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Casago SoCal, a DBA of Acme CA Vacations, Inc. · Michael Flannery · CA DRE #02439360.
Monterey · Carmel · Pacific Grove · Santa Cruz · Capitola · Aptos · Owner playbook
Six questions worth answering before a home around this bay goes on the market, and a jurisdiction table that names which of ten authorities actually decides. Two of them decide no. Every source is linked and dated.
Existing owner? Access your Owner Portal
Who is this home for
Lead with the experience the address can deliver reliably — then pair it with the pathway that actually supports it. Guests cross county lines on a single trip. Permits do not.
City of Monterey
A strong base for shoreline and Aquarium days, and no short-stay plan to hang on it. The City’s Code Compliance page says any house rental of less than 30 days is illegal in Monterey and that it actively enforces City Code section 22-19.5.
Carmel-by-the-Sea
The City says no home or subordinate unit may be rented for fewer than 30 consecutive days in the residential district. Confirm the parcel’s district, and confirm it is in the city at all — the Carmel edges are county land.
Pacific Grove
A natural fit for a quieter Peninsula stay, and the one city here still taking new STR licence applications — limited to the Coastal and Commercial areas, under a city-wide cap and a 55-foot zone of exclusion.
City of Santa Cruz
Hosted permits are available first come, first served within the City’s 250-permit total. The City states it will not issue new non-hosted permits, and prohibits STRs where a single-family home and an ADU or JADU share the property.
City of Capitola
Vacation rentals are permitted only inside the Vacation Rental Use overlay district — the Village and a defined block of streets. The City states homes outside it may not be rented as vacation rentals.
Unincorporated county, both sides of the bay
Pebble Beach and Carmel Highlands answer to Monterey County; Live Oak, Pleasure Point, Aptos and the San Lorenzo Valley answer to Santa Cruz County. Each county runs its own ordinance, its own licence types and its own limits.
The operating year
Qualitative planning context drawn from official visitor and city sources. Not a demand forecast and not a revenue allocation.
The guest: an indoor-anchored coastal stay — Aquarium, galleries, dining, redwoods, storm-watching.
The task: rain entry protection, drainage and gutter checks, exterior lighting, linens and moisture observation.
The guest: an itinerary builder pairing outdoor plans with credible indoor alternatives.
The task: exterior furniture, pathways, gear storage and deck or garden readiness reset after the wet months.
The guest: families and activity-led stays around beaches, the Boardwalk and the shoreline.
The task: fast sandy turnovers, wet-gear routines, parking clarity and honest messaging about grey mornings.
The guest: quieter coastal walks, food, wine, art and monarch season. Visit Santa Cruz County calls fall the best weather of the year.
The task: refresh photography and guides, then get the exterior ready for winter.
Amenities with a purpose
Each one carries an operating cost. Name who owns it before it goes in the listing.
A clear, durable layout for shared meals and sleep gives Aquarium, Boardwalk and multi-generation guests an easy base, and it helps set honest expectations about the home’s real capacity.
Operating trade-off. More guests means more linen, longer resets, more inspection points and more replacement exposure. Keep the plan inside approved occupancy: Pacific Grove limits overnight occupants aged 18 or over to two per bedroom plus one per site.
Lockable gear storage, entry mats, practical hooks and a compliant rinse or cleanup approach make a Monterey Bay coastal stay easier to use and much easier to turn over.
Operating trade-off. Salt, sand, moisture, drainage and water use all add maintenance, and a permanent rinse point can raise site-specific compliance questions. Route plumbing or exterior work through the appropriate review first.
Reliable laundry and a real drying plan carry beach gear, towels and longer coastal stays. The City of Monterey’s Code Compliance page notes that foggy days and high water tables can result in excessive environmental moisture.
Operating trade-off. Equipment, ventilation, filter changes, utility use and leak monitoring are recurring costs. Safe installation and consistent maintenance are what protect the guest experience and the building.
An address-specific parking map and arrival guide reduce uncertainty for road-trip guests and make the listing’s access story credible rather than hopeful.
Operating trade-off. Set expectations from the actual site. Pacific Grove requires on-site parking, if available, to be made available to renters, and Capitola reviews parking as part of the application. Document the permitted plan before launch.
Six questions to start your review
Marketing & programs
Start with the exact coast experience the address makes easy — Monterey Bay family discovery, Pacific Grove’s slower shoreline rhythm, Carmel-area culture and golf, Capitola village time, or Santa Cruz surf, Boardwalk and redwood days — then let the home’s practical strengths make that promise credible.
See Monterey describes the county as a trail-hiking, kayak-paddling, wine-sipping, bike-pedaling, otter-spotting destination with crisp coastal air, and lists Big Sur, Carmel-by-the-Sea, Pacific Grove, Pebble Beach and Monterey among its places. Visit Santa Cruz County describes great surf, sandy beaches, redwood-covered mountains, laid-back towns, organic farms and a growing beer and wine scene across a 29-mile coastline, and names Capitola, Aptos, Davenport and Pleasure Point. A home near any of these can describe the itinerary, the arrival flow and the indoor comfort it supports.
