Overview: Are STRs Allowed in Belvedere–Tiburon?

No. Short-term rentals are explicitly prohibited in Belvedere and Tiburon, per countywide summaries and staff reports prepared for Marin County jurisdictions. Belvedere’s prohibition stems from permissive zoning principles (short-term rentals are not a permitted residential use), and Tiburon adopted an ordinance banning STRs, overriding any earlier seasonal permits. Enforcement is complaint-driven.

Note on scope: If you are evaluating properties inside Belvedere or Tiburon city limits, STRs are not a viable use. If you are considering property in unincorporated Marin County (outside any city or town jurisdiction), STRs are allowed subject to Marin County’s new licensing program (see Unincorporated Marin County section below).

Starting an STR Business in This Market

• In Belvedere/Tiburon: Do not proceed. STRs are prohibited and enforcement is complaint-driven.
• In unincorporated Marin County:
  1. Confirm your parcel is in unincorporated Marin (not within Belvedere, Tiburon, Sausalito, Larkspur, San Anselmo, etc.).
  2. Review eligibility: Primary residences and non-primary residences can qualify, but fees, caps, and future requirements differ.
  3. Prepare documentation before applying: water/waste/septic evidence, site plan, building/fire self-certifications.
  4. Apply during the current window and track renewal/expiry dates (existing operators must re-apply by July 1, 2025; no new licenses are issued until after July 1, 2025 due to the countywide cap).
  5. Maintain compliance post-approval (water/septic thresholds, waste contracts, parking per Public Works for new operators, etc.).

Required Documents, Permits, Licenses, and Guidelines

• Belvedere:

  • None. STRs are prohibited.
  • If the property is in a different zoning/use category (e.g., commercial), consult the city directly; however, for residential properties, STRs are not allowed.

• Tiburon:

  • None. STRs are prohibited by ordinance.
  • Any previously issued seasonal permits were voided by the ban.

• Unincorporated Marin County (STR license required):

  • Fee: $300 for primary residence operators; $600 for non-primary dwellings.
  • License term: Annual renewal.
  • Deadline for existing operators: Submit complete application by July 1, 2025.
  • License cap: 1,200 licenses countywide; no new licenses issued until renewals are processed and available capacity is confirmed.
  • Documentation required:
    • Water: If on a private well, provide bacteriological test completed within previous 12 months; if served by a local provider, provide water bills/usage records. If usage exceeds 250 gallons/day, submit a plan to reduce usage below that threshold within the next year; failure to reduce will prevent renewal.
    • Waste: Provide bills from an authorized waste collector for garbage, recycling, and organics.
    • Septic: If served by private septic, submit inspection report by a licensed professional completed within previous 12 months.
    • Site plan: Schematic showing property lines, buildings, driveway, and on-site parking spaces and dimensions.
    • Building and fire safety: Self-certified inspections acceptable.
    • For new operators (post-July 1, 2025): Parking must be provided on-site consistent with Marin County Department of Public Works standards for the location (street width and other factors can alter exact requirements).
  • Waiting list lottery: New applicants who submitted applications by Dec. 31 are entered into a live, teleconferenced lottery to determine waiting list order.

Specific Regulations (City, County, and State)

• Belvedere:

  • STRs are prohibited. Belvedere’s position is that because STRs are not defined as a permitted land use, permissive zoning rules disallow the use.
  • Enforcement is complaint-driven.

• Tiburon:

  • STRs are prohibited by ordinance. Enforcement is complaint-driven.
  • Prior seasonal rental permits were voided by the ban.

• Unincorporated Marin County:

  • License required; 1,200-license cap for entire unincorporated county.
  • Community-level caps in West Marin (18 communities): total cap of 682 (existing operations ~640).
  • One license per property owner for new applicants; multi-property owners currently operating can retain each for two years, then limited to one per owner thereafter.
  • Application windows, deadlines, and waitlist lottery as outlined above.
  • Operational compliance: Water use thresholds, septic inspection, waste contracts, site plan, building/fire self-certifications; parking requirements for new operators.

• California (state-level context, not a ban):

  • No statewide prohibition on STRs; cities/counties set local rules.
  • State law allows cities/counties to require hosting platforms (e.g., Airbnb, VRBO) to collect and remit transient occupancy taxes (TOT) and to report quarterly data to local governments. Local ordinances still determine whether TOT applies and at what rate; you should verify TOT requirements with the applicable jurisdiction.

Contact Information (Local Authority in Charge of STRs)

• Marin County Community Development Agency (CDA), Planning Division — Short-Term Rental Program:
  • Address: 3501 Civic Center Drive, Suite 308, San Rafael, CA 94903
  • Phone: (415) 473-6380
  • Email: STR Program Coordinator (per county staff reporting: Daisy Sanchez)
  • Website (program portal): www.marincounty.gov/departments/cda/planning/long-range-planning-initiatives/short-term-rental-str
  • Program overview and application details are hosted on the county site.

Note: Belvedere and Tiburon do not maintain separate STR contacts because STRs are prohibited; code enforcement in those cities is complaint-driven and typically handled through their general planning/code enforcement departments. For direct city-specific contacts, consult each city’s main phone line and reference “code enforcement” or “short-term rental ban enforcement.”

Links to Source Pages

• Marin County — Short-Term Rental Program overview (countywide): www.marincounty.gov/departments/cda/planning/long-range-planning-initiatives/short-term-rental-str
• Town of Ross staff report with a Marin-wide STR status matrix (Belvedere and Tiburon prohibited): www.townofrossca.gov/sites/default/files/fileattachments/town_council/meeting/1151/15._-short-term_rentals.pdf
• Marin Independent Journal coverage of Marin County’s new STR rules and implementation timeline: www.marinij.com/2025/01/05/marin-county-moves-to-implement-short-term-rental-rules/
• Regional STR overview and city status list (Belvedere and Tiburon prohibited; county regulations for unincorporated areas): www.livinginmarin.com/marin-county-rules-for-short-term-rentals/
• STR regulations for Northern California municipalities and counties (state context; city-by-city summaries): www.rentbumper.com/short-term-rental-regulations-northern-california/

Practical Investor Takeaway

• Belvedere/Tiburon: Avoid STR acquisitions. The use is prohibited and enforcement is active through complaints.
• Unincorporated Marin: Proceed cautiously and methodically. The county is implementing a cap, a renewal queue, and significant documentation requirements. Water/septic/waste and on-site parking must be addressed. Expect fee levels to vary by primary vs. non-primary residence use and be prepared for renewal scrutiny around water use thresholds.