Local Airbnb rules2026 19 sources cited

Is Airbnb Legal in Bella Vista? 2026 Rules, Permits & Taxes

Airbnb is legal in Bella Vista with a city permit ($50 owner-occupied, $100 otherwise), but the 600-permit cap on rentals the owner doesn't live in is full and new applicants join a waiting list. Taxes total about 13.5%.^{1,4,5,7,8,9,10}

Source: AirROI Reviewed by Jun Zhou, Founder @ AirROI Rules checked October 17, 2026

From 16 official sources, 1 Airbnb help page and 2 news reports. Not legal advice.

The short answer

Bella Vista Airbnb Rules in Brief

Permit: $50 once if you live in the home during the stay; otherwise $100, then $50 a year. A Certificate of Compliance from Discover Bella Vista comes first.
Cap: 600 active permits for homes the owner doesn't live in. It was reached in July 2026, so new complete applications go on a waiting list.
Rules: three guests per bedroom, two off-street parking spaces, no guest parking on the street and a local contact within 50 miles.
Fines run $250 to $500, then $500 to $1,000, then $1,000 or more with loss of the permit. Taxes total about 13.5%, including a 2% city lodging tax.

Browse the live Bella Vista Airbnb market Search by revenue, occupancy and neighborhood on an interactive map See Every Bella Vista Listing

Revenue, occupancy and nightly rates are in the Bella Vista Airbnb market report .

At a glance

Bella Vista Airbnb Rules at a Glance

Permit required: Yes
Taxes on a stay: 13.5%
Fine for hosting without a permit: $1,000
Listings showing a permit number: 0%
Latest rule change: July 2026

Listing figures: AirROI, 12 months to September 2026. A number on a listing doesn't prove the permit or license is valid, and a missing one doesn't prove there is none.

The rules in brief

The rules a Bella Vista host meets first, each linked to the ordinance, statute or official page it comes from. Details and exceptions follow below.

Bella Vista Airbnb Rules at a Glance
Topic	Rule	Since
Permit	City permit required for every rental^1,4	July 2023
Who can host	Owner-occupied means primary residence with the owner present^4,5	July 2023
Where	Cap of 600 active permits for rentals the owner doesn't live in^1,4,11	July 2023
Building rules	The owner signs the application⁵	–
Guests	Three guests per bedroom^4,5	July 2023
Safety	A permit doesn't replace building or fire-code compliance⁵	July 2023
Insurance	No insurance, inspection or septic condition in the permit^11,12	July 2023
Neighbors	Local contact within 50 miles^4,5	July 2023

Your home

Can You Host an Airbnb in Bella Vista? It Depends on the Home

Whether you can host in Bella Vista turns on whose home it is and whether you live there.

Your own home, rented whole while you're away

Allowed with conditions

This counts as non-owner-occupied because the owner must stay in the structure at the same time as the guest. It needs the $100 permit and a slot under the 600 cap, which was full in July 2026, so a complete application joins the waiting list.^1,4

A room in your primary residence with you present

Allowed with conditions

Owner-occupied rentals are not counted toward the cap and cost $50 once with free renewals. The home must be your primary residence and you must stay in the structure at the same time as the guest.^4,5

A second home or investment property you don't live in

Allowed with conditions

Allowed with a $100 permit ($50 a year to renew), but it counts against the 600 cap, which was reached in July 2026. Complete applications are reviewed in order as permits expire or are revoked.^1,4

A home run by a property management company

Allowed with conditions

The owner still holds the city short-term rental permit, and the managed rental also needs the $25 city business license, which self-managed rentals are exempt from.^4,8,9

A rented home (tenant hosting)

Allowed with conditions

The application is signed by the property owner, who certifies ownership, so a tenant needs the owner to apply and the lease to allow it.⁵

Permit

Do You Need a Permit for Airbnb in Bella Vista?

