Last verified against official sources: October 5, 2026
Not legal advice. Rules change. This guide explains what to check and where to verify it. It does not say whether any specific property qualifies. Every section links to the government source. Confirm details for your parcel before you buy, list, or renew.
The 60-second answer
In the Park City area, a "nightly" or short-term rental generally means a stay of less than 30 days. Park City Municipal and Summit County both define it that way.Whether this property can operate as one depends on seven separate checks, each decided by a different authority:- Which government has jurisdiction
- Zoning
- Subdivision-specific bans (current law only)
- HOA / CC&Rs
- A license from the right office
- A qualifying local responsible party
- Tax registration
Step 1: Figure out who actually governs the property
A "Park City, UT" mailing address is not proof
Many unincorporated Snyderville Basin addresses still say "Park City." ZIP 84060 is a hint, not proof. Deer Crest, Jordanelle, Empire Pass edges, and parts of Deer Valley can straddle lines. Always verify the parcel.How to check
- Tax district on the property tax notice
- County parcel / GIS viewer (Summit County or Wasatch County)
- Park City Nightly Rental Zoning Status map for parcels inside the City
- Ask the listing agent for the jurisdiction in writing
Jurisdiction orientation (typical; verify every parcel)
Old Town, Prospector, Park Meadows, Thaynes
- Usual governing body: Park City Municipal
- Key current rules: Nightly rental license through City Finance. Does not transfer on sale. Local responsible party within a 1-hour drive (or a company with a Summit County office), reachable 24/7, responds within 20 minutes. Check the City zoning map.
- Pending (not current law): None identified. Some subdivisions already have enacted bans (see Step 3).
Deer Valley: Snow Park / Silver Lake, Empire Pass (City portions)
- Usual governing body: Park City Municipal
- Key current rules: Same Park City rules. HOA and resort documents are often decisive. Verify the parcel.
- Pending: Same as above.
Canyons Village, Kimball Junction, Jeremy Ranch, Pinebrook, Promontory
- Usual governing body: Unincorporated Summit County
- Key current rules: County Nightly Rental License from the Clerk: owner and managing agent are co-licensed. $350/yr, expires Jan 15, not prorated. New application on ownership change. Zoning must allow it.
- Pending: No neighborhood bans enacted. See Step 3.
Summit Park, Tollgate / Toll Canyon
- Usual governing body: Unincorporated Summit County
- Key current rules: Same Summit County rules today.
- Pending: Named in news coverage of a tentative June 2026 concept list. Not law. Check status; do not assume banned.
Jordanelle (portions), Deer Crest (portions)
- Usual governing body: Wasatch County or Town of Hideout (parcel-dependent)
- Key current rules: Wasatch: County STR license; local party 24/7, within 30 miles, on site within 1 hour. Eligibility needs the zone plus CC&Rs or a development agreement. Confirm unit-type eligibility with the County.
- Pending: None identified.
Deer Valley East Village / Mayflower
- Usual governing body: MIDA (license administered through Wasatch County)
- Key current rules: STR only if allowed under MIDA use restrictions and the HOA. Confirm current terms on MIDA's STR page / executive order.
- Pending: None identified.
Heber City
- Usual governing body: Heber City
- Key current rules: License required and non-transferable. Generally detached single-family unless a development agreement says otherwise. Rental manager within 10 miles.
- Pending: None identified.
Midway
- Usual governing body: Midway City
- Key current rules: Must be inside the Transient Rental Overlay District (TROD), plus a unit license and a separate property-manager license. Ord. 2026-24 (Sept 1, 2026) shrank the TROD. Confirm the current map with the City.
- Pending: Contraction is current law, not pending.
Hideout
- Usual governing body: Town of Hideout
- Key current rules: Town business license and STR rules apply. Confirm current requirements in the town code.
- Pending: None identified.
