Thinking about renting your Pebble Beach home as a vacation stay but unsure what is allowed? You are not alone. Monterey County updated its short‑term rental rules and enforcement, and Pebble Beach sits in a coastal planning area with extra steps. In this guide, you will learn what type of rental you can run, which permits you need, how taxes work, and how to stay compliant. Let’s dive in.
What changed in Pebble Beach
Monterey County created a countywide licensing program for vacation rentals. The Vacation Rental Operation License rules became operative on October 14, 2024, setting baseline requirements for hosts, listings, and platforms. You can review the county’s adopted Chapter 7.120 rules in the official documents linked by the County Clerk of the Board. See the countywide Vacation Rental Operation License rules.
Because Pebble Beach is in the coastal zone, a separate coastal ordinance also applies. The County adopted the coastal Title 20 vacation‑rental rules on September 23, 2025, and they became effective October 24, 2025. The County provided an initial compliance window to bring unpermitted rentals into the process or cease operations. Read the Title 20 coastal ordinance summary and actions.
County leaders also asked staff in January 2026 to draft possible further limits in some unincorporated areas. That direction does not change the rules by itself. It signals potential changes to watch. See recent coverage of Board direction.
Know your rental type
The County uses three categories that drive what you can do and what permits you need. Use these definitions when you plan.
Homestay
You live in the home as your principal residence and occupy at least one bedroom while renting. Homestays are allowed with a ministerial license under Chapter 7.120. Review the homestay definition and rules.
Limited Vacation Rental
This is a non‑hosted whole‑house rental that you offer up to three times in a 12‑month period. It requires a ministerial Vacation Rental Operation License. See Limited Vacation Rental rules.
Commercial Vacation Rental
This is a non‑hosted whole‑house rental that you offer more than three times in 12 months. In the coastal zone, Commercial Vacation Rentals require a discretionary Coastal Development Permit, a Vacation Rental Operation License, a business license, and a Transient Occupancy Tax registration. The County treats these as visitor‑serving uses and reviews them more closely. See Commercial Vacation Rental requirements.
Permits and licenses you need
Most Pebble Beach owners will interact with County licensing and tax registration. Here is what to expect.
- Vacation Rental Operation License. The initial application fee is $965. Renewal is $135 for no‑change renewals or $357.50 if details change. Review adopted license fees and renewal structure.
- Transient Occupancy Tax registration. You must register with the Treasurer–Tax Collector and post the certificate on site. Find the TOT registration and reporting page.
- Coastal Development Permit for Commercial Vacation Rentals. If you plan frequent whole‑home rentals, expect a discretionary review under the coastal ordinance. The County’s guidance notes coastal permit costs can be in the low five‑figure range, and a past example cited about $12,000 as an order‑of‑magnitude estimate. Confirm the current fee schedule with County staff. Start with the County’s short‑term rental permit center.
Collecting and remitting TOT does not replace the need for a VROL or a coastal permit where required.
Coastal permits and planning caps in Pebble Beach
Pebble Beach is inside the Del Monte Forest Land Use Plan area, so the coastal Title 20 rules and planning caps apply. The ordinance sets a maximum of 57 concurrent Coastal Development Permits for Commercial Vacation Rentals in the Del Monte Forest planning area. Some planning areas also have a ceiling that cannot exceed 4% of single‑family dwellings for permitted commercial rentals, and certain sensitive areas prohibit commercial rentals. See the adopted coastal ordinance text and caps.
If you are unsure whether your parcel is in Del Monte Forest, check the County’s mapping resources or contact HCD. View Del Monte Forest planning area figures.
Operating rules you must follow
Even once licensed, you must follow on‑site and listing rules. These apply countywide and are enforced.
Listing and on‑site posting
Your online listing and any ad must display your County license number. Your rental agreement and in‑unit notices must include your license, occupancy limits, quiet hours, and other required details. Hosting platforms must show license numbers, submit monthly listing reports to the County, and remove noncompliant listings within 10 days when notified. Review these Chapter 7.120 requirements.
Property manager and responsiveness
You must designate a local property manager who is available 24/7 while the unit is rented and can arrive on site within 30 minutes to handle complaints. The County requires a small exterior sign showing your license number, the manager’s contact, and the address, plus an in‑unit information binder with emergency contacts, evacuation routes, your business license, and your TOT certificate. See the operational standards.
Occupancy, noise, and safety
The ordinance limits overnight and daytime occupancy and prohibits outdoor amplified sound. As an example, the County references general maximums such as 10 overnight and 15 daytime guests, subject to the unit’s size and other constraints. You must provide on‑site trash containment and meet water and wastewater standards. For Commercial Vacation Rentals, you must also show acceptable emergency response times and adequate water and septic capacity. Read the occupancy and site standards.
Private roads, CC&Rs, and Pebble Beach Company
Many Pebble Beach homes sit on private roads and are subject to CC&Rs overseen by Pebble Beach Company or local HOAs. In addition to County permits, you may need written consent or to comply with private CC&Rs. Local guidance notes Pebble Beach Company Architectural Review Board involvement can be required in practice. See the Del Monte Forest Property Owners FAQs for contacts and practices.
If your rental would use a private road and you are seeking a Commercial Vacation Rental permit, the County applies Chapter 16.80 procedures. You must notify all owners who have rights to the private road and follow special access steps. Review the adopted coastal ordinance materials that reference private‑road access requirements.
