Monterey County, CA Short-Term Rentals: Primary-Residence-Only Rule (2026)

Monterey County's ordinance uses a tiered approach rather than a flat primary-residence-only rule. A Homestay is owner-occupied: the owner must live at the property and occupy at least one bedroom during guest stays, and the County requires proof of residency (such as vehicle registration, voter registration, a property tax bill, or a utility bill) to qualify. Homestays are the most permissive category and are allowed without numeric caps. By contrast, Limited Vacation Rentals and Commercial Vacation Rentals are non-hosted - the owner need not live on site - but they are more restricted. Limited Vacation Rentals (whole-house rentals up to three times per year) are allowed more broadly, while Commercial Vacation Rentals (rented more than three times per year) are capped at roughly four percent of housing units per planning area and require a discretionary Use Permit or Coastal Development Permit. Crucially, Commercial Vacation Rentals are prohibited entirely in Big Sur, the Carmel Highlands, and the residential zones of Carmel Valley and Moss Landing, effectively limiting non-owner-occupied commercial rentals in those communities to owner-occupied homestays or limited rentals. The Pebble Beach Company has objected to vacation rental operations in Del Monte Forest. So while there is no countywide primary-residence-only mandate, owner occupancy is the gateway to the least-restricted Homestay category.