Savannah STVR Hosts: The Complete Guide to Permits, Ward Caps & Compliance in 2026

20%

Per-ward cap on non-owner STVRs

Most downtown wards have already hit the cap — new non-owner permits face an indefinite waitlist

Savannah is one of the most regulated short-term rental markets in the Southeast. The city restricts STVRs to a narrow overlay district, caps permits at 20% of residential parcels per ward, charges $400 just to apply, and requires annual renewals. If you're operating — or thinking about operating — a vacation rental here, you need to understand every rule before you spend a dollar.

Here's the complete guide to Savannah STVR compliance in 2026.

Where can you legally operate an STVR?

Savannah restricts all STVR operations to the STVR Overlay District, which covers only three historic areas. Outside these districts, short-term rentals are prohibited in residential zones (with narrow exceptions for B-C, B-N, B-L, and A-1 commercial/agricultural zones).

Downtown Historic District

Non-owner and owner-occupied STVRs allowed. Subject to 20% per-ward cap for non-owner properties. Most wards are currently capped.

Victorian District

Same rules as Downtown. Non-owner STVRs allowed but subject to the 20% ward cap. Owner-occupied exempt from cap.

Streetcar District (TN-2)

Owner-occupied only. Must have 2+ dwelling units, one of which the owner must occupy. No non-owner STVRs permitted.

Most wards are already capped

As of 2026, nearly every ward in the Downtown and Victorian districts has reached the 20% cap for non-owner-occupied STVRs. If you want a non-owner STVR certificate, you'll need to join a waitlist that could last months or years. The city contacts waitlist applicants on a first-come, first-served basis when an opening occurs.

The 20% ward cap, explained

Savannah's ward system dates back to the city's founding. Each ward is a historic division roughly corresponding to a square with its surrounding blocks. The city caps non-owner-occupied STVRs at 20% of residential parcels within each ward.

Owner-occupied STVRs are exempt from the cap. If you live in the property, you can get an STVR certificate regardless of how many permits exist in your ward.
Properties grandfathered before September 28, 2017 can continue to renew even if the ward is over cap.
Property transfers of grandfathered STVRs are protected — new owners have 6 months to apply and won't be denied on cap grounds.
All applications filed after September 28, 2017 are subject to the cap. If the ward is full, you go on the waitlist.

For investors: buying a property with an existing STVR certificate

Properties with active non-owner STVR certificates are extremely valuable in Savannah because the permits are so scarce. However, certificates are non-transferable — the new owner must submit a new application within 6 months of purchase. Grandfathered properties get cap protection; post-2017 properties do not.

How much does it cost?

Fee type	Amount	Notes
New STVR application	$400	Non-refundable, even if denied
Annual renewal	$250	Non-refundable; certificate expires annually
Zoning Confirmation Letter	$50	Required to verify eligibility under NEWZO (2019)
Business Tax Certificate	Varies	Required before operating; obtained through Revenue Dept.
Local hotel/motel tax	8%	Increased from 6% in September 2023
State sales tax	7%	Remit monthly to GA Revenue Dept. by 20th of following month

Total tax burden for Savannah STVR operators: 15% (8% local + 7% state). Platforms like Airbnb and VRBO may collect the state sales tax on your behalf, but you're still responsible for the local hotel/motel tax.

Occupancy limits & operating rules

1–2 bedrooms: Maximum 4 adults
3+ bedrooms: Maximum 2 adults per bedroom
Bedrooms must meet building code. The Zoning Administrator can verify bedroom count — not every room you call a "bedroom" qualifies.
No exterior changes. You cannot alter the outside appearance of the dwelling or premises.
Parking required. Studios through 3-bedroom units must meet standard dwelling requirements. 4+ bedrooms require 1 additional space per 2 extra bedrooms.
Certificate number must appear on all advertising. Every print, digital, or internet listing must display your STVR certificate number.
Exemplar rental agreement must be posted in the property. A copy must also be submitted with your application.
Adjacent neighbors must be notified before an initial certificate is issued, including occupancy and parking details.

The application process, step by step

Savannah STVR compliance checklist

Verify your property is in the STVR Overlay District. Check the ArcGIS map on the city website. If your property's parcel ID starts with "2," you're in Savannah jurisdiction. If it starts with "1," you're in Chatham County (different rules).