Yes. Short-term rental hosts in Bella Vista need the Bella Vista short-term rental permit from the City of Bella Vista, Planning & Development Department; the Advertising and Promotion Commission (Discover Bella Vista) issues the Certificate of Compliance. It costs $100 in the first year (A rental the owner does not live in costs $100 for the first permit and $50 a year to renew; an owner-occupied rental costs $50 once and nothing to renew. A rental run by a property manager also holds a $25 city business license ($10 to renew).) and $50 a year to renew.^{1,4,5,7,8,9,10}

Who needs it: Every owner who rents a residential dwelling, part of one or a bedroom in it to guests for fewer than 30 consecutive days inside Bella Vista. Timeshare units and properties in commercial zones are outside the permit article.^{1,4,5,7,8,9,10}
Issued by: City of Bella Vista, Planning & Development Department; the Advertising and Promotion Commission (Discover Bella Vista) issues the Certificate of Compliance
Valid for: One year from the date of issue; the permit cannot be transferred to a new owner or property. A renewal sent within the 60 days before expiry runs for a year from the old expiry date; one sent after expiry is treated as a new application.
Processing: Discover Bella Vista issues the Certificate of Compliance in about 2 to 3 business days; the city reviews applications in the order received, and non-owner-occupied applications wait for an open slot while the cap is full.
On listings: No number needed on listings
Platform checks: The permit is posted inside the home. The ordinance does not require the permit number in the online listing or set a platform check; the city enforces through the permit, the posted notice and citations.

Fees

Fees
Fee	Amount	When
Owner-occupied permit$50 when the permit is first issued for a rental the owner lives in during the stay.	$50	one-time
Owner-occupied permit renewalNo cost to renew each year.	$0	annual
Non-owner-occupied permit$100 when the permit is first issued for a rental the owner does not live in.	$100	one-time
Non-owner-occupied permit renewal$50 to renew each year.	$50	annual
City business license (rentals run by a property management company)$25 for an initial application and $10 to renew between November 1 and December 31; self-managed short-term rentals are exempt.	$25	one-time
Arkansas sales tax permit (Department of Finance and Administration)State fee for a host who collects tax directly on bookings outside Airbnb.	$50	one-time

Who qualifies

Owner-occupied: the rental is the applicant's primary residence and the owner stays in the structure at the same time as the guest; these permits do not count toward the 600 cap
Not owner-occupied: counts toward the 600-permit cap; since July 2026 complete applications go on a waiting list and are reviewed in the order received as permit slots open
A completed application naming the owner and, if different or out of town, a local point of contact within 50 miles
An issued Certificate of Compliance from the Advertising and Promotion Commission, which means the host is registered and current on the 2% lodging tax reports
At least two off-street parking spaces at the home

How to apply

Register the home with Discover Bella Vista before accepting any reservation by emailing the Gross Receipts Tax Monthly Lodging and Short-Term Rental Report Form; the Commission issues the Certificate of Compliance after review.
Complete the city's short-term rental application (owner and local contact details, bedroom count, owner-occupied or not) and email it with the Certificate of Compliance to the Planning Department.
Wait for the city's review: applications are handled in the order received, and a payment link is emailed once the application is reviewed. If the 600 cap is full, a complete application goes on the waiting list.
Pay the fee ($50 owner-occupied, $100 otherwise); the permit is emailed once the fee is paid.
Post the permit and the city's Guest Notice in the main area of the home, and file the monthly lodging tax report with Discover Bella Vista.

Applications go through the official application page .

Permit rules

City permit required for every rental: Bella Vista requires a city short-term rental permit for any home rented to guests for fewer than 30 consecutive days. Permits are renewed each year and posted where guests can see them.^1,4 In force since July 12, 2023
Certificate of Compliance from Discover Bella Vista comes first: The city issues and renews all permits, but the application needs a current Certificate of Compliance from the Advertising and Promotion Commission (Discover Bella Vista). The Commission issues it once the host is registered and has no missing lodging tax reports or unpaid balances.^4,7 In force since July 12, 2023
Fees: $50 owner-occupied, $100 otherwise: An owner-occupied permit costs $50 and renews free. A permit for a rental the owner doesn't live in costs $100 and $50 a year to renew. Application fees are not refunded.^4,5,10
Renew within 60 days before expiry; permits can't be transferred: A renewal counts as a renewal only if it is sent within the 60 days before the permit expires; later ones are treated as new applications. Permits do not transfer to a new owner.^1,4 In force since November 24, 2025
Denied applicants can appeal to the Mayor: An applicant denied a permit may appeal to the Mayor within 10 days of the denial notice. The Mayor decides within 30 days, and an appeal not ruled on in 30 days is deemed granted.⁵ In force since July 12, 2023
Revoked permits bar a new one for a year: On a third or later offense the court revokes the permit, and the property cannot receive another permit for 12 months from the revocation.^4,5 In force since July 12, 2023
City business license for rentals run by a property manager: Since February 9, 2026 Bella Vista requires a city business license for most for-profit businesses. Self-managed short-term rentals are exempt, but a rental managed by a property management company is not. The license costs $25 and $10 to renew.^8,9 Applies to: Rentals managed by a property management company · In force since February 9, 2026

