Quick Summary: El Dorado County (Meyers, Tahoma & Tahoe Basin) STR Rules
- Permit Required: Yes — VHR Permit ($564 new / $282 renewal + $31 tech surcharge)
- Permit Cap: Yes — 900 permits in the Tahoe Basin, reached; new applicants go on the county's waitlist, and no new permit within 500 ft of an active VHR
- Minimum Stay: No minimum stay (1-night minimum)
- Tax Rate: 14% TOT (10% base + 4% Measure S surcharge); California state income tax applies
- Noise Monitoring: Not required (the county suggests noise meters)
- Transferable on Sale: No
- Real Estate Tahoe’s take — best for: Buyers who want a California-side cabin for their own use or for rentals longer than 30 days. In the Tahoe Basin a seller’s permit ends with the sale, and a buyer’s new application goes on the county’s waitlist.
This guide is maintained by Real Estate Tahoe, the Incline Village–based brokerage serving both the California and Nevada sides of Lake Tahoe — we verify STR eligibility and permit status on every listing we show. Last updated: September 2026. Contact broker Murat Gocmen for current permit availability.
Overview
El Dorado County manages short-term rental regulations for the unincorporated areas of the Tahoe Basin on the California side, including popular communities like Meyers (just south of South Lake Tahoe) and Tahoma on the west shore. Homes inside the South Lake Tahoe city limits are not covered here: they need a City of South Lake Tahoe short-term rental permit, a separate city permit with its own residential cap and waitlist.
The county requires a Vacation Home Rental (VHR) permit for properties rented for less than 30 days. The process is more involved than Truckee's but less restrictive than South Lake Tahoe's tiered permitting system. The TRPA overlay adds environmental review requirements for any property modifications.
El Dorado County has been actively updating its STR regulations in recent years, with permit fees of $564 new / $282 renewal (+ $31 tech surcharge), a 900-permit cap with 500-ft buffer, 14% TOT in the Tahoe Basin (10% base + 4% Measure S surcharge), and enhanced enforcement. Property owners should stay current with evolving rules.
Key communities covered:
Meyers, Tahoma, Christmas Valley, and the Echo Lake area, all in the Tahoe Basin. Twin Bridges and Strawberry, on Highway 50 west of Echo Summit, are El Dorado County but outside the Tahoe Basin: the county's VHR permit and 500-ft buffer apply there, the 900-permit Basin cap does not. Homewood, just north of Tahoma, is in Placer County (see Placer County's STR rules).
How to Get a VHR Permit in El Dorado County
The VHR permit process in El Dorado County involves several steps, including TRPA compliance for Tahoe Basin properties:
Check Eligibility
Verify your property is in an eligible zone and at least 500 feet from any active VHR (the county-wide buffer applies on top of the Basin cap). Contact El Dorado County Planning for zoning confirmation and check any HOA restrictions.
Join the Waitlist, Then Apply
The Tahoe Basin's 900-permit cap has been reached, so a new applicant joins the county's waitlist ($141). When a permit opens up, complete the VHR application with property details, floor plan, and parking diagram.
Pay the Application Fees
When you apply, pay the VHR permit fee ($564 new + $31 tech surcharge) and the fire inspection fee, which is based on square footage. Fix any missing items within 30 days.
Fire & Defensible Space Inspection
Don't schedule it until the county emails you. Then pass the local fire department's safety and defensible space inspection (Lake Valley Fire in Meyers) within 60 days of applying: smoke detectors, CO alarms, fire extinguishers, bedroom egress, and the county's defensible space ordinance. The inspection is good for two years.
Permit Issued, Then Register
The county issues the permit once the inspection passes. Then get a county business license and register for TOT at 14% in the Tahoe Basin (10% base + 4% Measure S). Renewal is $282 + $31 tech surcharge a year.
Operate in Compliance
Post the permit number on all listings, rent at least 10 nights a year, distribute Good Neighbor information to guests, and keep your local contact available.
