Georgia Short-Term Rental Rules by City: Savannah, Atlanta, Kennesaw, Smyrna, Cherokee, Gwinnett
Georgia Short-Term Rental Rules by City: Savannah, Atlanta, Kennesaw, Smyrna, Cherokee, Gwinnett
Georgia does not have a statewide short-term rental license. Whether you can list a home for short stays, and what you must file to do it, is decided by the city or county where the property sits. Several major markets in the state have adopted their own rules in the last few years, and some of those rules are still being phased in. This guide covers the local layer for six markets and explains what to confirm with each issuer before you accept a booking.
Two points apply everywhere. First, a local rental certificate is usually only one of the approvals you need. Most places also require a business license, which Georgia calls an occupation tax certificate, on top of the rental certificate. Second, a state tax registration is not permission to rent. A Department of Revenue account does not override a city or county rule that restricts short-term rentals.
How Georgia Local Rules Work
Georgia has 159 counties and about 537 cities and towns. Each one sets its own formula, deadlines and prerequisites for short-term rentals and for business licensing. A property inside city limits is governed by that city, and a business inside a city pays the city, not the county. More than half of Georgians live outside any city, so for them the county is the issuer. Because the rules follow the parcel, the first step is always to confirm which jurisdiction the property is in.
The table below summarizes the approvals covered in this guide. The sections that follow give the details and the open items to confirm.
| Jurisdiction | Local short-term rental approval | Key points |
|---|---|---|
| Savannah | STVR certificate, allowed only in the STVR Overlay District | 20% per ward cap in two historic districts; waiting list |
| Atlanta | City short-term rental license | Limits and fees have changed; confirm with the city |
| Kennesaw | Short-Term Rental Certificate plus city business license | Life Safety Inspection; 8% excise tax |
| Smyrna | Short-Term Rental License plus Occupational Tax Certificate | Online portal; homestead proof for owner-occupied homes |
| Cherokee County (unincorporated) | Short-term rental certificate under Chapter 18 | $50 application fee |
| Gwinnett County (unincorporated) | Annual short-term rental license | Adopted April 14, 2026; enforcement reported to begin April 14, 2027 |
Savannah
Savannah regulates short-term vacation rentals (STVRs), which the city defines as a rental of up to 30 consecutive days. STVRs are limited to the STVR Overlay District, so a home outside that district cannot be used as one. In the Downtown Historic and Victorian Historic Districts, a 20% per ward cap applies to non-owner-occupied parcels. The cap took effect September 29, 2017. Many wards are already at the cap, and applicants who cannot get a permit are placed on a first come, first served waiting list.
Savannah's rules also include these requirements:
- Owner-occupied means the principal dwelling is the owner's primary and usual place of residence.
- Occupancy is limited to 4 adults for units of two bedrooms or fewer, and 2 adults per bedroom for units of three or more bedrooms.
- Advertising must include your certificate number and a rental agreement.
- Certificates are not transferable, so a buyer of the property must obtain their own.
- Zoning Confirmation Letter costs $50 and is a useful check before you buy or list a property.
The STVR application and renewal fees were not confirmed for this guide. Check with the City of Savannah before you budget for the application.
Atlanta
The City of Atlanta requires a short-term rental license, and the city's rules have changed more than once. Reports have put the annual fee at $150, but proposals for higher fees and additional insurance requirements have also been reported. Sources also disagree on whether the limit on a primary residence plus one additional property remains in force. Do not rely on a cap or fee figure from a blog post or forum. Check the current ordinance and license with the City of Atlanta before you advertise a rental in the city.
Kennesaw
Kennesaw's short-term rental rules are in Chapter 22, Article XIII of the city code. An owner needs both a Kennesaw business license and a Short-Term Rental Certificate from the Business License Office before advertising or operating. The application includes these requirements:
- An application fee of $250 and an inspection fee of $90
- An 8% hotel motel excise tax, collected and remitted to the city
- A Life Safety Inspection by a city building inspector
- A notarized agent acknowledgement affidavit and a verification of notice affidavit
- Proof that notice was sent to interested parties
- Proof of ownership and liability insurance
- A 24 hour local contact
- Occupancy, parking and noise limits, with the certificate posted inside the unit
Certificates expire December 31. Renewal requires proof that the excise tax was paid for every active rental month. The ordinance also sets a two property maximum and a 250 foot distance requirement that applies to other rentals. Confirm how the distance rule applies to your parcel with the Business License Office.
