Short‑Term Rental Licensing in Marshall‑Tomales

Thinking about hosting a short stay in Marshall or Tomales, or buying a home with rental potential? The rules changed recently, and in West Marin the details matter. This guide shows you what licenses you need, how community caps work, what the 14% tax means for your pricing, and the steps to get compliant. Let’s dive in.

What rules apply locally

Marshall and Tomales are unincorporated West Marin. That means Marin County’s program governs short-term rentals, not a town ordinance. Marin County adopted updated short-term rental rules in 2024, and you apply with County agencies.

For permits, forms, and planning questions, start with the County’s Planning division page. It is the hub for STR application windows, guidance, and contacts. Visit the Marin County Planning Division.

2024 ordinance highlights

The County’s ordinance sets a cap on STR licenses in unincorporated areas and allocates a limited number to coastal communities like Marshall and Tomales. The goal is to manage visitor use and protect housing while allowing compliant rentals to operate. For exact cap numbers or any new allocation windows, check County pages referenced above.

You must hold an STR license and be registered for transient occupancy tax. The ordinance also tightened operating standards around safety, infrastructure, and responsible hosting.

Taxes and fees

In West Marin, STRs are subject to 14% TOT. The base county rate is 10 percent plus an additional 4 percent for West Marin. Learn the rules and registration steps on the County’s Transient Occupancy Tax page.

Airbnb and Vrbo have voluntary collection agreements that remit TOT for bookings on their platforms. You still need to register with the County and ensure your reporting is correct.

Who can get licensed

County rules define STRs as stays of 30 days or less. The ordinance focuses on certain property types and limits new STRs in others. Reports on the program note:

• No new STR permits for units in multifamily buildings.
• Accessory dwelling units built in 2020 or later are generally ineligible as STRs.
• One STR license per operator, with limited transferability.

For these eligibility details, see this summary of Marin’s program changes from Avalara: Marin County sets caps and eligibility limits. Always confirm the latest rules on County pages before applying.

Operating standards

West Marin’s rural setting means extra attention to health and safety. The County emphasizes:

• A local contact reachable 24/7.
• Posting required permit and TOT information on listings and signage.
• Septic and water capacity verification, on-site parking plans, and trash service.
• Emergency readiness information for guests and access for responders.

See the County’s program bulletin for the safety and infrastructure focus in coastal areas: STR safety, septic, and emergency requirements.

Apply step by step

Follow these basics for a Marshall–Tomales property:

1. Confirm jurisdiction and parcel status. Verify you are in unincorporated Marin and check County lists for any existing legal STR status on your parcel. Start on the Marin County Planning page noted above.
2. Check eligibility. Confirm your property type meets current rules, including any ADU or multifamily restrictions.
3. Register for TOT. Obtain a TOT certificate from the Department of Finance even if a platform collects tax for you.
4. Apply for the STR license. The County uses application windows and, when demand exceeds caps, a lottery-based waitlist. See the latest timing and instructions here: County STR application and waitlist window.
5. Prepare compliance items. Line up your local contact, parking and trash plans, emergency info, and verify septic and water capacity. Have your permit and TOT numbers ready for all ads.
6. Keep records and renew. Many licenses renew on a two-year cycle; track bookings and tax remittances for smooth renewals.

Renewals and enforcement

The County oversees compliance and can cite, suspend, or revoke a license for verified violations or operating without a license. Penalties typically escalate with repeat issues. Review Code Compliance resources here: Marin County Code Enforcement.

Even when platforms collect TOT, you remain responsible for proper registration and reporting. Keep documentation, respond quickly to any County notices, and resolve issues before the next renewal.

Buyer and seller checklist

If you are evaluating a Marshall–Tomales home with STR potential, add these items to your due diligence:

• Confirm unincorporated jurisdiction and check County resources for any existing legal STR status.
• Ask about property type, ADU age, and whether the home meets current eligibility rules.
• Estimate pricing with the 14% West Marin TOT baked in and verify whether your platform collects it.
• Review septic records, on-site parking, water, and emergency access. Budget for potential upgrades.
• Identify a reliable 24/7 local contact and guest rules before listing.
• Understand cap impacts and that licenses may be limited or waitlisted during certain windows.
• Know that license transfer is restricted; plan accordingly if buying or selling.

Local context

County leaders cited community balance when updating the rules, including housing availability, traffic and parking management, and visitor impacts. For background on the policy debate and allocation approach across coastal towns, see this overview: Marin County clamps down on short-term rentals.

Where to verify and get help

• Ordinance and program news: Marin County press release archive.
• Applications and eligibility guidance: Marin County Planning Division.
• Tax registration and rates: Marin County Department of Finance TOT page.
• Application windows and waitlists: County bulletins and Planning updates.
• Compliance questions: County Code Enforcement and Planning staff.

If you want a seasoned local view before you buy or list, reach out. From septic realities to permit timelines, I can help you weigh costs and feasibility in Marshall–Tomales.

Ready to move forward or sanity-check a plan? Connect with Terry Donohue for local, concierge guidance.

FAQs

What is the TOT tax rate for Marshall–Tomales STRs?

• West Marin STRs are generally subject to 14% TOT, with details and registration steps on the County’s Transient Occupancy Tax page.

Can I use an ADU as a short-term rental in Marshall or Tomales?

• ADUs built in 2020 or later are generally excluded from STR use, and other limits apply; confirm specifics with County Planning before you apply.

How do license caps affect new STR applicants in Marshall–Tomales?

• The County set community caps and may use waitlists or lotteries when applications exceed the cap; check the County’s STR pages for current availability and timing.

If Airbnb or Vrbo collects TOT, do I still need to register?

• Yes. Platforms may remit TOT for bookings, but you must still register for a TOT certificate and ensure any required reporting is complete with the County.

Does an STR license transfer when I sell a home in Marshall–Tomales?

• Licenses have limited transferability and are often nontransferable except in narrow circumstances; confirm the current rules with County guidance before listing or purchasing.