:
- Verify the zoning district at your subject property (Residential, TA Tourist Accommodation, Business, Industrial, etc.). Use the City’s official Zoning Map (see Source Links below) and contact the Planning Department if needed.
- Confirm whether STR activity is a permitted use or requires Special Use Permit/Site Plan Review.
- For Tourist Accommodation districts and lodging operations, consult Chapter 16 (TA) and related provisions (e.g., Bed & Breakfast in R-2, Chapter 6).
- Confirm setbacks, lot coverage, height, and parking. Off-street parking requirements are in Chapter 31 (Parking Regulations).
- Verify signage limits for STR advertising; signage is regulated in Chapter 29.
- Confirm outdoor lighting standards (Chapter 32), landscaping/buffers (Chapter 33), and any historic overlays.
Permitting & Approvals:
- Building Permit: Typically required for new structures, additions, or changes of use. See Chapter 19.
- Certificate of Occupancy (CO): Required before occupying; Chapter 19-1904.
- Special Use Permit/Use on Review: If applicable by district (e.g., lodging in R-2) or site plan requirements. Review Chapter 2 and specific district provisions (e.g., “Uses Permitted on Review”).
- Sign Permit: If placing freestanding or building-mounted signs. Apply under Chapter 29.
- Lighting Plan: Required for exterior lighting per Chapter 32.
- Landscape/Buffer Plan: For nonresidential/commercial projects per Chapter 33.
State-Level Compliance:
- Register on STR platforms (Airbnb, Vrbo, etc.) and obtain a Tennessee sales tax number.
- File and remit sales tax and state business tax. Follow Tennessee Department of Revenue guidance for transient lodging.
Neighborhood Fit:
- Check CC&Rs and HOA rules for STR restrictions. Consider parking, noise, trash, and occupancy.
- Standard hospitality practices: guest communications, 24/7 contact, local rules posted in-unit, cleaning and safety standards.

Required Documents, Permits, Licenses, and Guidelines

City/County
- Completed Building Permit application and approved plans (Chapter 19).
- Certificate of Occupancy (Chapter 19-1904).
- Special Use Permit/Use on Review application (as applicable).
- Site Plan (with off-street parking compliance, Chapter 31).
- Sign Permit and approved sign plan (Chapter 29).
- Exterior lighting plan and cut sheets (Chapter 32).
- Landscape/buffer plan (Chapter 33).
- Floodplain documentation if applicable (Chapter 22).
- Airport zoning compliance if near Moore-Murrell Field (Chapter 24).
State of Tennessee
- Tennessee sales tax registration and monthly filings for transient lodging.
- State business tax registration and filings (as applicable).
Internal/Investor Documents
- Property deed/municipal verification of zoning.
- HOA/cc&r review and written approvals.
- Safety, cleaning, and guest communication protocols.

Specific Regulations (City, County, and State)

City of Morristown Zoning

Zoning Ordinance last revised March 5, 2024 (source below).
Nonconforming uses may continue; new STRs must comply (14-208).
Allowed districts and typical considerations:
- Residential districts (R-1, RD-1, RD-2, R-2, R-3): Confirm if STR is allowed by-right, on review, or prohibited. Bed & Breakfast operations are addressed within R-2 (14-612).
- TA (Tourist Accommodation) District (Chapter 16): Supports lodging/tourist uses. Review permitted uses, setbacks, height, and district standards.
- Business/Commercial Districts (LB, IB, CB): Commercial lodging may be appropriate; verify permitted uses and parking.
- Industrial Districts (LI, ALI, HI): Generally not suitable for lodging; confirm uses and special approvals.
Parking (Chapter 31): Off-street parking required; verify district standards and loading.
Signage (Chapter 29): Sign permits required; limits on sign types, size, and lighting.
Lighting (Chapter 32): Cutoff requirements, shielding, and plan approval for exterior lighting.
Landscaping/Buffers (Chapter 33): Minimum site landscaping and buffer requirements for commercial/industrial sites.
Floodplain (Chapter 22): Compliance required for development in flood hazard areas.
Airport Overlay (Chapter 24): Additional use and height restrictions within airport zones.

Hamblen County

County-level STR permitting and tax collection may apply outside city limits. If your property is not within the City of Morristown, check with the County zoning office for applicable rules and contact Hamblen County for business tax and any permitting. If inside the City, City zoning applies.

State of Tennessee

Sales tax applies to transient lodging; register with Tennessee Department of Revenue and file monthly.
State business tax may apply to lodging operators.
Property tax and local business tax regimes may also apply depending on structure and receipts.

