Dear Sesemi STReet,

Happy Holidays and Happy Investing in 2026!

In preparation for the ‘2026 STR Loophole Season’ we’re sharing our annual critical STR Permit and License guide for the Oregon Coast!

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In 2025 we helped investors acquire AirBNBs ranging from $200K to nearly $2M including some prime investment areas such as Bandon, Seaside, Lincoln City, Depoe Bay, Florence, Waldport, Coos Bay, Port Orford, Rockaway Beach and Bay City on the Oregon Coast but in 2026 our job could be getting a lot more challenging..

As with most STR markets; vacation rental rules, permits and licensing are constantly shifting with several notable changes proposed to operating zoned and legal short term rentals in cities and counties along the Oregon Coast for 2026. Some highlight investment areas that currently permit STR licenses and permits to transfer to new owners and continue operating could revise transferability - dramatically reducing the inventory of immediately operable STRs on the Oregon Coast, just when demand might be spiking as a result of tax and depreciation incentives.. 

To help investors locate the most up to date and accurate information: we're sharing a STRPermit (AIRBNB) and vacation rental license/permit overview that covers the entire Oregon Coast: from Brookings to Astoria and beyond.

Yes - an STR/AirBNB vacation rental permit or license is required to operate a short term rental (stays of less than 30 days) on the Oregon Coast. In my opinion most jurisdictions (cities, counties, communities) have done an excellent job of balancing saturation and have clear applications and processes towards operating a legally, zoned vacation rental. 

Please note: this is just an overview - there are always exceptions to the rules and specific prospects STR usages should ALWAYS be directly confirmed with the planning department or jurisdiction responsible for permit/license issuance.

Below is a city-by-city breakdown of where owning and operating a single family AirBNB or STRis still feasible along the Oregon Coast:

🦀 NORTH TO SOUTH:

Astoria: Generally restricted with the exception of commercially zoned properties.

Warrenton/Gearhart: Mostly restricted with the exception of some townhome and condo communities and coastal luxury HOA communities that currently permit STRs. Several have proposals on restricting future STRs..unfortunately likely in 2026.

Seaside: Could see a major change in permit process and requirements in 2026. Expectations are for even fewer properties to be eligible for licensure. For 2025 active STRs were not subject to a mandatory 90 day wait period for issuance. STRs are currently permitted west of US101 ('Redline') and subject to saturation and landscaping requirements. Some townhomes and condos are excluded.

Cannon Beach: Limited to one occupancy every 14 days. Unlimited licenses have been suspended - very occasional 'grandfathered' or commercially zoned properties do exist*

Manzanita: R2 and R3 zones are waitlisted. No waitlist for R4, Commercial, and LC zones.

Arch Cape: Restricted to one occupancy every 7 days. County exceptions* 

Rockaway Beach: A STR CAP on licenses/permits was implemented at the end of 2024 that allowed active and operating STRs permits to transfer (one-time) to the new owner - until the number of active rentals was under the newly established CAP. There is a 2026 proposal to remove the transferability of actively licensed STRs. 

Bay City - Within city limits properties are eligible provided there is not an active rental within a certain distance. Licenses/permits do not transfer. 

Nehalem, Cape Meares, and UGB zone of Rockaway Beach: Subject to waitlists some are in the single parties. 

Pacific City: STRs are permitted based on zoning and saturation of neighboring STRs. Active licenses can often transfer* 

Lincoln City: Highly restrictive with the exception of commercial and coastal tourist zones and - Olivia Beach which permits nightly vacation rental usages outright. The Road's End exception expired in 2024. R1.5+ zoning is technically eligible but subject to a county waitlist with an estimated wait time exceeding 24 months.

Lincoln County: Certain subareas are subject to a waitlist; eligibility is very property-specific and goes through the Sheriff's Office.

Depoe Bay: Mostly restricted, with exceptions of specific commercial tourist zones, condos and townhomes. There is also a new construction luxury community that permits vacation rental usages outright. 

Newport: Generally not permitted except in specific tourist, commercially zoned areas - typically in the historic Nye Beach area. Condos and condohotels can qualify*

Waldport: Permitted within city limits. Bayshore (an HOA community) north of the bridge is no longer permissible. Properties located within Lincoln County can qualify on a case by case basis but generally very limited eligibility.

Yachats: In 2025 the waitlist declined to less than ten parties. In general for an STR that is immediately operable - it is a no-go zone as licenses/permits don't transfer. However - if investors are willing to wait 1-2+ years it could be a consideration. 

Florence: Currently no STR regulations or HOA restrictions but regulations are likely forthcoming in 2026*** The presumption is that actively operating properties will be able to continue to operate. Outside city limits in ‘Lane' county should continue to be licensable subject to water sources and septic capacity.

Coos Bay & North Bend: Subject to Coos County regulations, including a Land Use Compatibility Statement (LUCS) and healthy department inspections. Restrictions apply based on proximity to existing STRs.

Bandon: Allowed within designated STR zones near Beach Loop, provided the area isn't oversaturated with active vacation rentals (typically less than 30% active STRs nearby) licenses DO NOT transfer at sale and therefore many active STRs cannot continue to operate not subject to a wait. There are rare 'grandfathered' exceptions for VRD (Vacation Rental Dwellings) that have operated before the current permit rules were enacted. STR permits are also attainable outside city limits with Coos County - though the process may take months due to waste and water system inspections.

Gold Beach: Generally restrictive - permitted in commercially zoned areas or outside city limits with a Curry County permit.

Brookings: Permitted with specific zoning code only - usually on the very west side of town.

There are exceptions to every rule and investors should work closely with the city or county planner, their real estate professional, short term rental property manager and title team to ensure that their prospective investment is eligible and familiarize themselves with the licensure process before and during their due diligence period. 

Our expectations for 2026 are robust investor demand and a shrinking licensable inventory of STRs that can operate at closing. There is likely to be a shifting emphasis towards townhomes, condos and communities that permit short term rental and AIRBNB usages outright as some of the areas highlighted revise their transferability rules and as a result - further reduction in STR inventory. 

For example - Rockaway Beach Oregon has been a top tier STR investor market nationally for many years but has slowly restricted licensing and if active rentals can no longer transfer there could be zero new BNB inventory coming to market until the number of active rentals is reduced below the current CAP. This will broaden north coast investors' market horizons - and if mortgage rates trend as anticipated - could create strong competition on prime (particularly luxury) STR beach homes.

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