Rules at a Glance
These are the key operating rules for vacation rentals in El Dorado County:
| Rule | Details |
|---|---|
| Maximum Occupancy | 2 persons per permitted bedroom (Ord. 5209 §5.56.090). Children age 5 and under do not count toward occupancy limits; age 6 and older counts as a full occupant. Occupancy limits are enforced 10 PM–8 AM. (Ordinance No. 5135 / 5209) |
| Noise Hours | Quiet hours 10:00 PM to 8:00 AM. No unreasonable noise, including amplified music heard at the property line. Indoor noise must not be audible at property boundaries. |
| Parking | All guest vehicles must park on the property. Parking plan submitted with permit application. |
| Trash & Bears | Bear-resistant containers required in Tahoe Basin. Trash management plan required as part of permit. |
| Min Stay | 1 night minimum. No county-mandated minimum stay beyond that. |
| Local Contact | Local contact person required, available 24/7, able to respond within 30 minutes. |
| Fire Safety | Fire inspection required initially and every two years thereafter. Defensible space must be maintained per CAL FIRE standards. |
| Advertising | County permit number must be displayed on all listings and advertisements. |
How Children Count Toward Occupancy Limits
El Dorado County provides a limited exemption for very young children.
| Rule | Details |
|---|---|
| Occupancy Formula | 2 persons per permitted bedroom |
| Children Exemption | Children age 5 and under do not count toward occupancy limits. Age 6 and older counts as a full occupant. |
| Reference | Ordinance No. 5135 / 5209 |
Regulations are subject to change. Last updated: September 2026. Contact El Dorado County's STR office directly for the most current rules.
Zoning & Areas
El Dorado County allows VHRs in most residential zones within the Tahoe Basin, subject to permit approval. The county capped VHR permits in the Tahoe Basin at 900 in December 2020 (Ordinance 5135) and added a 500-ft buffer between VHR properties in 2021 to manage density; the current ordinance, No. 5209, took effect in November 2024, and the cap has been reached.
The TRPA (Tahoe Regional Planning Agency) overlay applies to all Tahoe Basin properties. This means any structural modifications, additions, or changes to the property may require TRPA environmental review in addition to county permits.
West shore communities like Tahoma tend to be quieter, residential neighborhoods where neighbors may be more sensitive to STR activity. Meyers has a more established STR market given its proximity to Heavenly and South Lake Tahoe.
Taxes & Fees
Here is a breakdown of the taxes and fees associated with operating an STR in El Dorado County:
Enforcement & Penalties
Enforcement System
Fines: up to $1,500, then $3,000, then $5,000 per violation within 12 months (County Code 5.56.140).
Renting without a permit: the first violation gets a warning with 5 days to cure; after that, fines up to $1,500, $3,000, then $5,000.
30-minute cure: a violation the local contact fixes within 30 minutes gets a warning, but three warnings in 24 months become a notice of violation.
Suspension and revocation: three violations in 18 months suspend the permit for six months; four in 18 months revoke it. Appeals go to the Code Enforcement Hearing Officer.
Complaint-based enforcement with growing proactive monitoring. The county is exploring platform scanning technology.
Complaint hotline: El Dorado County Code Enforcement — (530) 573-7999
Recent Changes
- 2026 September 2026: The county has been reviewing its VHR ordinance since August 18, 2026, mostly for the West Slope. The 500-ft buffer stays, and with the Tahoe Basin at its 900-permit cap, new applicants go on the county's waitlist ($141).
- 2024 Ordinance 5209, in effect November 2024, was adopted October 22, 2024.
- 2021 500-ft buffer adopted August 24, effective October 1, 2021.
- 2020 Ordinance 5135, adopted December 2, 2020, capped VHR permits in the Tahoe Basin at 900.
Frequently Asked Questions
Do I need a permit for an STR in El Dorado County?
What is the TRPA and how does it affect my STR?
Does El Dorado County have an STR cap?
How does the TOT work in El Dorado County?
Can I rent my Tahoma cabin on Airbnb?
What are the occupancy limits for El Dorado County STRs?
Lake Tahoe STR questions, answered
- Which Lake Tahoe properties can legally be an Airbnb
- How much an Airbnb makes in Lake Tahoe, by market
- Incline Village Airbnb permit: the Washoe County STR rules
- Tahoe Airbnb: California or Nevada side?