Contact Information (Local Authority in Charge of STRs/Zoning)

Mailing Address: City of Morristown, Tennessee, 100 S. Church Street, Morristown, TN 37813
Planning Department: Phone: 423-581-0100
Building/Permits: Phone: 423-581-0100
Main City Line: Phone: 423-586-4260
Website: www.morristowntn.gov/
Zoning Map (official): www.morristowntn.gov/departments/planning/zoning/zoning-map/
Zoning Ordinance PDF (Mar 5, 2024): cms1files.revize.com/morristown/Dev&Planning/Zoning%20Ordinance/Zoning_Ordinance%20March%205%202024.pdf
Tennessee Department of Revenue (transient lodging tax): www.tn.gov/revenue.html

Zoning/Planning Point of Contact

For zoning interpretation, special use permits, site plan review, signage, lighting, and landscape submittals, call the Planning Department at 423-581-0100 and reference the Zoning Ordinance.

Source Links

City of Morristown Zoning Ordinance (Revised Mar 5, 2024): cms1files.revize.com/morristown/Dev&Planning/Zoning%20Ordinance/Zoning_Ordinance%20March%205%202024.pdf
City of Morristown Zoning Map: www.morristowntn.gov/departments/planning/zoning/zoning-map/
City of Morristown Official Website: www.morristowntn.gov/
Morristown zoning rules limit short-term rentals (Vermont article for context only): www.vtcng.com/news_and_citizen/news/local_news/morristown-zoning-rules-limit-short-term-rentals/article_b667f532-8216-11ed-8d1f-1fec296fa9d7.html
Tennessee Department of Revenue (sales/business tax for transient lodging): www.tn.gov/revenue.html

Key Takeaways:

STRs are allowed in Morristown, TN as a matter of state law and local zoning; confirm the specific zoning district and permitted uses for each property.
Expect to obtain a Building Permit and Certificate of Occupancy and comply with parking, signage, lighting, and landscaping standards.
Register for state sales tax and any applicable business taxes; file monthly.
Verify HOA/cc&rs, which may impose stricter limits than zoning.
Nonconforming uses are protected; new uses must meet current regulations.

What do Airbnb hosts actually earn in Morristown?

Morristown hosts earn a median $27,427/year with $148 ADR and 58% occupancy.

Top performers pull in $36,238+ per year.

See the full Morristown market breakdown

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Ask the AI Advisor about Morristown

Morristown is a city of approximately 30,000 residents that straddles Hamblen and Jefferson counties in the rolling foothills of northeastern Tennessee. It functions as the commercial and retail hub for a multi-county region, with a downtown that blends older storefronts with newer development, and it sits about 45 miles east of Knoxville, with Interstate 81 and U.S. Route 25E passing through the area. The city is best known as a convenient base for travelers exploring the southern Appalachians, the Tennessee Valley lakes, and the western approaches to the Great Smoky Mountains, and its central location between Knoxville and the Tri-Cities makes it a natural stopover for road-trippers and outdoor enthusiasts alike.

A short drive west of town brings visitors to Cherokee Lake, a long, irregular reservoir created by the Tennessee Valley Authority that winds through the surrounding countryside. Anglers come for smallmouth bass and crappie, while boaters, skiers, and kayakers use the lake throughout the warmer months. The lake also anchors Panther Creek State Park, where roughly 1,400 acres of hardwood forest meet the water with hiking trails, picnic areas, a swimming beach, and a campground — all within about 15 minutes of downtown Morristown. Great Smoky Mountains National Park, the most-visited national park in the country, lies roughly 60 to 75 minutes to the south and gives the city a second major draw for nature-oriented travelers.

History-minded visitors have plenty to explore in the surrounding area as well. Davy Crockett Birthplace State Park sits along the Nolichucky River just north of Morristown, near the community of Limestone, and preserves a reconstructed log cabin and family homestead tied to the legendary frontiersman. A bit farther afield in Greeneville, the Andrew Johnson National Historic Site — maintained by the National Park Service — includes the 17th president's tailor shop, his home, and his burial place, all within a short walk of one another. The streets of Morristown's own downtown also reward a slower pace, with locally owned restaurants and shops clustered around the city's central square and a calendar of community events that give the area a traditional, small-city feel.

Taken together, Morristown offers a relaxed, small-city atmosphere with quick access to some of the most-visited outdoor and historical destinations in the southern Appalachians. Its mix of affordability, geographic centrality, and proximity to the Smokies, TVA lakes, and state parks makes it an appealing base for travelers — and a market worth considering for owners of short-term rentals catering to road-trippers, families, and outdoor recreationists passing through the region.