Where are nightly (short-term) rentals allowed in Park City?
Nightly rentals—any stay under 30 days—are allowed only in certain zones, and they require a license: a City of Park City Nightly Rental License inside city limits (zip 84060), or a Summit County Nightly Rental License in the Snyderville Basin and unincorporated county (zip 84098). But zoning is only half the answer. An HOA or condo's CCRs can prohibit rentals even where the city or county permits them. Canyons Village and much of Old Town are rental-friendly, while Prospector, Promontory, and many luxury HOAs restrict or ban them. Always verify both the zoning and the HOA before you buy.
The single most expensive mistake a Park City buyer can make is assuming the property they just fell in love with can be rented—then discovering after closing that it can't.
It happens more than you'd think. Someone buys a beautiful condo expecting to cover part of the carrying cost with nightly rental income, only to learn the HOA enforces a 30-day minimum. The investment math falls apart overnight, and there's no undoing it.
This is one of the most common questions buyers in our market are asking right now, and for good reason. Park City is one of the most segmented luxury markets in the country. Whether you can rent a property nightly isn't a Park City question—it's a this exact address question. Here's how to get a real answer before you write an offer.
Two jurisdictions, two licenses
The first thing to understand is that "Park City" isn't a single regulatory area. Where your property sits determines which government you answer to, and they don't share the same rules.
- Inside Park City limits (zip 84060): Old Town, Deer Valley, and the resort core. Nightly rentals here require a City of Park City Nightly Rental License, and they're only permitted in certain zones.
- Snyderville Basin and unincorporated Summit County (zip 84098): Canyons Village, Kimball Junction, Pinebrook, Jeremy Ranch, Silver Springs, and more. Nightly rentals here require a Summit County Nightly Rental License, again only in zones where they're a permitted use.
In both jurisdictions, "nightly" or "short-term" means any stay under 30 days. Rent for a month or longer and you're in a different category with different rules. That 30-day line is the one that matters most, and it's exactly where many HOAs draw their own boundary too.
Zoning says yes, but the HOA gets the final word
Here's the part that catches people. Even when the city or county zoning allows nightly rentals, the HOA or condo association can still prohibit them. Zoning permission and HOA permission are two separate gates, and both have to open.
You can buy a unit in a short-term-rental-friendly zone and still be barred from renting it because the building's CCRs—the recorded covenants, conditions, and restrictions—set a 30-day minimum. The zoning map won't warn you. The listing might not either. The only reliable way to know is to read the governing documents for that specific association before you close.
This is exactly the kind of due diligence we walk our clients through before they ever write an offer on a property they intend to rent. The answer lives in the CCRs, not in a general assumption about the neighborhood.
Where nightly rentals work, and where they don't
With the "verify everything" caveat firmly in place, here's how the major areas generally break down. Use this to orient yourself, not as a substitute for checking the specific parcel and HOA.
Generally rental-friendly
- Canyons Village. One of the clearest nightly-rental-friendly areas in unincorporated Summit County. Booking demand is strong, professional management is available, and reported cap rates run in the 5 to 7 percent range, with nightly rates often $600 to $900 depending on the property. This is a core area for buyers shopping specifically for rental performance.
- Old Town overlay. Much of the Old Town area supports nightly rentals, which is part of why walkable, ski-adjacent Old Town properties hold such strong demand. Confirm the exact parcel's zoning with the City of Park City planning department.
- Prospector Square. Certain commercially-zoned and lodging-style units here allow nightly rentals, with more modest nightly rates and steady year-round traffic.
Generally restricted or banned
- Prospector (residential). Many residential parcels here prohibit nightly rentals by zoning outright. The Square and the residential streets are not the same thing.
- Promontory. This private golf community typically restricts short-term rentals or allows only limited, hosted stays. Buyers drawn to Promontory are generally there for the club and the lifestyle, not rental income.
- Many luxury and ski HOAs. A number of high-end associations across Deer Valley, Empire Pass, and elsewhere impose 30-day minimums regardless of what the underlying zoning permits.
If rental income is part of your purchase thesis, the area you choose changes the entire equation, and so does the building within that area. A local market analysis that pairs zoning, HOA rules, and realistic rental projections is the only way to know what a specific property will actually do. That's a number we run with clients block by block.
A note on the MLS "nightly rentals allowed" field
The Park City MLS includes a "nightly rentals allowed" field, and it's genuinely useful, but treat it as a flag to investigate, not a guarantee. It should always be verified against current zoning and the property's HOA CCRs before you close. We've seen the field and the governing documents disagree, and at that point only the documents matter. When you're buying for rental use, confirmation in writing is worth far more than an assumption.
Whether you're weighing a second home or vacation property in Park City, comparing ski properties, or running the numbers on a pure rental play with a real estate investment analysis, settle the nightly-rental question before you fall in love with a floor plan—not after.
Frequently Asked Questions
Do I need a license to rent my Park City home nightly?
Yes. Inside Park City limits (zip 84060) you need a City of Park City Nightly Rental License, and in the Snyderville Basin and unincorporated Summit County (zip 84098) you need a Summit County Nightly Rental License. A nightly or short-term rental is any stay under 30 days, and the license requires annual renewal plus a safety inspection.
Can an HOA ban nightly rentals even if the zoning allows them?
Yes, and this is the trap that catches the most buyers. Zoning permission and HOA permission are two separate gates, and both have to say yes. Even in a zone that allows nightly rentals, a homeowners association or condo's CCRs can prohibit or restrict stays under 30 days, so confirm both before you buy.
Which Park City areas are best for nightly rentals?
Canyons Village is one of the clearest short-term-rental-friendly areas in unincorporated Summit County, with strong nightly rates and reported cap rates around 5 to 7 percent. Much of the Old Town overlay and parts of Prospector Square also support nightly rentals. Always verify the specific parcel's zoning and HOA rules, because permission changes block by block.
Where are nightly rentals restricted or banned in Park City?
Many residential parts of Prospector prohibit nightly rentals by zoning, and private golf communities such as Promontory typically restrict short-term rentals or allow only limited, hosted stays. Numerous luxury HOAs across the market impose 30-day minimums regardless of zoning, so a property can sit in a rental-friendly zone and still be off-limits.
Does a nightly rental affect my property taxes?
Yes. A property used as a nightly or short-term rental does not qualify for Summit County's primary-residence exemption, which taxes a primary home on just 55 percent of its market value. A rental or second home is taxed on the full value, so factor that higher tax burden into your return before you buy.
Before you write that offer
Whether a specific Park City property can be rented nightly comes down to its zone, its HOA, and the fine print in the CCRs—and those three don't always agree. Before you write an offer on anything you plan to rent, it's worth confirming all three in writing.
If you're looking for luxury real estate in Park City or anywhere across the Wasatch Back, we're happy to consult on the market and help you assess your options. We can pull the exact nightly-rental status for any specific address or subdivision. Reach out to schedule a private consultation with our team.
About David Lawson
David Lawson is the founder of the Lawson Real Estate Team, a luxury real estate group serving Park City and the greater Wasatch Back, including Hideout, Midway, Heber, and Kamas. He leads a team that has closed more than 3,920 transactions and earned recognition as the #1 eXp Realty team in Utah (2022–2025) and previously the #1 Engel & Völkers team worldwide (2019, 2021). David and his team specialize in high-end mountain properties—from single family homes and new construction to ski-in/ski-out vacation properties and short-term rental investments—guiding buyers and sellers through one of the most segmented luxury markets in the country.
