Thinking about turning an Old Town Bluffton property into a short-term rental, but not sure where to start? You are not alone. In historic neighborhoods, the rules can feel layered and a little confusing. This guide breaks down how regulations work in Old Town, what you must verify before you buy or list, and where to find official answers so you can plan with confidence. Let’s dive in.
How STR rules work in Old Town Bluffton
Short-term rentals in Old Town sit at the intersection of several rule sets. You will navigate local, county, and state requirements, plus any private rules if your property is in an HOA or POA.
- Town of Bluffton. Inside town limits, the Town sets the core rules on registration, zoning, taxes, noise, and operations. Start with the Town of Bluffton official site.
- Bluffton municipal code. The Town’s ordinances are codified in Municode. Use the search function to confirm current definitions, permits, and penalties in the Bluffton municipal code.
- Beaufort County. County rules and tax collection apply in unincorporated areas, and some processes touch town properties. For context and tax resources, check Beaufort County.
- South Carolina. State law governs sales and accommodations taxes and can preempt certain local rules. Registration and tax guidance live at the South Carolina Department of Revenue.
- Historic overlay and HPC. Old Town’s historic character can trigger design standards or review for some changes. Look for Historic Preservation Commission information via the Town of Bluffton official site.
- HOA or POA. Private covenants can be stricter than the Town and are enforceable for owners. Always review governing documents before you buy.
What to verify before you buy or list
Each Old Town property is unique. Use the sections below as a roadmap for your due diligence.
Registration and business licensing
Many towns require a short-term rental registration, a business license, or both. Verify whether the Town of Bluffton requires you to register the unit, obtain a business license, and renew annually. Confirm application materials, fees, and whether proof of insurance is needed. Look for details through the Town’s Finance or Business Licensing pages and the Bluffton municipal code.
Local contact requirement
Municipalities often require a 24-7 local contact who can receive complaints and respond within a set time. Ask the Town if you must designate a local agent or manager, the required response window, and how failures to respond are handled. Clarify whether missed responses lead to fines or a suspended permit.
Zoning and historic overlays
Short-term rental use depends on your parcel’s zoning and any overlay districts. Old Town parcels may sit within a historic overlay that carries special design standards or review procedures. Confirm the property’s zoning designation, whether STRs are permitted or conditional, and if a special exception is required. Ask Planning and Zoning about parking minimums, outdoor use limits, and any overlay-specific conditions. Use the Town’s site and the Bluffton municipal code to verify.
Occupancy and safety
Towns commonly set maximum occupancy by bedroom or square footage and require life safety measures. Ask Bluffton staff about the occupancy formula for STRs, required smoke and carbon monoxide alarms, fire extinguishers, egress, and any inspection program. Check if you must post the occupancy limit, house rules, and a permit number inside the unit.
Stays, frequency, and events
Some municipalities set minimum stays, cap rental nights per year, or restrict commercial events to protect neighborhood character. Verify whether Bluffton limits nightly rentals, sets a minimum stay, or prohibits large events at STRs. If you plan to allow gatherings, confirm any event-related rules with the Town and your HOA.
Parking, trash, and neighborhood management
Operational rules often include off-street parking minimums, restrictions on curbside parking, trash collection plans, and quiet hours. Old Town’s narrow streets and historic context can make parking compliance especially important. Confirm where guests may park, the number of spaces required, container types for trash, set-out schedules, and any amplified sound limits.
Taxes and registration
Short-term rentals typically trigger state and local taxes. In South Carolina, you are responsible for registering and remitting state sales and accommodations taxes through the South Carolina Department of Revenue. On the local side, confirm with the Town whether Bluffton collects a local accommodations or hospitality tax, or if Beaufort County collects in your area. For county-level tax questions and property context, check Beaufort County. Ask both the Town and SC DOR about filing frequencies and forms.
Inspections and records
Some programs require a pre-inspection, periodic re-inspection, or proof of compliance. Ask Bluffton staff about any inspection steps, who can conduct them, and how often. Keep careful records of bookings, tax filings, and complaints or responses. Good records reduce audit risk and help resolve issues quickly.
