Nashville STR Zoning Codes: Where Can New NOO Permits Be Considered?

Understanding Nashville STR zoning is essential before buying a property for non-owner-occupied short-term rental use. The mistake is treating a zoning designation as the final answer. Zoning can establish whether a new NOO permit is potentially allowed, but it does not by itself establish that a particular condo, townhouse, parcel or ownership structure is approved.

This is a practical zoning overview for investors—not a substitute for Metro's site-specific determination. The starting reference is Metro's permit-type guidance.

NOO permits versus owner-occupied permits

The first question is how you intend to use the property. If you won't reside at the property as your primary residence, focus on Metro's not-owner-occupied permit rules. An owner-occupied permission framework isn't a backup plan for an investor who lives elsewhere.

Metro's published guidance identifies commercial and mixed-use zoning districts where new NOO permits may be issued as a permitted use with conditions. These include categories such as MUN/MUN-A, MUL/MUL-A, MUG/MUG-A, MUI/MUI-A, CS/CS-A, several office districts, downtown codes, and others. The precise list should be checked against Metro's current publication and the property's actual designation.

By contrast, Metro states that new NOO permits are not permitted in AR2A, R, RS, or RM districts. Some existing permits in those areas may have renewal protections, but you cannot assume the next buyer will be entitled to the same permit.

Why investors hear so much about CS and MUL-A

CS and MUL-A are examples of zoning codes that arise in Nashville STR searches because they appear among districts where new NOO permits may be considered with conditions. They are not blanket certificates of Airbnb approval.

The unit still needs to satisfy the applicable code, permitting, ownership and safety requirements. A commercial or mixed-use designation does not override a condo association that prohibits rentals, an unapproved use within a development, or limits imposed by the approved site plan.

SP and PUD properties require another layer of review

Specific Plan (SP) and Planned Unit Development (PUD) designations deserve special attention. The code letters alone are not enough: Metro says the approved SP or PUD must allow the use. Obtain the relevant plan documents and ask Planning for the applicable interpretation.

This matters in developments that may look identical from the street but have different approvals, recorded restrictions or unit descriptions. An advertised STR in a neighboring building is not proof for yours.

A five-step address-level verification

1. Identify the exact address and legal unit from reliable property records.

2. Check the Metro STR permit eligibility viewer for the location.

3. Confirm the current zoning classification and any SP/PUD approved plan.

4. Check permit history, ownership and association documents separately.

5. Obtain professional or Metro confirmation where the proposed purchase, entity structure or property configuration introduces uncertainty.

An existing Airbnb listing may be useful evidence of past operation, but it isn't a substitute for this process.

How zoning connects to resale value

Eligibility isn't only an opening-day issue. It shapes the future buyer pool. A property with a supportable new-permit path may attract different buyers from an older operation whose continued use is tied to historical permit circumstances or a specific legal structure.

When estimating value, avoid comparing only gross revenue and bedroom count. Financing options, deed/LLC structure, association restrictions and buyer diligence requirements may materially change who can complete the transaction.

Next step: Explore Nashville Airbnb investment properties and compare their locations and documentation. Then use our regulations guide and NOO permit checklist to verify a specific candidate before making an investment decision.

Rules can change. The controlling approvals and current Metro interpretation govern the individual property.