Can You Operate An STR Near Lake Lanier? Read This First

Thinking about running a short term rental near Lake Lanier from a home in Cumming or unincorporated Forsyth County? The rules are clear, strict, and very different from what you might see across the lake. This guide gives you a straight path to a go or no go decision, plus the practical steps to do it right if your property qualifies.

Start Here: Short-Term Rental Basics

Short term rentals are stays of fewer than 30 nights. Near Lake Lanier, that often means long weekends, family reunions, fishing tournaments, and summer vacations. Because guests come and go often, local governments set rules to protect neighbors and public safety.

Forsyth County allows STRs only in narrow circumstances. You must have the right zoning and a county license, and you must follow strict operating standards. If you miss a step, the county can cite, fine, or shut down your listing under Ordinance No. 129.

By the end of this guide, you will know exactly who regulates your property, where STRs are allowed, how to get licensed and inspected, and how to operate in a way that keeps the peace.

Know Who Regulates Your STR

Running an STR near Lake Lanier touches several layers of rules. You need each one to line up.

City vs. county vs. state oversight

Most lake properties on the Forsyth side sit in unincorporated Forsyth County. The county’s Short Term Rental Ordinance controls whether you can rent and how. It permits STRs only in Agricultural (A1) or Agricultural Residential (Ag-Res) zoning, and only with a Conditional Use Permit plus a county STR license per the ordinance. If your home is inside Cumming city limits, city rules may apply, so first confirm your jurisdiction and zoning on the county UDC and planning pages here.

The state layer mostly involves taxes. Georgia applies state sales tax to STR revenue and a state hotel-motel fee of 5 dollars per night. Platforms may collect some taxes for you, but you remain responsible for proper registration and remittance per Georgia rules.

HOAs and private covenants

Even if the county would license your STR, your subdivision or condo association might not. Many Lake Lanier HOAs prohibit STRs or require longer minimum stays. The county does not enforce private covenants and a county license does not override them as noted in the ordinance. Read recorded CC&Rs and current HOA rules before you spend a dollar on licensing.

Lake and watershed authorities

Lakefront features like docks and shoreline improvements are regulated by the U.S. Army Corps of Engineers. Docks require a Corps permit, permits are limited, and they are not guaranteed or transferable. If a dock is essential to your guest experience, verify its current Corps license and fees through the Shoreline Management Permit Program for Lake Sidney Lanier here.

Confirm Where STRs Are Allowed

Eligibility depends on zoning, property use, and how you plan to host.

Zoning districts and special overlays

Forsyth County’s ordinance is narrow. STRs are prohibited in most residential zones and are allowed only on lots zoned A1 or Ag-Res, and only after the county approves a Conditional Use Permit and you obtain a county STR license for the specific structure per Sec. 22-264. Start by confirming your parcel’s zoning on the county UDC and planning portal here.

Also note: the county’s rules have been challenged in court. Federal cases upheld Forsyth’s approach and limited any claims of grandfathering for prior short term activity. That legal history is a major reason rules are strict on the Forsyth side of Lanier see case discussion.

Primary homes, second homes, and accessory units

The county licenses each structure separately, and the ordinance focuses on whole-home STRs that meet safety and capacity rules. You must disclose bedroom count, septic or sewer status, and parking capacity in your application and postings per Sec. 22-267 and 22-268. If you are considering an accessory dwelling unit, confirm whether it is a legal, permitted structure and whether the CUP would apply to that unit.

Owner-occupied vs. non–owner-occupied rentals

Forsyth’s ordinance does not create an owner-occupied carveout to bypass zoning. Whether you live on-site or not, you still need eligible zoning, the CUP, and an STR license. Operating without them can trigger fines, suspension, and revocation, with each day of violation treated as a separate offense per Sec. 22-270 and 22-271.

Get Licensed, Taxed, and Inspected

If your property qualifies by zoning, here is the compliance path.

Permits, registrations, and renewal cycles

1. Conditional Use Permit. Apply for the STR CUP through Planning and Community Development. This is a public process that includes notice and hearings. Use the Forsyth County UDC and planning resources to understand the steps here.
2. STR license application. After CUP approval, submit the county STR license application and pay the annual 250 dollar fee. Licenses expire on December 31 and must be renewed each year. You will need owner info, a 24-7 local contact, bedroom and occupancy counts, parking capacity, and safety attestations. The Business License Manager issues or denies within 30 days of a completed application per the ordinance. Forms are available through the Business License pages here.
3. Business license and occupational tax. Obtain any required occupational tax certificates per county procedures, which often accompany STR licensing Business License portal.

Licenses are non-transferable, and each structure requires its own STR license per Sec. 22-267.

Lodging and sales tax obligations

• State sales tax and state hotel-motel fee. Register for Georgia sales tax and collect the 5 dollar per night state hotel-motel fee, unless a platform remits on your behalf in Forsyth County. You are responsible for correct setup and remittance per GA rules.
• Local hotel/occupancy tax. Confirm the current local excise tax rate and reporting with the Forsyth County Finance Department and verify who remits if you use a platform Finance page.

Keep clear records of nights booked, gross receipts, taxes collected, and returns filed.

Safety standards and required equipment

Forsyth sets detailed life-safety standards for STRs. You must have working smoke and carbon monoxide detectors, code-compliant bedroom egress, properly placed fire extinguishers, a visible house number, and posted notices listing maximum occupants and vehicles, trash pickup rules, the nearest hospital, and your license number. Pool safety must meet current code. These items must be in place before you rent and must be included in your house posting and ads per Sec. 22-268.

