Tennessee has no statewide preemption law for short-term rentals. That means every city and county sets its own rules. The state's role is limited to taxation — but it's an important one, and understanding it helps you model the full tax stack before your client writes an offer.
| Rule | Detail |
|---|---|
| Statewide preemption | None — local governments retain full authority to regulate, permit, or ban STRs. |
| State sales tax on STRs | 7% Tennessee state sales tax applies to short-term rental revenue (stays under 90 days). |
| Local sales tax | Varies by jurisdiction. Nashville/Davidson County: 2.25%. Most other TN counties: 2.25%–2.75%. |
| State-level permit | No statewide STR permit. Permit requirements are set entirely at the local level. |
| Tax remittance | Platforms (Airbnb, VRBO) collect and remit state and local sales taxes in Tennessee. Confirm platform-specific coverage before advising clients. |
Statewide preemption
None — local governments retain full authority to regulate, permit, or ban STRs.
State sales tax on STRs
7% Tennessee state sales tax applies to short-term rental revenue (stays under 90 days).
Local sales tax
Varies by jurisdiction. Nashville/Davidson County: 2.25%. Most other TN counties: 2.25%–2.75%.
State-level permit
No statewide STR permit. Permit requirements are set entirely at the local level.
Tax remittance
Platforms (Airbnb, VRBO) collect and remit state and local sales taxes in Tennessee. Confirm platform-specific coverage before advising clients.
Tennessee's STR landscape is shaped by two distinct regulatory environments: Nashville/Davidson County, which has implemented strict zoning-based controls, and the Smoky Mountain corridor (Gatlinburg, Pigeon Forge, Sevierville), which is among the most permissive STR environments in the country.
Nashville is the most restrictive major STR market in Tennessee. Non-owner-occupied permits are no longer issued in residential zones. If your client is underwriting a pure investment property in Nashville, zoning is the first check before any pro forma work. See the full Nashville city page for permit types, taxes, and underwriting implications.
The Smoky Mountain corridor operates on the opposite end of the spectrum. These cities actively welcome STRs as the economic backbone of the region. Gatlinburg and Pigeon Forge require business licenses and collect local occupancy taxes, but impose minimal zoning restrictions on STR use. Sevierville similarly permits STRs broadly. Investors in these markets face operational and pricing risk more than regulatory risk.
For Tennessee deals, the state-level analysis is straightforward: budget 9–10% of gross nightly revenue for state and local sales tax (7% state + 2.25%–2.75% local), and confirm whether the platform collects and remits on the client's behalf. The regulatory complexity is entirely at the local level — which means your due diligence needs to drill into the specific city and zoning district, not just the state.
Sources
This is general information, not legal advice. Verify current rules with local authorities before advising a client.
Nashville
Zoning-binary market. NOO permits banned in residential zones. Full permit, tax, and underwriting guide.
Gatlinburg
Highly permissive Smoky Mountain market. No owner-occupancy requirement. Business license + tax compliance guide.
Pigeon Forge
Investor-friendly tourism market. No residential STR ban. Full business license, tax, and underwriting guide.
Sevierville
Gateway to the Smokies. Permissive STR environment. Business license, county occupancy tax, and pro forma guide.
The VaultSTR Pro Forma flags permit status by jurisdiction and builds the full tax stack into every Nashville deal analysis.
Free to use. No credit card required.
Does Tennessee have a statewide STR preemption law?
No. Unlike some states, Tennessee has not passed a preemption law limiting local governments' authority to regulate short-term rentals. Each city and county sets its own rules.
Does Airbnb collect Tennessee sales tax?
Yes, Airbnb and VRBO both collect and remit Tennessee state and local sales taxes on behalf of hosts. Confirm coverage in your client's specific jurisdiction before advising them to self-remit.
Which Tennessee markets are best for STR investors?
The Smoky Mountain corridor (Gatlinburg, Pigeon Forge, Sevierville) offers minimal regulatory friction with high tourism demand. Nashville offers high nightly rates but strict zoning controls on non-owner-occupied properties.
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