Daily Regulatory Notes 07/10/2025
Cities address STRs. Nantucket, MA discusses rules; Nelson County, VA proposes overhaul; Bradenton, FL discusses enforcement; Neenah, WI reviews ordinance; Osceola County, FL reviews enforcement; Snowmass, CO weights new ways; Jamestown, RI launches registration; Collierville, TN. READ MORE.
Nantucket’s debate over short-term rentals remains unresolved as the island wrestles with legal ambiguity and local inaction.
After the Massachusetts Land Court ruled in June that a particular downtown property was not allowed to operate as a short-term rental under Nantucket’s zoning code, the town filed an appeal arguing that rentals have long been permitted and such enforcement would be “extremely disruptive.”
Meanwhile, local voters failed once again to pass any of four warrant articles aimed at clarifying STR rules, whether to restrict or allow them broadly. The court’s ruling highlighted that unless rentals are considered an “accessory use,” they’re not automatically legal under current zoning, despite the town’s longstanding tolerance.
Nelson County is preparing to overhaul how it tracks short-term rental (STR) properties after losing access to key ownership data from the Commissioner of Revenue.
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To maintain tax compliance and fair oversight, the Board of Supervisors is considering requiring STR owners to register with the Planning and Zoning Department before obtaining a business license. With over 800 known STRs in the county, enforcement has become central to Nelson’s approach, contributing to a sharp rise in lodging and establishment tax revenue—from $600,000 in 2020 to $2.1 million in 2024.
In Bradenton, the West Manatee Fire and Rescue District (WMFR) has solidified its authority to assess short-term rentals at commercial fire service rates after a Holmes Beach property owner, C&D Properties of AMI, chose not to appeal a court ruling against their 2024 lawsuit.
The case challenged WMFR’s decision to charge higher assessments for vacation rentals based on usage, but a May 29 ruling from Judge Edward Nicholas upheld the district’s power to impose elevated rates for properties demanding greater fire safety oversight. WMFR stated the commercial rate applies to all properties subject to higher fire code requirements, including assisted living facilities and daycares.
A Wisconsin appeals court has ruled against the City of Neenah’s short-term rental ordinance declaring it invalid due to conflict with state law.
Read the ordinance here.
The ordinance, adopted in 2017, limited short-term rentals to a property owner’s primary residence and required a tourist housing permit. But the Wisconsin Realtors Association successfully argued that the ordinance violated Statute 66.1014, which prohibits local governments from restricting short-term rentals of residential dwellings for seven days or more.
The court rejected Neenah’s defense that the rule only addressed ownership, not rental duration, finding that such a distinction still ran afoul of the state’s broad protections for rental rights.
A string of burglaries targeting short-term rentals in Osceola County has raised safety concerns and highlighted potential gaps in security at vacation properties.
Between May 31 and June 3, multiple STR homes were broken into while guests slept, with valuables stolen and credit cards later used fraudulently. The Osceola County Sheriff’s Office arrested five suspects after tracing evidence from mall security footage, group chats, and pawn shop records.
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With few current restrictions, council members discussed using new taxes or fees to disincentivize STRs and potentially convert some into long-term rentals for local workers. Options include increasing the 2.4% lodging tax, implementing a vacancy tax, or adding short-term rental fees that could help fund housing initiatives.
Jamestown’s short-term rental registration for 2026 is now open through the OpenGov portal, with an application deadline of October 1.
While the ordinance requires biennial inspections from both the fire marshal and building official, only the fire marshal’s review will be enforced this year due to a conflict between local and state interpretations. In addition to inspections, a new state law mandates that all STR operators complete human trafficking awareness training starting January 1.
Registration fees vary based on owner residency status, capped at four bedrooms per unit. While the town council can approve uncontested applications without hearings, they retain the authority to deny permits and impose caps based on community impact, including housing availability and neighborhood disruptions.
Collierville has reached a legal settlement with a homeowner over the unauthorized use of a residential property for short-term rentals and commercial events, bringing a contentious dispute to a close.
The town had filed a lawsuit against Rodney Williams, owner of 9496 Mayfield Road, after neighbors complained about two pay-to-attend parties that triggered police response and multiple code violations. According to the suit, those events resembled nightclub-style gatherings, complete with charged admission, loud music, parking chaos, and arrests for drugs and weapons — all in violation of the town’s zoning laws. Williams has now agreed to a consent decree that imposes a permanent injunction against using the property as a party venue or listing it as a short-term rental.
In case you missed it:
Genelaine Urbano
READ: Daily Regulatory Notes 07/09/2025
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