Feature Packages

Basic Package

Smart, Simple Support
All the essentials you need—booking, guests, and cleanings—handled with care, so you can relax and stay in control.

Included Services:

• Property management

• Booking management

• Guest support (business hours)

• Cleaning coordination

• Inventory & procurement

(basic restocking)

• Monthly financial reporting

Elite Package

Elevated Service, Happy Guests
Designed for owners who want more—smarter support, better reviews, and a seamless guest experience.

Everything in Basic, plus:

• 24/7 guest support

• Channel management

• Emergency coordination

• Feedback management & review

• Travel consulting for guests

• Local market optimization

• Mid-stay cleaning coordination

• Bimonthly reports with insights

Platinum Package

Luxury Management, Zero Stress
A premium, hands-off experience for second-home owners who
expect nothing but the best.

Everything in Elite, plus:

• Full concierge services

• Pre-arrival home stocking

• Luxury add-ons

• VIP guest experiences

• Priority emergency response

• Dedicated account manager

• Real-time financial dashboard

• Quarterly review & consultation

short term rentals

Compliance for North Georgia

Navigating short-term rental (STR) laws can feel overwhelming—every county and city has its own rules around licensing, taxes, occupancy, and zoning. This page provides an informational overview* of compliance requirements across the regions we serve.

*Important: Regulations change frequently, and while we work to provide accurate information, the details here may not always reflect the most current updates. This content is for informational purposes only and should not be considered legal advice. Please consult with a licensed attorney or qualified legal representative to ensure full compliance with local, state, and federal regulations.

Across Georgia

State Taxes:
Long-term rentals remain subject to 4% State Sales Tax, and a $5-per-night State Hotel-Motel Fee applies to stays under 30 nights—typically handled by listing platforms, though verification is essential.

City of Clayton (Rabun County), GA

A Short-Term Rental Unit Permit and an occupational (business) license are required for each rental location.
Applications must include proof of insurance, safety compliance, property details, and designated contact information.
Owners must designate a local contact, at least 18 years old and within 25 miles, who can respond 24/7 to complaints or emergencies—failure to do so may lead to license suspension.
Each STR must pass an annual fire and life safety inspection; life safety standards outlined by NFPA must be met.
Emergency evacuation diagrams, safety notices, occupancy limits, and local contact info must be conspicuously posted inside the property.
Occupancy is capped based on “bedroom standards” (e.g., 50 sq ft per occupant + 2 extra per unit), and daytime occupancy may not exceed 30 people.
Parking must be limited to the specified number of vehicles (commonly 2 per bedroom), and all vehicle owner details must be documented.
STR operators must report and pay monthly excise fees (local occupancy taxes) to the City, alongside state taxes.
Permits are annual, with a $150 application fee and a $100 renewal fee due before mid-December to avoid penalties. Licenses are non-transferable and reissued in case of ownership change.
Violations—including safety breaches, no local contact, or illegal occupancy—can result in suspension or revocation of the license, civil fines, or municipal proceedings. Complaints trigger investigation and may lead to swift action.

Fannin County, GA

Accommodation Excise Tax Certificate
An annual certificate is required for each STR unit (no multi-unit certificate allowed), with a fee of $250.
Posting Requirements
STRs must display a cabin information sheet listing emergency contacts, maximum occupancy, and local rules as mandated by county ordinance.
Ordinance in Review
The STR regulations are under review with potential revisions in progress.

Gilmer County, GA

STR Registration & Excise Tax
STR operators must register under Union County's STR ordinance enacted in March 2023, and report monthly excise taxes via an online system.
Tourist Accommodations Exception
Properties with multiple STR units on the same estate may be regulated as “Tourist Accommodations” via the State Department of Public Health, in addition to local STR excise taxes.

Habersham County, GA

Mandatory Licensing: Every STR must hold both a valid Short-Term Rental Host License and an occupational/business tax certificate.
Annual Renewal & Fees: Licenses must be renewed yearly by December 31, with renewal deadlines starting 30 days after new business commencement. Late renewals incur a 10% penalty per month.
License Cap: The total number of STR licenses is capped at 650. Unincorporated White County had already issued 546 licenses by early 2024.
STRs are prohibited in platted subdivisions unless their covenants explicitly allow them. A formal "STR Eligibility Form" must be obtained from the Planning Department.
A county-approved Subdivision Map identifies areas where STRs are not allowed unless permitted.
A licensed STR must:
- Pass inspections aligned with International Building, Fire, and NFPA 101 Life Safety codes.
- Display conspicuous in-unit signage that includes:
  - Responsible party (local contact) info, available 24/7 with a 2-hour response commitment.
  - Emergency contacts (dial 911), evacuation routes, physical address, maximum occupancy, and noise/neighborly conduct notices.
- Maintain proof of STR-specific insurance.
Owners must remit applicable hotel/motel taxes: platforms may collect them, or hosts must pay directly to the county. Importantly, not all platforms remit these automatically.
Common violations include operating without a license, being in a restricted subdivision, safety breaches, or false affidavits.
Penalties escalate: first offense—warning; second—30-day license suspension; third—revocation for 12 months. Misdemeanor charges may apply per Georgia state law.

