Are you planning to run an Airbb or vacation rental in Metro Atlanta? The rules vary significantly depending on the city or county. Some cities welcome short-term rentals (STRs) with permits and restrictions, while others ban them altogether.
Here's a detailed breakdown of where STRs are allowed, regulated, or prohibited across Metro Atlanta:
Cities Allowing Short-Term Rentals (With Restrictions)
City of Atlanta (Fulton/DeKalb County)
- Allowed with a city license (effective March 2022)
- Limit: 2 properties per person (must include primary residence)
- License must be posted on all listings
- Occupancy: 2 adults per bedroom
- Taxes: Hotel/motel tax applies
- Renewal: Annual
Smyrna (Cobb County)
- Allowed with STR license and business tax certificate
- Cap: 180 rental nights per year
- Occupancy: 2 adults/bedroom + 3 (Max 11 for 4BR)
- Parking: Must be on approved surfaces
- Enforcement: 3 violations in 24 months = 1-year suspension
Marietta (Cobb County)
- Partially allowed - no formal ordinance yet
- Investment STRs not permitted in residential zones
- Only owner-occupied or mixed-use properties allowed
- Regulations under review by City Council
Unincorporated Cobb County (Vinings area)
- Allowed with county STR certificate
- Occupancy: 1 person per 390 sq. ft.
- Parking: 1 space per bedroom + 1 extra
- Annual permit renewal; $55 fee
Kennesaw (Cobb County)
- New ordinance in July 2025
- Cap: 150 total STR licenses
- Max 2 licenses per owner
- Spacing: 250 ft between STRs
- Existing hosts (pre-ordinance) may be exempt with proof
- Fee: $250/year
Woodstock (Cherokee County)
- STRs allowed since 2019
- Requires home business license + hotel/motel tax
- Up to 5 bedrooms allowed
- HOA approval may be required
- Subject to safety inspections
Sandy Springs (Fulton County)
- Strictest regulations
- Cap: 100 rental days/year
- Only 1 rental at a time if owner is off-site: 2 if present
- License + Hotel Tax required
- Local contact required for emergencies
- Actively monitored by city
Roswell (Fulton County)
- New STR ordinance passed June 2025 (enforced Jan 2026)
- Annual license + Fire Marshal inspection
- Local agent must be available within 2 hours
- Occupancy: 2 guests/bedroom + 2 (Max 12)
- Focus: safety, neighborhood preservation
Alpharetta (Fulton County)
- Ordinance No. 881 (effective Jan 2025)
- One STR license per owner
- Spacing: No adjacent STRs on same street
- Subdivision cap: 1 per subdivision or 5% of lots
- HOA approval required
Decatur (DeKalb County)
- STR permits launching in 2025
- Permit Fee: $125/year
- Occupancy: 2 guests/bedroom + 2 (Max 10 overnight)
- Day visitors limited; total on-site max = 14
- Local manager required on-site within 1 hour
Brookhaven (DeKalb County)
- Primary residence only
- Max 180 rental days/year
- Permit required
- 2+ code violations = permit revoked
- No investor-run STRs allowed
Duluth (Gwinnett County)
- STR ordinance effective 2023
- Density caps: 1 STR per 2-4 units in multifamily
- Permit + quiet hours + occupancy/parking rules
- Annual review of ordinance
Suwanee (Gwinnett County)
- No formal STR ordinance (as of 2025)
- Operates under general zoning/business laws
- STRs exist but without a city-issued permit
- Avoid zoning violations and neighbor complaints
Other Notable Areas
- Chamblee, Clarkston, Doraville, Tucker: No specific STR ordinances
- Lilburn: STRs allowed under B&B rules (owner must live on site)
- Stone Mountain: STR allowed with home occupation certificate (max 3 guest rooms)
- Unincorporated Gwinnett: STR policy under review; task force formed
Cities That Restrict or Prohibit Short-Term Rentals
Johns Creek (Fulton County)
- Short-term rentals banned
- Rentals <30 days not allowed in residential zones
- Violations: Up to $1,000 fine
Dunwoody (DeKalb County)
- Prohibited in residential zoning
- <30-day rentals are illegal
- Enforcement is complaint-based (some listings still exist)
Peachtree Corners (Gwinnett County)
- Rentals under 31 days banned
- Ordinance aims to preserve neighborhood stability
Milton (North Fulton County)
- No STRs allowed in residential zones
- Rural-suburban character prioritized
Brookhaven & Marietta (Partially Prohibited)
- Brookhaven: Only owner-occupied homes allowed (no investors)
- Marietta: No full-time STRs in residential zones; rules pending
Unincorporated Gwinnett County
- STRs treated as a conditional use in residential areas
- Permit required; not all areas approved
- Task force working on formal policy
Final Thoughts: What to Know Before Hosting
Metro Atlanta's approach to short-term rentals is a patchwork of policies-some cities are welcoming (like Atlanta, Woodstock, or Alpharetta), while others remain restrictive (like Johns Creek or Dunwoody). If you're considering becoming a host:
- Check your city's specific rules
- Apply for proper licensing
- Comply with occupancy, noise, parking, and spacing rules
- Be aware of enforcement and penalties
For the latest updates, always consult your local city or county website before listing your property on Airbnb, VRBO, or similar platforms.
