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Groveland, CA

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STR Regulations for Groveland, California

Overview: Are short‑term rentals allowed in Groveland, CA?

  • Yes. Short‑term rentals are allowed in Groveland, which sits in unincorporated Tuolumne County. The County’s STR ordinance (Chapter 8.70) governs STRs in this market.
  • Effective January 19, 2024, it is unlawful to maintain, operate, or advertise a short‑term rental in unincorporated Tuolumne County without a current Fire and Life Safety Inspection and a Transient Occupancy Tax (TOT) certificate.
  • The ordinance covers lodging rented for one night to 30 days, including single‑family homes, secondary units, multifamily units, condos, townhouses, guesthouses, studios, cabins, tiny homes, bedrooms within a dwelling, yurts, and similar structures. All STRs must renew fire/life safety inspections every two years and maintain the standards summarized below.

How to start a short‑term rental business in this market

  • Decide property type and eligibility (e.g., primary home, second home, ADU/guesthouse, or mixed‑use structure).
  • Obtain a Transient Occupancy Tax (TOT) Certificate from Tuolumne County (does not expire; update if information changes). TOT returns are filed quarterly.
  • Schedule and pass a Fire and Life Safety Inspection under Tuolumne County Fire Department (TCFD)/CAL FIRE requirements. The inspection is valid for two years and must be renewed to continue operating.
  • Designate a Local Contact Person (available 24/7 by phone and able to be on‑site within 60 minutes). A professional property manager can serve as the contact if they meet the availability requirement.
  • Ensure compliance with defensible space and vegetation management rules (PRC 4291 and Tuolumne County Hazardous Vegetation Ordinance 8.14).
  • Submit the STR application and pay the application fee ($300 per county source). Use the County’s online portal to apply and schedule the inspection.
  • Post required interior notices (local contact and emergency evacuation information).
  • Register with any applicable HOAs (e.g., Pine Mountain Lake Association) and comply with their rules for STRs.
  • Set up quarterly TOT remittance and maintain all operational standards (occupancy limits, parking, noise/quiet hours, liability insurance, and Good Neighbor Policy communication to guests).
  • Consider engaging local vendors for cleaning, maintenance, and guest support to ensure quick turnarounds and a smooth guest experience.

Required documents, permits, licenses, and guidelines

  • Transient Occupancy Tax (TOT) Certificate
    • Issued by Tuolumne County Tax Collector’s Office.
    • Required to use a property as an STR.
    • Does not need to be renewed; update if property or owner information changes.
    • TOT is remitted quarterly.
    • Contact: Tax Collector’s Office at (209) 533‑5544.
    • Source page: Tuolumne County TOT Certificate and Application Information.
  • Fire and Life Safety Inspection (STR)
    • Mandatory for all STRs in unincorporated Tuolumne County.
    • Initial inspection requirement effective 1/19/2024; valid for two years and must be renewed.
    • Schedule via the Tuolumne County online STR application portal (homeowner/management company must submit the application at scheduling).
    • Cost: application fee $300 (credit card or check).
  • STR Ordinance Chapter 8.70 compliance
    • Establishes penalties for operating or advertising an STR without a passing inspection.
    • Interior posting required for Local Contact Person and emergency evacuation information.
  • Building/fire codes
    • Smoke alarms in each bedroom and at least one on every level (including basements and habitable attics).
    • Carbon monoxide alarms outside each bedroom on every level where fuel‑fired appliances or fireplaces exist.
    • One 5‑lb type 2‑A:10‑B:C fire extinguisher near the kitchen; additional extinguishers per level inspected annually by a certified professional.
    • Visible address identification consistent with Tuolumne County Ordinance Code 12.12.080.
  • Defensible space and hazardous vegetation
    • Must comply with PRC 4291 (CAL FIRE) and County Hazardous Vegetation Ordinance 8.14.
    • Reference: Ready for Wildfire defensible space resources and County Ordinance Code.
  • Operational documents and notices
    • Good Neighbor Policy to be shared with guests.
    • House manual with local contact details, Wi‑Fi, parking and noise rules, and emergency procedures.
    • Occupancy limit documentation and parking plan.

Specific regulations for short‑term rentals (City/County/State)

  • County level (Tuolumne County): STRs are permitted subject to:
    • TOT certificate and quarterly remittance.
    • Fire and Life Safety Inspection with two‑year validity.
    • Interior posting of local contact and evacuation info.
    • Smoke alarm, carbon monoxide alarm, and fire extinguisher requirements.
    • Defensible space compliance (PRC 4291 and County Ordinance 8.14).
    • Visible address signage (County Code 12.12.080).
    • Noise/quiet hour expectations (commonly 10 PM–7 AM), occupancy limits tied to bedrooms, parking compliance, and adherence to Good Neighbor Policy.
  • City level: Groveland itself has no separate municipal STR license; county rules govern operations in the unincorporated area.
  • State level (California):
    • Municipal transient occupancy taxes exist statewide but vary by jurisdiction. In this market, county‑level TOT requirements apply.
    • Fire/life safety standards and building code requirements for residential occupancies apply. Hosts must ensure any alterations comply with California Building Code and related codes. The County’s fire inspection program enforces these standards locally.

