Southern Utah STR Zoning Map Guide: Where Short-Term Rentals Are Allowed

Southern Utah's short-term rental regulations vary dramatically from one city to the next. A property that's fully legal to operate as an Airbnb in one jurisdiction might be prohibited three miles down the road. If you're investing in a short-term rental in this market, the first question isn't "what's the revenue potential?" — it's "can I legally operate here?"

This guide breaks down the STR zoning rules for every major jurisdiction in the Cedar City, Hurricane, and St. George corridor as of mid-2026. Use it as a starting point — always verify with the specific city or county planning department before committing capital.

Jump to Section

• Regional Overview
• Cedar City (Iron County)
• Hurricane
• St. George
• Washington City
• Ivins
• Santa Clara
• Springdale
• Washington County (Unincorporated)
• Iron County (Unincorporated)
• Side-by-Side Comparison Table
• What This Means for Investors

Regional Overview: The STR Patchwork

Southern Utah spans two counties (Iron and Washington) and more than a dozen municipalities, each with its own approach to short-term rental regulation. The landscape ranges from highly permissive (Cedar City, where STRs are allowed in all residential zones) to effectively closed (Springdale, which has imposed a moratorium on new STR licenses).

The general trend across the region is tightening. Cities that were wide open to STRs five years ago are now adding caps, spacing rules, and zone restrictions. For investors, this creates two dynamics: existing licensed properties become more valuable as supply is constrained, and due diligence on zoning before purchase becomes non-negotiable.

Cedar City (Iron County)

Factor	Details
STR Friendliness	HIGH — Most permissive in the region
Zones Allowed	All residential zones (R-1, R-2, etc.) for existing residential uses
License Required	Yes — rental dwelling license from the city
Cap / Spacing	No density cap or spacing requirement
Key Advantage	Balanced market with SUU demand, Shakespeare Festival, and outdoor recreation

Cedar City is the most accessible entry point for STR investors in southern Utah. The city takes a permissive approach, allowing short-term rentals in all residential zones as long as the owner obtains the required rental dwelling license. There are no density caps and no spacing requirements between properties.

The demand drivers are diverse: Southern Utah University brings year-round traffic, the Utah Shakespeare Festival drives summer tourism, and Cedar Breaks National Monument, Brian Head Resort, and proximity to Zion create a four-season draw. This makes Cedar City attractive for investors who want regulatory certainty without the caps and restrictions found in Washington County cities.

Hurricane

Factor	Details
STR Friendliness	MODERATE — Tightening, especially in SF zones
Zones Allowed	Resort zones, commercial zones, mixed-use; single-family residential with restrictions
License Required	Yes — STR business license ($160, includes inspection)
Cap / Spacing	3 per 1,000 residents; 300 ft spacing; 1 license per owner (SF zones)
Key Advantage	Sand Hollow proximity; resort-zoned communities designed for STR

Hurricane sits in a transitional position. The city has moved to restrict new whole-home STR licenses in single-family residential zones, though existing licenses are grandfathered. The cap of 3 STR licenses per 1,000 residents, combined with 300-foot spacing requirements, makes single-family zone licenses increasingly scarce.

The path of least resistance for investors is resort-zoned communities, particularly around Sand Hollow. These areas were designed with STR use in mind and face fewer restrictions. For a detailed breakdown of the permitting process, see our Hurricane STR Permits guide.

St. George

Factor	Details
STR Friendliness	RESTRICTIVE — Prohibited in most residential zones
Zones Allowed	Planned Development zones with STR provisions; single-family only on 2+ acre lots fronting major roads
License Required	Yes — STR permit through City of St. George
Cap / Spacing	500 ft spacing for SF exceptions; STRs in PD zones subject to development-specific rules
Key Restriction	Prohibited in single-family, mobile home, and agricultural zones

St. George is the most restrictive major city in the corridor for STR investors. Short-term rentals (stays under 30 days) are prohibited in single-family residential zones, mobile home zones, and agricultural zones. The only path to legal STR operation in a single-family home requires a lot of 2+ acres that fronts a major collector or arterial street (66-foot right-of-way), with 500-foot separation from any other STR — a combination that eliminates virtually all standard residential properties.