- Risks of buying a Lake Tahoe Airbnb, ranked by cost
- Cost segregation for a Lake Tahoe Airbnb
- Airbnb's Guest Favorite badge and Tahoe rental revenue
- Lake Tahoe property management companies, compared
- What Lake Tahoe property management roundups get wrong
- Which Lake Tahoe Jurisdictions Still Issue Short-Term Rental Permits?
Understanding El Dorado County's STR Rules for Meyers and Tahoma
El Dorado County governs several unincorporated communities in the Tahoe Basin that fall outside the City of South Lake Tahoe's jurisdiction. Meyers, located along Highway 50 just south of the city limits, and Tahoma, situated on the West Shore, are two of the most notable areas where El Dorado County's Vacation Home Rental (VHR) ordinance applies. Because these areas are unincorporated, they follow the county's permit process rather than the city's — and the rules differ in meaningful ways, including fee structures, enforcement mechanisms, and the role of the Tahoe Regional Planning Agency (TRPA).
The TRPA overlay adds a layer of complexity that distinguishes El Dorado County properties within the Tahoe Basin from those outside it. Properties inside the TRPA boundary must comply with agency-level environmental and land use standards in addition to county-level STR regulations. This can affect everything from parking requirements to noise standards and defensible space mandates. Compared to Placer County — which governs the North Shore — El Dorado County's approach to STR permitting has its own fee schedule, inspection requirements, and renewal process. Buyers looking at properties in Meyers or Tahoma should understand that being on the same lake as Tahoe City or Kings Beach does not mean being under the same rules.
El Dorado County is at its cap. Where around the lake a buyer can still get a permit: Lake Tahoe short-term rental homes for sale.
El Dorado County Permit Process: What to Expect
In the Tahoe Basin the process begins on the county's waitlist ($141), because the 900-permit cap has been reached; when a permit opens up, the applicant submits an application to the county's Planning and Building Department. Applicants must provide property details, proof of ownership, and a designated local contact person who can respond to complaints within 30 minutes of the property. A fire and life-safety inspection is required, covering smoke and carbon monoxide detectors, fire extinguishers, and defensible space clearance. The county charges application and inspection fees that are typically due at the time of submission.
Once the application is complete, county staff reviews the materials for compliance with the VHR ordinance and applicable zoning requirements. The review timeline can vary depending on application volume and inspection scheduling, but applicants should generally expect the process to take several weeks. Permits must be renewed annually, and renewal requires that the property remain in full compliance with all operational standards — including occupancy limits, parking requirements, noise restrictions, and trash management. Failure to maintain compliance can result in fines, permit suspension, or revocation.
One important distinction in El Dorado County is the prohibition on hot tub use during quiet hours, which is more specific than what some neighboring jurisdictions require. The county also requires that all STR advertisements include the permit number and maximum occupancy, and the local contact person must be available around the clock during any active rental period. These requirements are actively enforced, and repeat violations can lead to escalating penalties.
Is Meyers a Good Area for Vacation Rental Investment?
Meyers occupies a strategic position in the South Shore market. Situated at the intersection of Highway 50 and Highway 89, it serves as a gateway to both South Lake Tahoe and the backcountry recreation areas along the Sierra crest. The community is within a short drive of Heavenly and Sierra-at-Tahoe ski resorts, and it offers direct access to popular summer destinations including Hope Valley, Carson Pass, and the Meiss Meadows trailhead. This year-round recreation access makes Meyers properties attractive to guests who want proximity to activities without being in the busier South Lake Tahoe core.
Because Meyers is unincorporated El Dorado County — not the City of South Lake Tahoe — it operates under a different set of STR rules. This jurisdictional distinction matters: while South Lake Tahoe has implemented its own evolving permit framework, Meyers properties follow the county's VHR ordinance. For investors, this means a different fee structure, different enforcement approach, and potentially different permit availability dynamics. Property prices in Meyers are often lower than comparable homes closer to the lake, which can improve the ratio of purchase price to rental revenue.
The area's appeal is growing as more visitors discover the quieter, more residential character of Meyers compared to the commercial density of South Lake Tahoe's main corridors. Guests who book Meyers properties typically value space, proximity to nature, and a home-base feel for multi-day ski trips or summer adventures. For buyers evaluating South Shore investment opportunities, Meyers represents a jurisdiction and location that deserve serious consideration alongside the more obvious choices.