Moab · Nightly rentals · 2025

Nightly Rental Zones in Moab
Where You Can (and Can’t) Actually Airbnb

Moab is one of the most iconic vacation markets in the West — and also one of the most heavily regulated when it comes to nightly rentals. The rules are different inside city limits than out in the county, and “my neighbor does it” is not a zoning category.

City vs. county rules Overlays & licenses No more guesswork

This is a high-level guide only — zoning and licensing can change. Always confirm details with the City of Moab or Grand County before buying or advertising a nightly rental.

Before we start

This is not legal advice and it isn’t a substitute for talking with city or county staff. It’s a plain-English translation of how nightly rental rules generally play out in the Moab area.

Rules differ inside Moab city limits vs. unincorporated Grand County.
Most standard neighborhoods do not allow new nightly rentals.
Existing licensed projects and special overlays are where most legal nightly rentals live.

Inside Moab city limits

City of Moab: Nightly Rentals Are Heavily Restricted

Inside city limits, Moab treats “nightly rentals” (short-term stays) as a specific use with its own licensing and zoning rules. In most residential zones, new residential short-term rentals are prohibited; in many commercial zones, new overnight accommodations are also tightly controlled or no longer allowed as of recent code updates.

What that usually means in practice

Most normal houses in R-zones cannot be newly converted into nightly rentals.
Some existing nightly rentals and purpose-built projects are grandfathered or licensed.
Anyone operating a legal nightly rental needs the proper business / nightly rental license and tax setup.
Advertising an unlicensed nightly rental can trigger code enforcement and fines.

Translation: buying a house in town and “just Airbnb-ing it” is usually not on the menu unless the property already has the correct zoning and licenses.

Unincorporated Grand County

Grand County: Overlays & Special Districts

Outside city limits, nightly rentals are controlled mostly through zoning districts and Overnight Accommodations Overlay (OAO) tools. In many base zones, new overnight accommodations are not allowed unless a specific overlay or master plan has been approved for that parcel.

Key ideas in the county

Some resort / corridor areas have special overnight accommodations approvals already in place.
New proposals often go through a case-by-case review for an OAO or similar tool.
Certain overlays (like Alternative Dwelling Overlay / ADO) can explicitly prohibit overnight accommodations.
County staff can quickly tell you if a parcel has an OAO, ADO, or other limiting note recorded against it.

Translation: in the county, the magic phrase isn’t “Airbnb allowed” — it’s whether the parcel has the right combination of base zoning, overlays, and approved master plans.

At-a-glance

Not a Map, But a Mental Model: Green · Yellow · Red

This is a conceptual way to think about nightly rentals around Moab — not a literal zoning map. Every specific property still needs its own zoning and license check.

“Green-ish” — most promising

Existing, licensed nightly rental projects.
Purpose-built condo / townhome communities with recorded STR rights.
County parcels with approved Overnight Accommodations Overlays or resort entitlements.

“Yellow” — proceed carefully

Older, non-conforming nightly rentals with complex histories.
Corridor / commercial areas where rules have changed over time.
Parcels near resort areas but missing clear STR entitlements.

“Red” — usually no go

Standard in-town residential neighborhoods.
County areas with Alternative Dwelling Overlay (ADO) or explicit overnight bans.
HOA communities whose CC&Rs prohibit nightly rentals.

A property can jump from “green” to “red” (or vice versa) based on one line in the code or a single line in the CC&Rs — that’s why we always verify in writing before treating something as a nightly rental.

Due diligence

Nightly Rental Checklist for Any Specific Property

Before you plug projected Airbnb numbers into a spreadsheet, walk through this checklist. We do some version of this for every STR-curious buyer we work with.

Confirm the jurisdiction.
Is the property inside City of Moab limits, or in unincorporated Grand County? Different rulebook, different staff.
Look up the zoning district.
Get the exact zoning label (e.g. an R-zone, commercial, resort, overlay). Then pull the written code for that district — not just the color on the map.
Check for overlays and special notes.
Does the parcel sit inside an Overnight Accommodations Overlay, an Alternative Dwelling Overlay, or another special district? Are there recorded covenants tied to a master plan?
Ask about licensing.
Even if zoning allows nightly rentals, you typically still need a nightly rental license, business license, and proper tax registration. Some areas may have caps or moratoria.
Review HOA / CC&Rs if applicable.
The HOA can be stricter than the city or county. Look for any reference to “nightly rentals,” “transient lodging,” or minimum lease terms (30+ days, 6 months, etc.).
Stress-test your Plan B.
If nightly rentals aren’t allowed (or later get restricted), does the deal still make sense as a long-term rental, mid-term rental, or purely personal-use property?

We’re happy to run through this checklist with you for any Moab area property — whether it’s our listing or not. A five-minute zoning reality check can save a very expensive surprise later.

Working with us

How Moab Premier Approaches Nightly Rental Deals

A lot of “investment” conversations in Moab start with a spreadsheet and end with zoning heartbreak. We try to flip that order: get the rules straight first, then layer on the numbers.

Map & code first. We confirm city vs. county, zoning district, and any overlays or recorded notes.
Talk to staff when needed. A quick call or email to Planning can clarify how they treat a specific parcel.
Run multiple scenarios. STR, mid-term, long-term, and personal-use are all on the table when we underwrite.
Match you to the right product. From purpose-built STR projects to more traditional housing, we try to pair your goals with what the code actually allows.

If you’re considering a Moab-area purchase and nightly rentals are part of the story, you can send us the address or MLS link → and we’ll help you translate zoning into plain English.

FAQ

Nightly Rentals in Moab: Quick FAQ

Can I just Airbnb my Moab house?

In most standard in-town residential zones, no — new residential short-term rentals are generally prohibited, and existing ones are either grandfathered or part of purpose-built projects. There are exceptions, but they’re property-specific and documentation-heavy.

Are nightly rentals totally banned in Moab now?

No — but they are tightly constrained. Many zones prohibit new residential short-term rentals, and new overnight accommodations projects are highly regulated. Existing licensed properties and approved resort / STR projects still operate under their entitlements and licenses.

Is Grand County easier than the city?

Sometimes yes, sometimes no. The county uses overlays and special districts to control where overnight accommodations can go. Some resort corridors are set up for it; other areas explicitly prohibit it. It’s less about “easy vs. hard” and more about “does this specific parcel have the right approvals?”.

Who should I talk to for the final word?

For code and enforcement questions, you’ll want to speak directly with the City of Moab Planning & Zoning or Grand County Planning & Zoning offices. For help interpreting what that means for your investment plan, we’re happy to be your first call.

This page is for general education only and may not reflect the most recent ordinance changes. Always verify current rules with the relevant city or county departments before making decisions based on nightly rental potential.