The practical STR market in St. George is concentrated in Planned Development communities designed for resort or vacation use: Sports Village, Las Palmas, and similar developments. These PD zones have their own STR provisions built into the development agreement. Recent amendments (Ordinance 2026-004, March 2026) further refined these rules.

If you're evaluating a property in St. George for STR, the first step is confirming it's in a PD zone with explicit STR provisions. Anything in a standard residential zone is almost certainly off-limits.

Washington City

Factor	Details
STR Friendliness	RESTRICTIVE — Recently tightened enforcement
Recent Changes	March 2025: mandatory business licensing for property management companies; stricter penalties
Fines	Up to $750/day for non-compliance; corporate fines up to $1,000
Key Risk	Active enforcement with significant financial penalties

Washington City has been moving aggressively to tighten STR enforcement. The March 2025 ordinance added mandatory business licensing for property management companies, a structured enforcement system, and daily fines of up to $750 for non-compliance. This signals a city that is serious about controlling STR growth and punishing unlicensed operators.

Investors considering Washington City properties need to verify both zoning eligibility and compliance infrastructure before purchasing. The enforcement environment means operating without proper licensing carries real financial risk.

Ivins

Factor	Details
STR Friendliness	MODERATE — Overlay districts only, under review
Zones Allowed	Short-Term Rental Overlay (STRO) districts; classified as "Recreational Resort - STRO" on land use plan
Current Status	Planning Commission reviewing new definitions and operating standards for STR zones
Key Risk	Regulations in flux; community pressure against expanding STR zones

Ivins uses a Short-Term Rental Overlay (STRO) district system rather than allowing STRs broadly across residential zones. Only properties within approved STRO areas can operate as short-term rentals. The city is actively reviewing its STR ordinance, with the Planning Commission working on new definitions to distinguish hotel/resort-style lodging from standalone short-term rentals.

Community resistance to STR expansion is significant in Ivins, particularly around concerns about commercial-scale operations in residential neighborhoods. This is a market where regulatory uncertainty adds investment risk — verify the overlay status of any specific property before proceeding.

Santa Clara

Factor	Details
STR Friendliness	MODERATE — Allowed with restrictions
License Required	Yes — residential rental business license from City of Santa Clara
Key Requirement	Owner or property manager must maintain active license; specific restrictions and requirements codified (Code 17.68.060)

Santa Clara allows short-term rentals under specific conditions with a residential rental business license. The city has codified STR restrictions and requirements under municipal code 17.68.060. Contact Santa Clara's planning department for zone-specific eligibility before purchasing.

Springdale

Factor	Details
STR Friendliness	CLOSED — Moratorium on new STR licenses
Moratorium	No new STR permits being issued (imposed 2022, still in effect)
Transient Lodging Overlay (TLO)	Type One (hotel-style) and Type Two (STR-style) classifications; limited to 5 new TLO applications per year
Prohibited Zones	FR (Foothill Residential) — unlawful to rent for 90 days or less
Key Risk	Effectively impossible to obtain a new STR license

Springdale, the gateway town to Zion National Park, has effectively shut the door on new short-term rentals. A moratorium imposed in 2022 halted all new STR license applications. The town created a Transient Lodging Overlay (TLO) zone that limits new lodging applications to just five per year, classifying all transient lodging as either Type One (hotel-style) or Type Two (short-term rental style).

The driver was straightforward: conversion of residential and retail spaces to nightly rentals was displacing park workers and long-term residents. In the FR (Foothill Residential) zone, it is now unlawful to rent a dwelling for 90 days or less.

For investors, Springdale is not a viable STR entry point unless you're acquiring an existing licensed property with the license transferring (verify transfer rules). The moratorium makes existing licensed properties significantly more valuable.