Septic, well, and utility considerations

If your home uses a septic system, your initial application requires a Health Department performance evaluation. For sewer, you may need documentation showing sewer capacity. High guest counts can overwhelm undersized systems, so capacity and maintenance are not just paperwork, they are make-or-break for licensing and renewal per Sec. 22-267.

Operate Responsibly to Keep the Peace

Licensing gets you started. Good operations keep you running.

Parking, trash, and quiet hours

• Occupancy caps. Forsyth caps overnight occupancy at two people per bedroom, up to 15. Daytime caps differ, with a maximum of 19. Include the numbers in your listings and in-house rules per Sec. 22-267 and 22-268.
• Parking. No more than one vehicle per bedroom or the actual paved capacity. No parking on lawns, yards, or county rights-of-way.
• Noise. STRs must follow Forsyth County’s noise code with quiet hours and decibel limits. Guest violations count as STR violations noise code.

Guest screening and booking controls

Use booking settings that reduce nuisance risks, like higher minimum age, tighter cancellation for party dates, and ID verification. Publish your occupancy, parking, and quiet-hour rules in the listing and lease.

Neighbor communication and complaint response

Designate a single local contact who can respond on-site within 3 hours, 24-7. Share that contact with immediate neighbors and post it in the home. Failure to respond can lead to fines and suspension per Sec. 22-266 and 22-270.

Insurance and liability protection

Ask your carrier about a true short term rental policy, not standard homeowners. Confirm coverage for liability, guest injuries, docks and boats if applicable, and loss of income. Keep certificates from vendors, especially pool service and dock contractors.

Buy, Convert, or Exit: Your Options

Due diligence for buyers

• Confirm jurisdiction and zoning first. Is the parcel in unincorporated Forsyth County, and is it zoned A1 or Ag-Res UDC portal?
• Ask for proof of an approved STR CUP and a current STR license. Licenses are not transferable, so plan for your own application.
• If lakefront, verify the Corps dock permit is current and transferable per Corps rules. Do not assume a dock can be added later Corps program.
• Review HOA covenants for rental rules or minimum terms ordinance notes on covenants.
• Build contract contingencies that allow time for CUP confirmation, license planning, septic evaluations, and tax account setup.

Checklist for converting a home

• Secure CUP approval through Planning UDC link.
• Prepare the STR license application with the 24-7 local contact, occupancy and parking disclosures, and safety attestations ordinance.
• Schedule the septic performance evaluation or gather sewer capacity documentation.
• Install and test smoke and CO detectors, verify bedroom egress, add fire extinguishers, and post required notices Sec. 22-268.
• Register for state sales tax and the state hotel fee. Confirm local occupancy tax remittance procedures with Forsyth Finance GA rules and Finance page.

Measuring returns and seasonality

Lanier demand peaks from spring through early fall. Model revenue with conservative occupancy and rate assumptions, then subtract platform fees, utilities, linens, lawn and dock maintenance, pool service, local management, insurance, taxes, renewals, and a reserve for fines or repairs. Remember the occupancy and parking caps and 3 hour response requirement can affect group size and management costs per ordinance.

Exit strategies if rules change

Forsyth’s rules have been upheld in court, and enforcement is active, with escalating penalties and license revocation possible for repeat violations see litigation context and penalty sections. Keep fallback paths: convert to a long term rental if allowed, shift to personal use, or sell and reposition the property for non-STR buyers.

Next Steps for Lake-Area STR Plans

If you are set on an STR near Lake Lanier, start with zoning. If your parcel is A1 or Ag-Res and you can clear the CUP and licensing steps, plan your taxes, safety upgrades, and 24-7 response coverage. If your parcel is residentially zoned or your HOA bans STRs, it is often faster to buy a property that already aligns with Forsyth’s rules than to force a conversion.

Talk with the Frye Team early. We will help you vet zoning, confirm HOA limits, review Corps dock status, and structure offers and contingencies that protect your plan. For tailored guidance or to see compliant listings, connect with Frye Team. Get an expert read before you commit.

FAQs

Are short term rentals allowed in most Forsyth County neighborhoods around Lake Lanier?

• No. The county permits STRs only in A1 or Ag-Res zones and only with a Conditional Use Permit and county STR license. Most residential zones do not allow STRs Forsyth STR ordinance.

What are the key occupancy and parking limits I must follow?

• Generally two people per bedroom, maximum 15 overnight, and daytime caps up to 19. Parking is limited to one vehicle per bedroom or paved capacity. Post these limits in your listing and inside the home Sec. 22-267, 22-268.

Do I need a local contact person on call 24-7?

• Yes. You must name a single local contact able to respond on-site within 3 hours to complaints. Failure to respond can trigger penalties or suspension Sec. 22-266.

What taxes apply to Lake Lanier STRs on the Forsyth side?

• Georgia sales tax and the 5 dollar per night state hotel-motel fee apply. Local hotel or occupancy taxes may also apply. Confirm registration and who remits with the county Finance Department and GA DOR rules GA rules and Forsyth Finance.

I have a dock. Does the county STR license cover that use?

• No. Docks and shoreline uses are regulated by the U.S. Army Corps of Engineers. Verify that your dock has a current Corps permit. Adding or transferring a dock is not guaranteed Corps program.

Can I get grandfathered in if I rented before the ordinance?

• Court decisions limited grandfathering claims and upheld Forsyth’s enforcement. Do not assume prior hosting protects you. Review the legal context and comply with current rules case overview.

What happens if I advertise without a license?

• Advertising is prima facie evidence of operating an STR. The county can cite unlicensed hosts, and penalties escalate with repeat violations. Each day can count as a separate offense ordinance.