Step 2: Zoning
Zoning is the government's land-use permission. It is separate from licensing and separate from the HOA.Park City Municipal. Nightly rental is allowed, conditional (CUP), or prohibited by zone. Use the official Nightly Rental Zoning Status map. Shared-wall single-family homes and duplexes need the neighbor's written consent (Municipal Code 4-5-3).Unincorporated Summit County. A license issues only if the unit is in a zone that allows nightly rentals. Some unit types (for example, accessory dwelling units) may not qualify. Confirm with the County for your specific unit.Wasatch County (unincorporated). Eligibility generally requires a zone where STR is permitted or conditional, plus CC&Rs or a development agreement that allows it (Title 11, Ch. 11.08). For condos and townhomes, confirm eligibility for your unit type with the County before relying on it.Heber City. STRs are generally limited to detached single-family homes unless a council-approved development agreement says otherwise (Ch. 5.26).Midway. You need TROD eligibility plus a unit license and a separate property-manager license. Ord. 2026-24 (adopted Sept 1, 2026) removed certain areas from new eligibility. Confirm the current overlay map with the City before treating any subdivision as in or out, and ask whether an existing approval carries forward. Ordinances: midwaycityut.gov/ordinance-adoptions.Hideout. STR eligibility is set by town code. Check the town code and business license page for the current rules.MIDA / Deer Valley East Village. Must be eligible under MIDA's permitted-use restrictions and allowed by the HOA. Confirm current terms, including minimum stays, on MIDA's short-term rental page and the current executive order.Step 3: Subdivision-specific bans
This is the trap most buyers miss. Zoning can allow nightly rental in a zone while a later ordinance still prohibits it in one named subdivision.Park City (enacted examples). Park City has amended its Land Management Code to prohibit nightly rentals in specific subdivisions after HOA petitions. Examples include Hidden Oaks at Deer Valley Phases 2 and 3, and Chatham Crossing / West Ridge (Ord. 2023-16). Treat the City's LMC updates and code amendments page as the running list and check it for your subdivision.Summit County: no neighborhood or subdivision bans enacted (as of October 5, 2026). There is no geographic ban map in current Summit County law. Do not treat any "banned neighborhoods" list as fact.Pending only (not law). In June 2026, the County Council discussed a tentative concept list of remote and mountain neighborhoods for possible future restrictions. Councilmembers described these as general concepts. As of October 5, 2026, no neighborhood-ban ordinance had been noticed for a hearing. If a property was named in that coverage (for example, Summit Park or Tollgate), treat it as check status, not banned. Watch Summit County Council agendas for any new hearing on nightly or short-term rentals.Step 4: HOA / CC&Rs
The HOA is a private contract. The city or county does not enforce it, and it is not a license. Private rules can say no even when the government says yes.Request:- Recorded CC&Rs and amendments
- Rules and regulations
- Rental registration requirements
- Minimum-stay rules
- HOA rental fees and caps
- Any pending vote to amend
Step 5: Licensing
For buyers: the seller's license does not come with the house. Budget time for a new application and inspection before the first booking.Park City
- Issuer: Finance / Business Licensing ([email protected], 435-615-5231)
- Who is licensed: Owner plus a named local responsible party
- Fee and renewal: Check the current fee with City Finance. Expires Sept 30; renewal due Oct 1.
- Transfers with sale? No. New application on ownership change.
Unincorporated Summit County
- Issuer: County Clerk, Coalville (435-336-3204)
- Who is licensed: Owner and managing agent
- Fee and renewal: $350/yr, not prorated. Expires Jan 15.
- Transfers with sale? No. New application on ownership change.
Wasatch County (unincorporated)
- Issuer: County business licensing ([email protected])
- Who is licensed: Owner; a PM company must be approved by the County
- Fee and renewal: Check the County licensing page. Renewal notice before expiry.
- Transfers with sale? Generally no. Confirm with the County.
Heber City
- Issuer: City business licensing (435-657-7888)
- Who is licensed: Owner / operator with a rental manager on file
- Fee and renewal: Check the City licensing page.
- Transfers with sale? No.
Midway
- Issuer: City
- Who is licensed: Unit license plus a separate property-manager license
- Fee and renewal: Check current City forms.
- Transfers with sale? Confirm with the City.
Hideout
- Issuer: Town business license
- Who is licensed: See Town requirements
- Fee and renewal: Check the Town licensing page.
- Transfers with sale? Confirm with the Town.
MIDA / DV East Village
- Issuer: Wasatch County Clerk / Auditor (435-654-0834)
- Who is licensed: Owner (manager may apply with owner affidavit)
- Fee and renewal: Check MIDA's STR page. Term is 1 year from issue.
- Transfers with sale? Confirm with MIDA.
Step 6: Local contact and management requirements
This is separate from licensing on purpose. It is about who must answer the phone at 2 a.m.Park City
- Responsible party (PM company, Realtor, lawyer, owner, or other individual) living within a 1-hour drive, or a company with offices in Summit County.
- Reachable 24/7, responds within 20 minutes, receives official notices.
- Source: Municipal Code 4-5-3
Unincorporated Summit County
- Managing agent is co-licensed with the owner. Available 24/7.
- Source: County Clerk license page
Wasatch County
- Local responsible party: 24/7 by phone, lives within 30 miles, can be on site within 1 hour.
- PM company needs County approval.
- Source: Code Ch. 11.08
Heber City
- Rental manager lives within 10 miles and is available whenever the property is in use. The owner may serve.
- Source: Code Ch. 5.26
Midway
- Licensed transient-rental property manager required.
- Source: City PM license form
Hideout
- Set by town code.
- Source: Town code / business license page
MIDA
- Manager may apply with an owner affidavit.