Properties already operating before January 1, 2025 could register as nonconforming within 90 days of the ordinance's October 1, 2025 effective date, and they had to comply by December 31, 2025. Both windows have closed. Nonconforming status ends on a sale of the property, when the property sustains 50% damage, or after 12 months without a rental.
Smyrna
Smyrna requires both a Short-Term Rental License and an Occupational Tax Certificate. Both are applied for through the online portal run by Community Development. The ordinance is Article XI of Chapter 22. Expect to submit:
- Proof of liability insurance
- A code compliance verification form
- An agent form
- Proof of ownership
- For owner-occupied homes, a homestead exemption or an affidavit
Confirm the current fee with the City of Smyrna's Community Development department before you apply.
Cherokee County (Unincorporated)
Unincorporated Cherokee County requires a short-term rental certificate under Chapter 18 of the county code. The chapter was adopted September 7, 2021. The application fee is $50 and is submitted through the Development Service Center. A property inside a city in Cherokee County follows that city's rules, not the county's, so confirm the jurisdiction before you apply.
Gwinnett County (Unincorporated)
The Gwinnett County Board of Commissioners adopted a short-term rental license on April 14, 2026. It applies only to unincorporated Gwinnett County, and enforcement is reported to begin April 14, 2027. The program calls for:
- An annual license
- A local agent who lives in Gwinnett County or an adjacent county
- Periodic inspections, run through a third party vendor
The fee has not been published. Check with Gwinnett County Planning and Development for the amount and application steps. Cities inside Gwinnett County make their own rules, so a property inside a city limit must follow that city's requirements.
Tybee Island, Thunderbolt, Dahlonega and Jekyll Island
Tybee Island, Thunderbolt and Dahlonega have their own certificates or fees. Those figures were not confirmed for this guide, so check with each city before you list a property there. Jekyll Island is a state authority area, so check with the Jekyll Island Authority rather than a city or county office.
The State Hotel-Motel Fee and Lodging Taxes
The Georgia Department of Revenue's rule 560-13-2-.01 sets a $5.00 per night state hotel-motel fee collected by innkeepers. Check with the Georgia Department of Revenue whether your rental falls under it. Cities add their own lodging taxes, such as the Kennesaw excise tax described above. For the full statewide tax and fee picture, including state sales tax and platform collection, read the statewide short-term rental guide on this site.
The Local Business License (Occupation Tax Certificate)
Georgia issues no general statewide business license. The Secretary of State issues none, and a Department of Revenue sales tax registration is not a business license. The local license is an occupation tax certificate, often called a business license. The city issues it, or the county does for unincorporated areas, under O.C.G.A. Title 48, chapter 13. Each locality sets its own formula and dates. Private employers with more than 10 employees must file an E-Verify affidavit to get the local certificate (O.C.G.A. 36-60-6).
A business registers its entity with the Secretary of State. If your rental is held in an LLC, the Articles of Organization cost $110 total, online or on paper, through the Georgia Secretary of State Corporations Division. Register with the Department of Revenue through the Georgia Tax Center if you sell taxable goods or have employees. Sales tax registration is free. The state sales tax rate is 4%, and combined state and local rates run from 6% to 9% by county and city, with Atlanta at 8.9%. For more on entity and license steps, read the Georgia business license guide on this site.
How to Find Your Jurisdiction
Look up the property address, not the mailing address. Mailing addresses often show a city name even when the parcel sits outside city limits, and the reverse can also be true. Use the property address to confirm whether the parcel is inside a city. Then contact that city, or the county for unincorporated land, and ask for the short-term rental and business license requirements in writing. Keep the written answer with your application file.
HOAs and Leases Still Apply
A homeowners association covenant or a lease can ban short-term rentals even when you hold a city or county license. Review your deed restrictions, HOA rules and any lease terms before you apply. A local license does not override a private restriction.
Official Resources
- Georgia Secretary of State, Corporations Division
- Georgia Department of Revenue
- Georgia Tax Center
- Georgia Small Business Development Center at the University of Georgia
This guide is informational content, not legal or tax advice. Ordinances, fees and deadlines change, and several figures above are unconfirmed and must be checked with the issuing agency. Consult a qualified attorney or CPA for your situation before you list a property or form an entity.