Managed co-hosting · Service area
Where we run homes, and the rule in each city
We manage short-term rentals in six San Francisco Bay Area jurisdictions. Each has its own permit, night limit and tax. In practice every one of them favours owners who live in the home for part of the year, so that is who this service is for.
Cities we cover
| City | Who can host | The rule that decides it |
| San Francisco | Primary-residence hosts only | Permanent residents only (275+ nights a year at the home); un-hosted stays capped at 90 nights a year; two city registrations; $500,000 liability cover. |
| San José | Primary residence | Primary residence; un-hosted stays capped at 180 days a year, hosted stays uncapped; Business Tax Certificate + TOT registration; 10% TOT. |
| Berkeley | Primary residence | Primary residence; Certified Short-Term Rental Host registration + zoning certificate; un-hosted 90 days a year; 12% TOT + 2% enforcement fee monthly; $1,000,000 liability cover. |
| Santa Cruz | Hosted stays only (city) | City of Santa Cruz: hosted permits only (owner lives there 6+ months a year); no new non-hosted permits; 250-permit cap, first come first served. |
| Half Moon Bay | Primary residence (commercial zones exempt) | Owner lives there at least half the year (tenant hosts: 2 years + owner consent); un-hosted 60 nights a year; Commercial-Downtown / General zones exempt from residency. |
| Marin County (unincorporated) | Licence required, capped | STR licence first, then a business licence + TOT certificate; 1,200-licence cap in unincorporated Marin (Stinson Beach 192, Dillon Beach 204). |
Cities we do not take on
- Oakland — The planning code treats almost all rentals under 30 days of houses and apartments as Transient Habitation, allowed only as an owner-occupied historic bed and breakfast with a Conditional Use Permit. source
- Carmel-by-the-Sea — No home or second unit may be rented for less than 30 consecutive days in the residential district (1989 ordinance, upheld in Ewing v. City of Carmel-by-the-Sea, 1991). source
- Monterey (city) — Rentals under 30 days are not a legal use in residential zones, and advertising one is itself prohibited. source
Outside these areas
We do not run homes in person anywhere else. The software is not limited by area: the Free, Assisted and Autonomous plans draft every guest reply for a listing anywhere, and you keep your own cleaner.
How we check a city before quoting
Every estimate request asks for the address, whether the home is your primary residence, how many nights a year you live there and any permit numbers you already hold. We check the city or county rule for that address and say so in the estimate. If the home cannot be permitted, we tell you that instead of quoting.
Rules change and this is not legal advice. We check the current rule for your address before we quote, and you hold the permit and the insurance in your name.
Get your written estimate
Address, listing links and last year’s numbers. We reply within one business day with a line-item estimate.
Request an estimate