Who can host

Who Can Host an Airbnb in Bella Vista, and Where

Arkansas state law applies on top of Bella Vista's own rules: the Arkansas short-term rental regulations page covers the state license and what cities and counties can and can't regulate.

Stays under 30 nights; timeshares and commercial zones excluded: A short-term rental is a dwelling unit, part of one or a bedroom rented to guests for fewer than 30 consecutive days. The permit article does not cover timeshare units or properties in commercial zones.^1,4 In force since July 12, 2023
Owner-occupied means primary residence with the owner present: A rental counts as owner-occupied only if it is the applicant's primary residence and the owner stays in the structure at the same time as the guest. Owner-occupied permits are not counted against the cap.^4,5 In force since July 12, 2023
Cap of 600 active permits for rentals the owner doesn't live in: The city limits active permits to 600, not counting owner-occupied homes. Once 600 are active, applications are denied or queued until permits expire or are revoked, and permits are granted in the order complete applications arrive.^1,4,11 In force since July 12, 2023
Cap reached in July 2026; waiting list: The city reports that the 600-permit cap was reached in July 2026. New and complete applications for rentals the owner doesn't live in are placed on a waiting list and reviewed in the order received as permit slots open.⁴ Applies to: Rentals the owner does not live in · In force since July 2026
The owner signs the application: The application is signed by the property owner, who certifies ownership under penalty of perjury; a tenant needs the owner to apply.⁵

Operating rules

Operating Rules for Bella Vista Short-Term Rentals

Local contact within 50 miles: The application names the owner and a local point of contact who lives within 50 miles of the home.^4,5 In force since July 12, 2023
Three guests per bedroom: Occupancy is limited to three guests per bedroom, with bedroom defined as in the Arkansas Fire Prevention Code. A listing may not advertise a higher number.^4,5 In force since July 12, 2023
Two off-street spaces; no guest parking on the street: Each rental needs at least two off-street parking spaces, and guests may not park on the street. The Guest Notice also bans parking on grass or decorative gravel and within 10 feet of a mailbox.^4,6 In force since July 12, 2023
Permit and Guest Notice posted in the home: The permit and the city's Guest Notice stay visible in the main area of the home. The notice carries the owner's and local contact's phone numbers, the noise and parking rules and a warning that guests, contacts or owners may be cited.^4,6 In force since July 12, 2023
Quiet hours 11 pm to 7 am: The Guest Notice summarizes the city noise ordinance: no yelling, shouting or other unnecessary noise, and no radio or instrument playing, between 11:00 pm and 7:00 am, and no music audible from 30 feet at any hour.⁶
Overnight stays only; no weddings or corporate events: The rental is for overnight guest accommodation and may not be used exclusively for non-residential events such as weddings, receptions, corporate meetings or similar activities.⁶
A permit doesn't replace building or fire-code compliance: A short-term rental permit does not approve occupancy of the building or override the Arkansas Fire Prevention Code or any other local, state or federal construction and occupancy requirement.⁵ In force since July 12, 2023
No insurance, inspection or septic condition in the permit: The permit ordinance sets no insurance requirement, no safety inspection and no septic-system condition; the city says it keeps owner contact details on file for emergencies.^11,12 In force since July 12, 2023
Register with Discover Bella Vista and file monthly, even if Airbnb collects: Hosts register with the Advertising and Promotion Commission before taking reservations and file a Gross Receipts Tax report every month by the 20th, even when Airbnb or another platform collected the tax or no tax was due.⁷
State sales tax permit for direct bookings: A host who collects lodging tax directly registers for a sales tax permit with the Arkansas Department of Finance and Administration, which costs $50.00 and is paid online when the application is submitted.¹⁵
Rental houses are taxable under the state gross receipts tax: The state gross receipts tax applies to furnishing rooms, condominiums, rental houses and other accommodations to transient guests, defined as those who rent on less than a month-to-month basis.³

Taxes

How Much Are Airbnb Taxes in Bella Vista?