Washington County (Unincorporated Areas)

Factor	Details
STR Friendliness	HIGH — More permissive than most cities
Zones Allowed	OST-20, Agricultural (A-5, A-10, A-20, A-40), FR-13.5, FR-0.5 — dwelling must be 3,500 sq ft or less
License Required	Yes — $160, includes health and safety inspection
Cap	No density cap like Hurricane's 3-per-1,000 rule
Prohibited	Pine Valley Overlay Zone — all STR uses prohibited in all zoning districts

Unincorporated Washington County is one of the more permissive jurisdictions in the region. STRs are allowed in OST-20 (Open Space Transition), Agricultural zones (A-5, A-10, A-20, A-40), and Forest Residential zones (FR-13.5, FR-0.5) — with the condition that the STR dwelling is 3,500 square feet or less.

There is no density cap like Hurricane's 3-per-1,000 rule, which is why some investors target unincorporated areas specifically. However, the Pine Valley Overlay Zone prohibits all STR uses across all zoning districts — no exceptions.

The key advantage of unincorporated areas is fewer restrictions, but the trade-off is often location: these properties may be further from the main tourism corridors and amenities that drive booking demand.

Iron County (Unincorporated Areas)

Factor	Details
STR Friendliness	HIGH — Generally permissive
License Required	Business license from Iron County
Key Areas	Properties near Brian Head, Cedar Breaks, and recreation areas outside Cedar City limits

Unincorporated Iron County properties — particularly those near Brian Head, Cedar Breaks, and the mountain recreation corridor — generally fall under a more permissive framework. A business license from the county is required. Contact the Iron County Building/Zoning and Planning Department at (435) 865-5350 for zone-specific eligibility.

Side-by-Side Comparison

Jurisdiction	Rating	Where Allowed	Cap?	Biggest Barrier
Cedar City	Open	All residential zones	No	Lower nightly rates than Wash. County
Hurricane	Moderate	Resort/commercial; SF with cap	Yes	License cap + 300 ft spacing
St. George	Restrictive	PD zones only; SF on 2+ acre lots	Effective	Prohibited in residential zones
Washington City	Restrictive	Limited zones; active enforcement	Varies	$750/day fines for non-compliance
Ivins	Moderate	STRO overlay districts only	By zone	Regs in flux; community opposition
Santa Clara	Moderate	Zone-specific with license	Varies	Must verify zone eligibility
Springdale	Closed	Moratorium — no new licenses	Full stop	Moratorium since 2022
Wash. County (Unincorp.)	Open	OST, Ag, FR zones (3,500 sf max)	No	Location may be off tourism path
Iron County (Unincorp.)	Open	Generally permissive	No	Seasonal demand (winter-heavy near Brian Head)

What This Means for Investors

Easiest Entry Points

Cedar City and unincorporated county areas offer the lowest regulatory barriers. Cedar City's all-zone approach combined with strong demand drivers makes it the easiest path from purchase to legal operation. Unincorporated Washington County areas lack density caps but may sacrifice proximity to tourism demand.

Best Upside (If You Can Get In)

Hurricane resort zones and St. George PD communities offer the highest nightly rates due to proximity to Sand Hollow, Zion, and the St. George amenity corridor. The barrier is finding a property in an eligible zone — but once you're in, the cap creates a supply moat that protects your revenue.

Markets to Avoid (For New STR Purchases)

Springdale is effectively closed to new entrants. St. George residential zones are prohibited. Washington City is tightening with aggressive enforcement. Don't buy expecting you can get a license later — verify before contract.

The Trend to Watch

The general direction across southern Utah is toward more restriction, not less. Cities that are open today may tighten tomorrow. If you're buying for STR use, getting licensed sooner gives you a grandfathered position that becomes more valuable as caps fill and rules tighten.

For the full market numbers on occupancy, revenue, and investment math in the Sand Hollow area, see our Sand Hollow STR Investment Numbers guide. For the complete permitting walkthrough in Hurricane, see our Hurricane STR Permits guide.

Sources: Cedar City Municipal Code Ch. 26, Hurricane City Ordinance Sec. 3-10-11, St. George Municipal Code 10-17A-13 (amended by Ord. 2026-004), Washington City Council ordinances (March 2025), Ivins Municipal Code 16.07.804, Santa Clara Code 17.68.060, Springdale Transient Lodging Overlay, Washington County Code 10-13-23, Iron County Planning Department. Regulations are current as of mid-2026 but subject to change — always verify with the relevant jurisdiction before making investment decisions.