Advertising and permit display
Many jurisdictions require you to include a local permit number on all listings and display the permit inside the unit. Confirm whether Bluffton mandates a registration number on platforms like Airbnb and VRBO and how to format it in your listing. If required, create a simple in-unit notice with your permit number, occupancy limit, trash rules, and emergency contacts.
Historic Old Town considerations
Old Town’s historic overlay and preservation standards may affect STR feasibility and operations. Exterior changes that support rentals, like adding a parking pad, exterior lighting, or a new entrance, could require review. Before planning alterations, confirm whether the property is in the historic overlay and if Historic Preservation Commission approval is needed. Start with the Town of Bluffton official site and speak with staff about procedures, timelines, and submittal materials.
HOA and POA rules that can override your plan
HOAs and POAs often set stricter rental policies than the Town. Common provisions include minimum lease terms, a prohibition on rentals under a set number of days, guest registration, parking limits, and fine schedules. Ask the seller and the management company for the current CC&Rs, bylaws, and any short-term rental policies or amendments. Confirm whether there is a cap on STRs, whether board approval is required, and how complaints are handled.
Old Town buyer checklist
Use this checklist when evaluating an Old Town property for short-term rental potential.
Pre-purchase
- Confirm the parcel’s zoning and whether STRs are allowed in that district and any overlay. Contact Planning and Zoning for written confirmation.
- Pull the parcel record and verify whether the property is in a historic overlay.
- Obtain the HOA or POA CC&Rs, bylaws, rules, and any active STR policies or amendments.
- Request the seller’s STR documents, including prior permits, tax remittance receipts, and any complaint or enforcement history.
Before listing
- Register for any required Town of Bluffton STR permit or registration and obtain a business license if applicable.
- Register with the South Carolina Department of Revenue for sales and accommodations taxes. Confirm local tax registration with the Town or County.
- Designate a 24-7 local contact or property manager and document response procedures.
- Prepare in-unit postings for occupancy limits, permit number if required, emergency contacts, and trash rules.
- Install and test safety devices and keep inspection records. Confirm smoke and CO detectors, fire extinguisher placement, and egress.
- Verify a compliant parking plan and share clear guest instructions. Old Town parking can be tight, so clarity helps avoid complaints.
- Update insurance to include STR-specific liability coverage or endorsements.
Ongoing operations
- Maintain booking records, tax filings, and guest communications to simplify audits.
- Respond quickly to neighborhood issues within any required response window.
- Monitor ordinance updates via the Bluffton municipal code and the Town of Bluffton official site.
- Keep an open line with your HOA and neighbors to reduce conflict and protect your permit.
Penalties and enforcement: what to expect
Most municipalities use a similar enforcement ladder: warning, escalating fines, then suspension or revocation for repeat issues. Penalties can apply per day and per violation, particularly for ongoing problems. If you miss required responses to complaints, list without a permit number when one is required, or exceed occupancy, you can see faster escalation. Review Bluffton’s enforcement and penalty language in the Bluffton municipal code and ask Code Enforcement how they handle STR complaints.
Staying compliant is achievable when you verify the rules up front, set clear house standards for guests, and keep clean records. In historic Old Town, thoughtful planning goes a long way toward protecting neighborhood character and your investment.
If you want one-on-one guidance on selecting the right property, confirming feasibility, and lining up vetted local managers and vendors, connect with Thomas Kersey for a private consultation.
FAQs
Can I rent my Old Town Bluffton house nightly on Airbnb?
- Possibly, but it depends on your zoning and overlay, Bluffton’s permit and licensing rules, and any HOA covenants, so confirm with the Town and your association before listing.
Do I have to collect and remit taxes for my STR?
- Yes, short-term rentals generally require state sales and accommodations tax registration with the South Carolina Department of Revenue and may involve local lodging taxes collected by the Town or County.
Can an HOA prohibit short-term rentals if the Town allows them?
- Yes, HOA and POA covenants can be stricter than municipal rules and can ban or limit STRs even when the Town permits them.
Are there occupancy caps or event restrictions in Old Town?
- Many jurisdictions limit occupancy and restrict large events to prevent nuisance issues, so verify Bluffton’s occupancy formula and any event rules, plus your HOA’s policies.
What happens if neighbors complain about my guests?
- Complaints typically go to Code Enforcement and can lead to warnings, fines, and permit suspension or revocation for repeat violations, with separate HOA enforcement possible.