Local services also matter. Pebble Beach Community Services District handles fire protection, sewer and wastewater, recycled water, and garbage service. Service capacity can affect whether a property is suitable for repeated short‑term rentals. Use DMFPO’s resources to identify contacts and next steps.
Taxes: TOT at a glance
The Transient Occupancy Tax rate in unincorporated Monterey County is 10.5% of rent for stays of 30 days or fewer. You must register with the Treasurer–Tax Collector, post the certificate on site, and file according to the County’s schedule. Some platforms may not collect County TOT on your behalf, so confirm your settings and remit directly when needed. Visit the Treasurer–Tax Collector’s TOT page.
Collecting and remitting TOT is required, but it does not replace land‑use approvals or your VROL.
Enforcement risks to avoid
The County can fine hosting platforms up to $1,000 per offense if they fail to remove noncompliant listings or do not meet reporting duties. For operators, civil penalties are steep and escalate. The ordinance authorizes civil penalties tied to the maximum advertised daily rate, such as 175%, 275%, and 375% for first, second, and third violations within a year, or flat amounts up to $1,000, $2,500, and $5,000 per day when there is no advertised rate. Each day of violation counts separately, and the County can revoke licenses and seek injunctions. See the penalty framework in Chapter 7.120.
Quick compliance checklist
Use this high‑level list to plan next steps and avoid surprises.
- Confirm your parcel’s zoning and that it is within the Del Monte Forest planning area, which triggers coastal Title 20 rules. Check Del Monte Forest figures and contact HCD.
- Choose your category: Homestay, Limited Vacation Rental, or Commercial Vacation Rental. Review definitions in Chapter 7.120.
- Apply for a Vacation Rental Operation License and Monterey County business license. Budget $965 for the initial VROL, and plan for renewals. See the adopted fee schedule item.
- If Commercial in the coastal zone, plan for a Coastal Development Permit and related review costs. Start with the HCD Short‑Term Rentals page.
- Register for Transient Occupancy Tax and display your certificate. Collect and remit 10.5%. Use the County TTC page for forms and reporting.
- Put your County license number on every listing and ad. Post the required in‑unit notices and the small exterior sign. Follow the Chapter 7.120 listing and posting rules.
- Designate a local manager who can respond 24/7 and arrive within 30 minutes.
- Verify CC&Rs, HOA rules, and Pebble Beach Company requirements. Obtain any needed written consents and check PBCSD service limits. See DMFPO FAQs for local guidance.
- Keep accurate records of bookings, occupancy, and taxes. Preserve rental contracts for the required retention period. Review operator duties in Chapter 7.120.
Where to verify current rules
- Start with the County’s HCD Short‑Term Rentals page for zoning lookups and permit steps. You can also call the permit center at 831‑755‑5025. Visit the HCD permit center.
- For TOT registration and reporting requirements, use the Treasurer–Tax Collector’s page. Review the TTC’s TOT guidance.
- For the adopted coastal ordinance and countywide Chapter 7.120 text, use the County’s Legistar records. See the coastal ordinance item and attachments. See the countywide Chapter 7.120 text and attachments.
- For Pebble Beach community practices and PBC contacts, use Del Monte Forest Property Owners. Open the DMFPO FAQs.
- For current policy developments, check recent Board agendas and credible local reporting. Read a recent news summary of Board direction.
Planning a sale or purchase in Pebble Beach
Short‑term rental rules can affect value, buyer demand, and your timing. If you plan to sell, a clear compliance file and realistic projections can support your listing story. If you plan to buy, confirm the rental path early so you can align your goals with what the County and community allow. For tailored guidance on how these rules may impact your move, connect with the team at Ryan’s Beach Homes for a private conversation and a curated look at current properties.
FAQs
What short‑term rentals are allowed in Pebble Beach?
- Pebble Beach follows Monterey County’s three categories: Homestay, Limited Vacation Rental, and Commercial Vacation Rental. Homestays and Limited Vacation Rentals need a VROL, while Commercial Vacation Rentals also need a Coastal Development Permit in the coastal zone. See Chapter 7.120 details.
Do I need a coastal permit if I rent my whole home frequently?
- Yes, in the coastal zone a non‑hosted whole‑home rental offered more than three times in 12 months is a Commercial Vacation Rental and requires a Coastal Development Permit plus a VROL, business license, and TOT registration. Review coastal requirements and caps.
What is the TOT rate for Pebble Beach rentals?
- The TOT rate in unincorporated Monterey County is 10.5% of rent for stays of 30 days or fewer. You must register with the Treasurer–Tax Collector, post the certificate, and remit on the County’s schedule. See the TTC’s instructions.
What has to appear on my listing and inside the home?
- Your County license number must be on every listing and ad. Post in‑unit notices with the license, occupancy limits, quiet hours, and required contacts, and place the small external sign with your license number and manager contact. See listing and posting rules.
How strict are occupancy and noise rules in Monterey County?
- The ordinance sets occupancy limits, requires trash management, and bans outdoor amplified sound. As an example, the County references a general maximum of 10 overnight and 15 daytime guests depending on the unit and constraints. Review site standards.
What if my Pebble Beach home is on a private road?
- Commercial Vacation Rental applications that rely on a private road must follow Chapter 16.80 procedures, including notifying all owners with road rights. Expect extra neighbor noticing. See coastal ordinance materials referencing private‑road procedures.
Are short‑term rentals being banned in Pebble Beach?
- Not at this time. The Board of Supervisors asked staff in January 2026 to draft possible further limits for some unincorporated areas. That directive alone does not change existing rules, but you should monitor updates. Read recent coverage.