Beaufort Vacation Property Management

STR Restrictions & Permitting

Understanding Short-Term Rental Regulations in the Lowcountry

Short-term rental (STR) regulations in the Beaufort, SC area are not one-size-fits-all. The City of Beaufort, unincorporated Beaufort County, and the Town of Port Royal each operate under their own zoning ordinances, permit processes, and rental caps — and all three sit on top of South Carolina's state licensing and accommodations tax requirements. An owner who buys a property intending to operate it as a vacation rental in one jurisdiction may find an entirely different set of rules — or no availability at all — just a few miles away.

Because these ordinances are actively evolving across the Lowcountry, Stinger Home Management tracks each jurisdiction's requirements on behalf of our owners and handles permit applications, renewals, and accommodations tax compliance as part of our short-term rental management services. Below is a general overview by jurisdiction. Because caps, fees, and application requirements are subject to change, we recommend confirming current availability directly with the applicable office, or contacting our team before purchasing a property with STR use in mind.

City of Beaufort Short-Term Rental Permit Requirements

Any rental of a whole home, room, carriage house, or accessory dwelling unit for stays of fewer than 30 days is considered a short-term rental under City of Beaufort ordinance and requires approval before it can legally operate.

Permit process:

1. Submit a Short-Term Rental Conditional Use Application to the City's Business Licensing Department ($100 application fee), including a copy of the rental agreement, a property management plan, and a fire alarm monitoring contract.
2. Pass a required safety inspection ($50 fee), scheduled through the Business Licensing Department at 843-525-7041.
3. Obtain and annually renew a City of Beaufort business license.

Zoning caps and restrictions: The City has amended its Short-Term Rental Ordinance (Sec. 3.6.2.C.2) to limit rental saturation by neighborhood. As most recently revised, the National Historic Landmark District is capped at approximately 3% of allowable parcels, with other residential neighborhoods citywide capped at approximately 4%, and The Point maintaining its existing prohibition (with a small number of grandfathered properties). Additional rules include a 300-foot separation between licensed short-term rental properties, one license per property lot, and a "three strikes" enforcement policy that can lead to suspension or revocation of a rental license. Because several neighborhoods are already at or near capacity, new applications in saturated areas may face a waitlist.

Learn more / official source: City of Beaufort – Short-Term Rentals

Beaufort County Short-Term Rental Permit Requirements (Unincorporated Areas)

Properties located outside city and town limits — including much of the Sea Islands, Lady's Island, St. Helena Island, and other unincorporated communities — fall under Beaufort County's zoning and business license requirements rather than a municipal ordinance.

Permit process:

1. Submit a Short-Term Rental Zoning Permit application to the County's Planning/Zoning Department (shorttermrentals@bcgov.net).
2. The path from there depends on the property's zoning district:
   • Permitted-use districts (C4, C5): apply directly through the Zoning Administrator.
   • Special-use districts (T2, T3, T4, C3): require a pre-application meeting, followed by review from the County's Staff Review Team and approval by the Zoning Board of Appeals.
   • Not permitted: Community Preservation Zoning Districts and the MCAS Beaufort Airport Overlay District (Accident Potential Zones 1–2 and Noise Zone 3).
3. Once zoning approval is granted, complete a Rental Accounts Only business license registration with the County's Business Services office.
4. Obtain a South Carolina Department of Revenue Retail License and register to collect state and local accommodations tax.

Applications must be signed by all current property owners, include the parcel's tax map number, dwelling type, and maximum bedroom count, and may require a Restricted Covenants Affidavit. Short-term rental zoning permits are subject to annual renewal, and no occupancy is permitted until all requirements are satisfied.

Learn more / official source: Beaufort County – Short-Term Rentals (Zoning)

Town of Port Royal Short-Term Rental Permit Requirements

Port Royal has seen rapid short-term rental growth in its historic downtown neighborhoods, and in December 2024 the Town Council responded by capping short-term rentals at 6% of residentially owned properties townwide, citing significant saturation in downtown neighborhoods. As of the ordinance's passage, Port Royal had roughly 110 licensed short-term rentals, up from about 70 just a few years earlier — meaning availability under the cap should not be assumed and is worth confirming before a purchase.

Permit process: Short-term rental operators must complete the Town's Short-Term Rental Application Packet and obtain a Town of Port Royal business license before renting a property for stays of less than 30 days. Because Port Royal's short-term rental ordinance has been actively revisited by a dedicated Town task force, owners should confirm current cap status, application requirements, and fees with the Town before applying.

Learn more / official sources: Port Royal – Business License | Port Royal – Short-Term Rental Task Force | Port Royal – Forms & Documents

South Carolina State Requirements

In addition to local permitting, every short-term rental in South Carolina operates under the South Carolina Vacation Rental Act (rather than the Residential Landlord and Tenant Act, which governs longer-term leases) and is subject to state tax registration:

• A South Carolina Department of Revenue (SCDOR) Retail License is generally required to collect and remit state accommodations tax, unless the rental is booked and paid exclusively through a licensed property management company or an online marketplace that remits tax on the owner's behalf.
• Short-term rental income is subject to the state's accommodations tax structure — currently a 2% accommodations tax plus applicable state and local sales tax — filed electronically through MyDORWAY.

Learn more / official source: SCDOR – Accommodations Tax

How Stinger Home Management Helps

Navigating three different sets of zoning rules, permit caps, and tax obligations is one of the most common reasons Beaufort-area owners choose to work with a professional short-term rental manager. Stinger Home Management assists owners with permit applications and renewals, business license compliance, and accommodations tax remittance across the City of Beaufort, Beaufort County, and the Town of Port Royal — so owners can operate with confidence and avoid fines, license revocation, or an unexpected waitlist.

This page is provided as general information and is not legal advice. Short-term rental ordinances in the Beaufort area are subject to change; contact Stinger Home Management or the applicable jurisdiction directly to confirm current requirements before purchasing or operating a short-term rental.