- Source: MIDA STR page
Step 7: Taxes
Tax registration is separate from the license.Sales tax and transient room tax (TRT). Stays of less than 30 days generally owe state and local sales tax plus transient room tax. Register through Utah TAP. Many license applications (including Park City's) ask for a Utah sales tax number even if Airbnb or VRBO collects tax as a marketplace facilitator. Start here:- Utah Tax Commission: transient room tax
- Utah Tax Commission: current sales tax rates
- Summit County Finance: local sales and TRT rates
- Tax Commission Pub 71 (marketplace facilitators)
Operating rules worth knowing before you book
- Heber: occupancy is capped (lesser of 16 lodgers or 1 per 200 sq ft), one reservation at a time.
- Wasatch County: fire-district approved occupancy, off-street parking only, noise limits, no rental signage.
- Park City: guest parking can't obstruct traffic; trash cans come off the curb after pickup.
- Midway: Ord. 2026-26 (Sept 1, 2026) adds vehicle and trailer rules at transient lodging units.
Buyer / Realtor due-diligence checklist
Property address / parcel ID: ____________Listing agent / brokerage: ____________Buyer: ____________ · Date started: ____________- Jurisdiction. Which government governs the parcel? (Mailing address and ZIP are not proof.) Finding: body = ____________
- Zoning. Allowed, CUP, or prohibited? Attach map screenshot. Finding: status = ____________
- Enacted subdivision / municipal ban? Finding: Y / N · Name = ____________
- Pending restrictions (not law). Unincorporated Summit County: has a neighborhood-ban ordinance been noticed or adopted since June 2026? Do not assume banned because news named the area. Finding: None / hearing set / adopted
- HOA / CC&Rs. Recorded docs, rules, minimum stay, fees, caps. Ask in writing: allowed? Amendment under discussion? Grandfathering usually does not pass to a buyer. Finding: Allowed? Y / N / unclear
- License issuer and path. Office, current fee, inspection, renewal date. Finding: issuer = ____________
- License transfer. Seller's license generally does not transfer. Budget a new application and inspection. Finding: New app needed? Y / N
- Local responsible party / manager. Distance or response rule for this jurisdiction. Who will serve? Finding: contact = ____________ · Meets rule? Y / N
- Taxes. Sales tax and TRT registration through Utah TAP. Finding: Sales tax # on file? Y / N
- Property tax. Nightly use can affect the primary residential exemption. Flag for CPA / Assessor. Finding: Flagged? Y / N
- Operating practicality. Occupancy, parking, noise, trash, snow, access, HOA check-in. Finding: deal-breakers = ____________
- Revenue fit (optional). Run a realistic revenue scenario. Finding: Done? Y / N
- Written note in the offer file. Confirmed jurisdiction plus open items. Finding: In file? Y / N
- Eligible under current public rules (jurisdiction, zoning, no enacted ban)? ____________
- HOA clear? ____________
- License path timed to closing / first booking? ____________
- Local-contact plan in place? ____________
- Pending policy to watch: ____________
FAQ
Does a nightly rental license transfer when I buy?Generally no. Park City, Summit County, and Heber require a new application on ownership change, and Wasatch County code generally prohibits transfer. Confirm Midway, Hideout, and MIDA with the issuing office.My address says Park City. Do Park City rules apply?
Not necessarily. Many unincorporated Summit County addresses still say Park City. Confirm jurisdiction with the tax district and GIS.Can my HOA ban nightly rentals after I buy?
Private covenants can restrict rentals even when zoning allows them. Amendments and grandfathering are fact-specific under Utah law. Ask the HOA in writing and use counsel when it matters to the deal.Do I need a sales tax number if Airbnb collects taxes?
Often yes, for the license application. Platforms may collect as marketplace facilitators, but local applications commonly still ask for a Utah sales tax number.Who can be my local responsible party if I live out of state?
It depends on the jurisdiction: Park City (within a 1-hour drive or a company with a Summit County office), Wasatch County (within 30 miles, on site within 1 hour), Heber (within 10 miles). Summit County co-licenses the managing agent. A local manager is a common answer.What happens if I rent without a license?
Each office has its own enforcement process. Heber's code, for example, provides civil penalties of up to $200 per day and possible Class C misdemeanor charges. Expect notices of violation and fines elsewhere too.How often is this page updated?
We review it quarterly and when an ordinance is noticed or adopted. The "Last verified" date at the top shows the latest review.
Sources
Official sources checked October 5, 2026.Park City Municipal- Municipal Code 4-5-3: Regulation of Nightly Rentals
- Nightly rental FAQ
- Finance / business license FAQs
- Nightly Rental License Application (PDF)
- Nightly Rental Zoning Status map
- LMC updates and code amendments
- Clerk: Business Licensing
- Ordinance 943: Nightly Rental License
- County Code Title 3: Business Licenses
- Finance: sales and TRT rates
- Council agendas
- Midway: business guide · ordinance adoptions
- Hideout: town code · business license
- MIDA: short-term rentals
- Transient room tax · Sales tax rates · Pub 71
- Division of Real Estate: property management licensing
- Utah Code 10-8-85.4 · Utah Code 57-8a-209