Contact information (local authority)

  • Tuolumne County Fire Department (Fire Prevention Division)
    • Phone: (209) 533‑5502 (for Fire Prevention Division)
    • General Department Phone: (209) 533‑5118
    • Email: fireprevention@co.tuolumne.ca.us
    • Department Address: 48 Yaney Avenue, Sonora, CA 95370
  • Tuolumne County Tax Collector’s Office (TOT)
    • Phone: (209) 533‑5544
    • Apply/update TOT certificate online via the County’s TOT page.
  • Online STR application and inspection scheduling
    • Use the County’s STR Application Portal.

Links to source pages

Notes and practical guidance for investors

  • Occupancy limits, noise/quiet hours, and parking specifics should be confirmed directly with Tuolumne County Fire Prevention and the County’s STR ordinance text, as individual lots and associations may have additional requirements (e.g., Pine Mountain Lake Association rules).
  • The inspection renewal cycle is every two years; plan ahead to avoid lapses.
  • While some third‑party listings cite lower application fees, the County source confirms a $300 application fee.
  • For properties in HOA‑governed areas (e.g., Pine Mountain Lake), ensure you obtain association approvals and comply with their STR rules in addition to county requirements.
  • Build strong vendor relationships (cleaning, maintenance, landscaping, and wildfire mitigation) to meet defensible space standards and guest expectations.

This guide reflects county‑wide rules that apply to Groveland’s STR market and relies on official county sources and ordinance documentation.

What do Airbnb hosts actually earn in Groveland?

Groveland hosts earn a median $34,759/year with $284 ADR and 44% occupancy.

Top performers pull in $50,749+ per year.

See the full Groveland market breakdown

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Groveland

Market Saturation Score

036912
High Saturation
9/ 12
months with declining YoY revenue
8–10 declining months: high saturation - supply likely outpacing demand.
View Full Groveland Market Analysis

Photos of Groveland

Overview of Groveland

Groveland is a small foothill community in Tuolumne County, California, situated in the western Sierra Nevada at roughly 2,800 feet in elevation. With a population of only a few hundred residents, it has the relaxed, outdoorsy feel of a former Gold Rush-era settlement that has reinvented itself as a recreational base. Most travelers know it best as the last sizable stop before the northern approaches to Yosemite, and the town is officially signed as a "Yosemite Gateway" community. It sits about 140 miles east of San Francisco, reached via Highway 120, and is roughly 25 miles southeast of Sonora, the Tuolumne County seat.

Yosemite National Park is the headline attraction, and it shapes nearly every aspect of life in Groveland. The Big Oak Flat Entrance, one of the park's four main gates, lies about 24 miles to the east along Highway 120, putting Yosemite Valley within roughly an hour and a half of town depending on traffic at the gate. Visitors use Groveland as a staging point for everything from day hikes among the giant sequoias of the Tuolumne and Merced groves to full excursions into the high country. The proximity gives the town a built-in audience of road-trippers, international travelers, and park regulars who prefer quieter lodging to the in-park options. More information is available through Yosemite National Park and its Wikipedia entry.

A second, less-trafficked slice of the park is also within easy reach. The Hetch Hetchy Reservoir, a vast glacially carved valley flooded in the early twentieth century to supply San Francisco's water, sits about 20 miles east of Groveland and offers a markedly different Yosemite experience. The road follows a branch of Highway 120 through oak and chaparral, and the reservoir itself draws hikers, anglers, and photographers rather than the bus crowds of the valley. Background on the reservoir and its history can be found on the Hetch Hetchy page.

Closer to town, Pine Mountain Lake is a private recreational community with a public marina, golf course, and airstrip a few miles south of downtown Groveland. The lake and its surrounding pine forest give visitors a place to swim, fish, kayak, or simply stretch their legs without the park entry fee, and they anchor a steady stream of vacationers during the warmer months. The historic downtown itself, anchored by a handful of nineteenth-century buildings and a long-running saloon, gives the town a tangible sense of place that distinguishes it from the more generic mountain subdivisions elsewhere in the Sierra.

Groveland's appeal for short-term rentals rests on a simple equation. It sits closer to a major national park entrance than almost any other town, offers a charming, walkable historic core, and is surrounded by lakes, forests, and Gold Country sites that fill the days of guests who do not want to spend their entire trip inside the park. For owners, that combination translates into year-round demand from Yosemite-bound travelers and a steady summer season fueled by lake and foothill recreation.

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