About 13.5% on the nightly price and cleaning fee: 6.5% state gross receipts tax, 2% state tourism tax, 3% local sales tax and a 2% city lodging tax.

13.5% in all

How the 13.5% on a Bella Vista stay splits between the taxes in the table below

Median nightly rate, booked nights: $175
Taxes on that night (13.5%): $24
Guest pays, before Airbnb and cleaning fees: $199

How Much Are Airbnb Taxes in Bella Vista?
Tax	Rate	Collected by
Arkansas gross receipts (state sales) tax 6.5% of the listing price including the cleaning fee, for stays of 29 nights or fewer	6.5%^3,14,17	Airbnb
Arkansas tourism tax 2% of the listing price including the cleaning fee, for stays of 29 nights or fewer	2%^2,17	Airbnb
Local sales and use tax (city 2% plus Benton County 1%) 3% in all: 2% for the city and 1% for Benton County	3%^13,17	Airbnb
City advertising and promotion (lodging) tax 2% of the listing price including the cleaning fee, for stays under 30 nights	2%^7,17	Airbnb

Total on a stay 13.5% · All by Airbnb

At Bella Vista's median booked rate of $175 a night, the taxes collected on a booking come to about $24 a night.

What the host still handles

Register with Discover Bella Vista (the Advertising and Promotion Commission) before accepting reservations and file its monthly Gross Receipts Tax report by the 20th, even if Airbnb collected the tax or no tax was due
An Arkansas sales tax permit with the Department of Finance and Administration ($50) for bookings made outside Airbnb or any channel that does not collect
The city short-term rental permit, which requires the Commission's Certificate of Compliance
A $25 city business license if a property management company runs the rental^{7,13,14,15,17}

Fines

How to Avoid Airbnb Fines in Bella Vista

Fines in Bella Vista fall on hosting without the Bella Vista short-term rental permit, or outside the rules above. With it in hand and the rules followed, none of the fines below apply.

Operating a short-term rental in violation of the ordinance: $250 to $500 for a first offense, $500 to $1,000 for a second, and $1,000 up to the state maximum plus revocation of the permit for a third or later offense. A revoked permit bars a new one for 12 months.^4,5
The fine can fall on the owner, the permit applicant or the local point of contact, and guests may be cited for noise or parking violations.^5,6
Late lodging tax: payments received after the 20th of the following month carry a 5% penalty on the amount owed, and a missing monthly report can block the Certificate of Compliance needed for renewal.⁷
Property-managed rentals without the city business license: $50 to $500 for each day of violation since April 13, 2026.⁸

Changes

What's Changed in Bella Vista's Airbnb Rules, and What's Next

One change is scheduled after October 20, 2026; the most recent rules are listed first.

November 9, 2026 Proposed
Planning Commission hearing on density and separation distances
The Planning Commission holds a public hearing at 4:30 p.m. on Monday, November 9, 2026 on proposed density maximums and separation distances for short-term rentals. Public survey comments closed at noon on November 5.⁴
July 27, 2026 Lapsed
Council votes down raising the cap to 687
On July 27, 2026 the City Council rejected a proposal to raise the cap from 600 to 687 permits; the vote was reported as one in favor, four against and one abstention, and the cap stays at 600.¹⁸
July 2026
The 600-permit cap is reached
The city reports that the cap of 600 active non-owner-occupied permits was reached in July 2026; complete applications now join a waiting list.⁴
February 9, 2026
City business license begins; managed rentals not exempt
Bella Vista began requiring business licenses on February 9, 2026. Self-managed short-term rentals are exempt, but those managed by a property management company must hold the $25 license.^8,9
November 24, 2025
Renewals streamlined (Ordinance 2025-17)
The council amended Section 16-41 so that a permit renewed within the 60 days before expiry runs for a year from the date the old permit expires.¹
July 30, 2024
Lawsuit over the permit rules dismissed
The suit by 35 plaintiffs was dismissed with prejudice on July 30, 2024 after an $11,000 settlement. The city admitted no liability and the ordinance remained in effect.¹²
July 12, 2023
Ordinance 2023-37 replaces it with a permit and a 600 cap
At a special meeting the council voted 4-2 to adopt a less restrictive ordinance with an emergency clause that made it effective immediately: a permit, a cap of 600 and three guests per bedroom.^1,4,11
June 2023
Court blocks the 2022 permit ordinance
A Benton County Circuit Court judge enjoined Bella Vista's December 2022 short-term rental ordinance in June 2023, and the council repealed it.¹¹