Request a Zoning Confirmation Letter ($50). Since the NEWZO zoning overhaul in September 2019, this letter confirms your property's eligibility and parking requirements. Submit via eTRAC.

Check if your ward has reached the 20% cap. Visit the STVR Regulations page on savannahga.gov — the city publishes which wards are capped. If capped, submit the STVR Waiting List Form.

Gather your application documents. You'll need: STVR application form, Life Safety Compliance Verification Form, HOA affidavit (if applicable), proof of ownership, exemplar rental agreement, proof of insurance listing STVR use, and a photo of the property.

Submit application and $400 fee. Applications are processed through the STVR Registration Portal at str.deckard.com. The fee is non-refundable regardless of outcome.

Notify adjacent property owners. You must inform all adjacent owners about your STVR, including maximum occupancy and parking arrangements, before the city issues your certificate.

Obtain your Business Tax Certificate. After STVR approval, apply for a BTC through the Revenue Department. You cannot begin operating until you have both the STVR certificate and the BTC.

Set up tax accounts. Register with the City Revenue Department for 8% hotel/motel tax and the Georgia Department of Revenue for 7% state sales tax. Remit monthly by the 20th.

Post your certificate number everywhere. Add it to every Airbnb, VRBO, and online listing. Post the exemplar rental agreement inside the property. This is required — not optional.

Annual renewal: don't let your certificate lapse

STVR certificates expire after one year. Renewals are due within 30 days before expiration. The renewal fee is $250 (non-refundable). If you miss your renewal window, you'll need to re-apply as a new applicant — and if your ward is capped, you could lose your permit permanently.

You'll also need to re-submit proof of insurance listing STVR use with every renewal application.

Certificates are non-transferable

If you sell your property, the STVR certificate does not transfer to the new owner. The buyer must submit a brand-new application. For grandfathered properties (pre-September 2017), the new owner has 6 months and won't be denied on cap grounds. For all other properties, cap rules apply — meaning in a capped ward, the new owner may not be able to get a permit at all.

What about the Streetcar District?

The Streetcar District (TN-2 zoning) has its own set of rules that are more restrictive:

STVRs are owner-occupied only — you must live on the property.
The property must have two or more dwelling units.
One unit must be the owner's primary residence.
No non-owner-occupied STVRs are allowed, period.

This effectively limits Streetcar District STVRs to owners who live in a multi-unit building and rent out a secondary unit as a vacation rental.

Enforcement: complaints and penalties

Savannah actively enforces STVR regulations. The city operates a 24/7 complaint hotline at 912-226-0320 and an online Vacation Rental Complaint Portal through Deckard Technologies. Neighbors can report noise, parking violations, occupancy concerns, or suspected unlicensed operation at any time.

If your STVR agent changes (the local contact managing the property), you must notify the city within 5 business days.

The bottom line for investors

Savannah's STVR regulations create real scarcity — which is both the challenge and the opportunity. Properties with existing non-owner STVR certificates command a premium precisely because new permits are nearly impossible to obtain in capped wards. Average revenue for Savannah STVRs runs approximately $46,000/year with 66% occupancy at $192/night average daily rate.

If you're evaluating Savannah as a market, understand that regulatory compliance isn't just a checkbox — it's the competitive moat that protects your investment.

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Key contacts

Planning & Urban Design: savannahga.gov/1476/Short-Term-Vacation-Rentals
STVR Registration Portal (Deckard): str.deckard.com/ga-chatham-city_of_savannah
STVR Complaint Hotline: 912-226-0320 (24/7)
Planning email: planning@savannahga.gov
Office: 20 Interchange Drive, Administration Building, Savannah, GA 31415
Mailing: P.O. Box 1027, Savannah, GA 31402

Sources: City of Savannah Planning & Urban Design, Savannah STVR Ordinance (adopted 8/3/2017, amended 9/28/2017), Section 7.5 STVR Overlay District (NEWZO), Deckard Technologies STVR Portal. All information current as of March 2026. Regulations may change — verify details with the City of Savannah before making compliance decisions. This article is for informational purposes only and does not constitute legal advice.