Lumpkin County

Land Use Permit + Business & STR License
Required before STR operation. Base license is $175, plus $100 per additional unit. Must also submit supporting documentation (signed, notarized).
Hotel-Motel Tax – Recently Increased
The county increased its Hotel-Motel excise tax to 8%, effective August 1, 2023. Platforms may remit automatically; otherwise, hosts must remit manually by the 20th of each month.
Zoning & Operational Overlay
STRs must align with zoning overlays or special districts; restricted in-place demographics may be applied.

Rabun County, GA

All STRs must obtain a Public Accommodation Registration (STR license), with owners required to register through the county. Noncompliance may lead to penalties.
Properties must be in the Vacation Cottage zoning district.
Houses outside this zone may operate only if they were grandfathered under prior rules or successfully rezoned.
Maximum occupancy is 12 people, regardless of bedroom count.
Owners must designate a local contact person (Rabun County resident) for 24/7 availability.
STRs must display signage with occupancy limits, parking rules, and local contact information posted. Municode
A county excise tax of 8% is required and must be collected and remitted.
In addition to county requirements, all STRs in Georgia must remit the 4% State Sales Tax and the $5/night Hotel‑Motel Fee for stays under 30 days.
Rabun County has adopted GOV OS software, a digital compliance platform, for STR registration and enforcement—which went live by mid‑2024.

Towns County, GA

Property Tax Basics (Ad Valorem): All property is taxed based on assessed value, which is 40% of fair market value. Homeowners pay annual property taxes—due dates and millage rates vary. tax.townscountypay.com+1
Mobile/Manufactured Homes: If classified as mobile homes, they require an annual location permit and property tax payment by April 1. Penalties (10%) and citations may apply if not paid or permitted.
All STR property owners in Towns County must obtain and maintain a valid business license.
GoSummer
4% State Sales Tax applies to rentals shorter than 90 days.
A Nightly Hotel-Motel Fee (typically $5 per night) also applies, unless the stay exceeds 30 days.

Union County, GA

STR Registration & Excise Tax
STR operators must register under Union County's STR ordinance enacted in March 2023, and report monthly excise taxes via an online system.
Tourist Accommodations Exception
Properties with multiple STR units on the same estate may be regulated as “Tourist Accommodations” via the State Department of Public Health, in addition to local STR excise taxes.

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Feature Packages

Basic Package

Elite Package

Platinum Package

short term rentals

Compliance for North Georgia

Across Georgia

City of Clayton (Rabun County), GA

A Short-Term Rental Unit Permit and an occupational (business) license are required for each rental location.

Applications must include proof of insurance, safety compliance, property details, and designated contact information.

Owners must designate a local contact, at least 18 years old and within 25 miles, who can respond 24/7 to complaints or emergencies—failure to do so may lead to license suspension.

Each STR must pass an annual fire and life safety inspection; life safety standards outlined by NFPA must be met.

Emergency evacuation diagrams, safety notices, occupancy limits, and local contact info must be conspicuously posted inside the property.

Occupancy is capped based on “bedroom standards” (e.g., 50 sq ft per occupant + 2 extra per unit), and daytime occupancy may not exceed 30 people.

Parking must be limited to the specified number of vehicles (commonly 2 per bedroom), and all vehicle owner details must be documented.

STR operators must report and pay monthly excise fees (local occupancy taxes) to the City, alongside state taxes.

Permits are annual, with a $150 application fee and a $100 renewal fee due before mid-December to avoid penalties. Licenses are non-transferable and reissued in case of ownership change.

Violations—including safety breaches, no local contact, or illegal occupancy—can result in suspension or revocation of the license, civil fines, or municipal proceedings. Complaints trigger investigation and may lead to swift action.

Fannin County, GA

Gilmer County, GA

Habersham County, GA

Mandatory Licensing: Every STR must hold both a valid Short-Term Rental Host License and an occupational/business tax certificate.

Annual Renewal & Fees: Licenses must be renewed yearly by December 31, with renewal deadlines starting 30 days after new business commencement. Late renewals incur a 10% penalty per month.

License Cap: The total number of STR licenses is capped at 650. Unincorporated White County had already issued 546 licenses by early 2024.

STRs are prohibited in platted subdivisions unless their covenants explicitly allow them. A formal "STR Eligibility Form" must be obtained from the Planning Department.

A county-approved Subdivision Map identifies areas where STRs are not allowed unless permitted.

A licensed STR must:

Pass inspections aligned with International Building, Fire, and NFPA 101 Life Safety codes.

Display conspicuous in-unit signage that includes:

Responsible party (local contact) info, available 24/7 with a 2-hour response commitment.

Emergency contacts (dial 911), evacuation routes, physical address, maximum occupancy, and noise/neighborly conduct notices.

Maintain proof of STR-specific insurance.

Owners must remit applicable hotel/motel taxes: platforms may collect them, or hosts must pay directly to the county. Importantly, not all platforms remit these automatically.

Common violations include operating without a license, being in a restricted subdivision, safety breaches, or false affidavits.

Penalties escalate: first offense—warning; second—30-day license suspension; third—revocation for 12 months. Misdemeanor charges may apply per Georgia state law.

Lumpkin County

Rabun County, GA

Towns County, GA

Union County, GA