Listing data

What Bella Vista's Listings Show

AirROI, a short-term-rental data firm, counted 551 active Airbnb listings in Bella Vista over the 12 months to September 2026. 0% of them displayed a permit, license or registration number.

Minimum stay set on Bella Vista listings

Share of active listings by the shortest stay they accept

27%

58%

Minimum stay in numbers

Minimum stay set on Bella Vista listings
Shortest stay accepted	Share of listings
1 night	27%
2 nights	58%
3 nights	9%
4–6 nights	2%
7–29 nights	2%
30+ nights	2%

What officials report

600: Cap on active non-owner-occupied permits · as of July 2026Bella Vista reached its cap of 600 active non-owner-occupied short-term rental permits in July 2026; new complete applications join a waiting list.⁴
321: Active permits counted toward the cap, August 2024 · as of August 2024On August 1, 2024 the city counted 321 active permits toward the cap and 501 known short-term rentals; 191 earlier permits had expired and few were renewed.¹²

Earnings

What Could a Bella Vista Short-Term Rental Earn?

The rules shape the numbers: a permit that costs $100 in the first year and taxes of 13.5% that Airbnb adds to guests' bills. For a specific address, the Airbnb profit calculator estimates revenue, occupancy and nightly rate from comparable listings, so you can test the numbers before applying.

Estimate what a Bella Vista home could earn

FAQ

Bella Vista Airbnb Rules: Frequently Asked Questions

Is Airbnb legal in Bella Vista?

Yes, with a city permit. Bella Vista requires a short-term rental permit for any stay under 30 consecutive days, but the cap of 600 permits for homes the owner doesn't live in was reached in July 2026, so new applicants join a waiting list.^1,4

Do I need a permit for Airbnb in Bella Vista?

Yes. Permits are required by city ordinance, issued by the Planning Department, renewed annually and posted inside the home. You first need a Certificate of Compliance from Discover Bella Vista, the city's Advertising and Promotion Commission.^4,7

How much is the Bella Vista short-term rental permit?

An owner-occupied permit costs $50 and renews free; a permit for a rental the owner doesn't live in costs $100 and $50 a year to renew. A rental run by a property management company also needs a $25 city business license.^4,8,9,10

Can I rent a home I don't live in on Airbnb in Bella Vista?

Yes, but those permits count toward a cap of 600 that was reached in July 2026. A complete application goes on the waiting list and is reviewed in the order received as permit slots open.^1,4

Can I rent a room in my own home?

Yes. If the home is your primary residence and you stay in it at the same time as the guest, the rental is owner-occupied, costs $50 once, renews free and is not counted against the cap.⁴

Does Airbnb collect hotel tax in Bella Vista?

Yes. Airbnb collects the 6.5% state gross receipts tax, the 2% state tourism tax, local sales tax and Bella Vista's 2% advertising and promotion tax on stays of 29 nights or fewer. Hosts must still file a monthly report with Discover Bella Vista.^7,17

What is the total tax on an Airbnb stay in Bella Vista?

About 13.5%: 6.5% state gross receipts tax, 2% state tourism tax, 3% local sales tax (2% city plus 1% Benton County) and the 2% city lodging tax.^13,17

What is the fine for operating without a permit in Bella Vista?

$250 to $500 for a first offense, $500 to $1,000 for a second, and $1,000 up to the state maximum plus revocation of the permit for a third. A revoked permit bars a new one for a year.^4,5

How many guests can stay in a Bella Vista short-term rental?

Up to three guests per bedroom, with bedroom defined by the Arkansas Fire Prevention Code. The rental also needs at least two off-street parking spaces, and guests may not park on the street.⁴

Is there a limit on how many nights I can host in Bella Vista?

The permit article sets no annual night cap and no minimum stay; it applies to rentals of fewer than 30 consecutive days. The limits are the permit, the 600 cap on rentals the owner doesn't live in, occupancy and parking.^1,4

Will Bella Vista raise the short-term rental cap?

Not for now. The City Council rejected a proposal on July 27, 2026 to raise the cap from 600 to 687. The Planning Commission holds a public hearing on November 9, 2026 on proposed density maximums and separation distances.^4,18

Do I need a Bella Vista business license to host?

Not if you manage the rental yourself, because short-term rentals are exempt from the business license. A rental managed by a property management company is not exempt and needs the $25 city license.^8,9

How many Bella Vista Airbnbs are registered?

Cap on active non-owner-occupied permits: 600 as of July 2026⁴. In AirROI's listing data, 0% of the 551 Bella Vista Airbnb listings active in the 12 months to September 2026 displayed a permit, license or registration number. A number on a listing shows the host entered one; it doesn't confirm the permit is valid.

How much does an Airbnb make in Bella Vista?

The average Bella Vista listing earned $26,500 in the 12 months to September 2026, according to AirROI, averaged across every active listing including those booked for only part of the year. The Bella Vista Airbnb market report breaks it down by month, property size and neighborhood.

Method

How These Rules Were Checked

Each rule on this page was checked in October 2026 against the official source cited beside it: the ordinance or statute, the permit office's own pages and the tax authority. Airbnb's help pages are cited on their own only for what Airbnb itself does, such as the taxes it collects and the permit checks it runs, and otherwise only beside an official source; news reports only for when a change was announced. Rules that could not be confirmed on an official page are left out. The city's municipal code on Municode (library.municode.com) blocks scripts and was read in a browser; every other cited page was read by script.

Rules change with council votes, court rulings and new state laws, so the page is rechecked every three months and whenever a scheduled change takes effect. It summarizes the rules for information and is not legal advice; the local authority has the final word on any application.

Listing figures come from AirROI's tracking of 551 active Bella Vista Airbnb listings over the 12 months to September 2026.

Sources

Each rule above links to the source it comes from. Official ordinances, statutes and government pages come first, then Airbnb's own help pages.

1. Code of Ordinances, Chapter 16, Article III. Short-Term Rentals (Sections 16-40 to 16-45) · City of Bella Vista via Municode
2. 26 CAR § 30-1403. Amount and nature of tax (tourism tax) · Code of Arkansas Rules
3. 26 CAR § 30-501. Services subject to tax — Lodging · Code of Arkansas Rules
4. Short Term Rentals · City of Bella Vista, Planning & Development
5. Short-Term Rental Application (December 1, 2025) · City of Bella Vista, Planning & Development
6. Short-Term Rental Guest Notice · City of Bella Vista, Planning & Development
7. Discover Bella Vista | Advertising and Promotion Commission (STR permit process and lodging tax) · Bella Vista Advertising and Promotion Commission
8. Business Licenses · City of Bella Vista, Planning & Development
9. Business License Application (August 2026) · City of Bella Vista, Planning & Development
10. Planning and Development Fee Schedule (December 1, 2025) · City of Bella Vista, Planning & Development
11. City Council passes new short-term rental ordinance · City of Bella Vista
12. Short-term rental lawsuit dismissed · City of Bella Vista
13. List of Cities and Counties with Local Sales and Use Tax, October - December 2026 · Arkansas Department of Finance and Administration
14. State Sales & Use Tax Rates · Arkansas Department of Finance and Administration
15. Register for a Tax Account · Arkansas Department of Finance and Administration
16. HB1790 Bill Information (2025 regular session) · Arkansas State Legislature
17. Occupancy tax collection and remittance by Airbnb in Arkansas · Airbnb Help Center
18. Debate over short-term rentals ends with 'No' vote in Bella Vista · KHBS 40/29 (July 28, 2026)
19. Arkansas Cities Are Regulating Short-Term Rentals Differently. That's a Problem for Some · Arkansas Business (June 15, 2026)