The important correction is what this market is not. It is not a sun-and-pool destination. See Monterey’s own meetings material describes a consistently mild climate with an average temperature of 60 °F, and Visit Santa Cruz County calls fall the season with the best weather rather than summer. Listings that promise heat and a lounger set up a complaint; listings that promise warmth indoors, a wet-gear plan and a short walk to something worth walking to do not.
Use this positioning guidance for a lawful home anywhere in this destination that is being positioned, photographed or reintroduced to the market. Visitor sources explain trip motivation; the city or county row for the actual address governs regulatory screening.
360 & property care
Run a four-season damp-coast plan: protect the home from wet and moisture in winter, reset outdoor systems in spring, simplify family and beach turnovers in summer, and refresh fall itineraries around coast, culture, redwoods and monarch season.
Build the operating calendar around moisture and guest behaviour rather than around heat. The City of Monterey’s Code Compliance page names foggy days and high water tables as conditions that can result in excessive environmental moisture, and notes that mold can be found indoors and outdoors all year. Entry protection, ventilation, leak checks, exterior drainage, linen recovery and an easy wet-gear routine are year-round work here, not a winter-only task.
Refresh the guest guide with the season while keeping the home ready for changing conditions. Visit Santa Cruz County describes surf, beaches and redwood hikes through summer and calls fall the season with the best weather, alongside monarch migrations and harvest activity. See Monterey lists signature events including the Monterey Jazz Festival on 25–27 September 2026. Update local suggestions and the operating plan together so the property reads as intentional year-round.
Use this operating guidance for legally operable homes across the bay, particularly homes with exterior furniture, beach or surf transitions, moisture-sensitive interiors or owner blocks. Adapt the checklist to the home’s condition, insurance requirements and lawful use.
Markets & local rules
Choose the area in two steps: confirm whether the parcel is in an incorporated city or unincorporated county and what pathway that gives you, then match the home to a specific guest itinerary. Do it in that order, because in two of these cities there is no pathway at all.
On the Peninsula the answers diverge sharply. The City of Monterey says any house rental of less than 30 days is illegal. Carmel-by-the-Sea says residential-district homes and subordinate units cannot be rented for fewer than 30 consecutive days. Pacific Grove publishes a licensed STR pathway that, for new applicants, is limited to its Coastal and Commercial areas, with a 250 city-wide cap, a 55-foot zone of exclusion and one licence per parcel; its Home Sharing licence is available citywide and the City says it is not subject to the cap. Outside those city limits — Pebble Beach, Carmel Highlands, Big Sur — unincorporated Monterey County governs, with a Vacation Rental Operation License and separate inland and coastal ordinances.
On the Santa Cruz side, separate City of Santa Cruz and City of Capitola addresses from unincorporated communities such as Live Oak, Pleasure Point, Aptos and Seacliff. The City of Santa Cruz offers 250 owner-occupied or hosted permits first come, first served and states it will not issue new non-hosted permits. Capitola permits vacation rentals only inside its Vacation Rental Use overlay district. The County allocates hosted and non-hosted permits by designated area with published caps, a block-density rule and a first-applied, first-issued queue reviewed twice a year. City boundary, zoning, permit availability and private restrictions together decide what positioning is even available.
Use this area-fit guidance for buyers, existing owners and managers choosing a short-stay, hosted-stay, longer-stay or owner-use strategy for a specific address. Pair the guest opportunity with the applicable public pathway and any HOA, condominium, lease, deed restriction or permit condition.
Pricing & net returns
Prioritise the things that make a cool, damp coastal day easier — family sleeping and dining capacity, a wet-gear transition point, genuine indoor warmth, drying and moisture control, and honest parking — when their upkeep and compliance burden fit the property and the owner plan.
Start from a guest task, not a photograph. Aquarium, Boardwalk and beach itineraries make a durable shared dining setup, a workable sleeping plan and an easy return-from-the-day entry more useful than a decorative upgrade. Lockable storage, mats, hooks and a sensible cleanup routine matter at the right address. Build the cost model around cleaning time, replacement exposure, servicing and owner use, and remember that salt and damp raise all four faster here than an inland owner expects.
Coastal conditions make maintenance part of the value. The City of Monterey’s page calls out moisture conditions directly, which supports spending on ventilation, drying and inspection discipline before adding fragile exterior features. Parking is operational too: Pacific Grove requires on-site parking, if available, to be made available to renters, and Capitola reviews parking at application. Set expectations about parking, noise, fire features and outdoor gathering against what the site and the jurisdiction actually allow — Pacific Grove, for example, prohibits amplified sound audible beyond the property boundaries.
Use this guidance for a legally operable home evaluating capital purchases or takeover priorities. Run purchase, replacement, cleaning, utility and maintenance costs through the property’s own plan, alongside the applicable permit and site requirements.
Owner control & statements
There is no marketwide rule, and in two cities the answer is no. First identify the address’s incorporated city or unincorporated county, then verify the current permit, zoning, licence, tax and operating conditions for that one parcel before taking bookings or representing availability.
Inside the City of Monterey, the City says any house rental of less than 30 days is illegal and cites City Code section 22-19.5. Carmel-by-the-Sea says no home or subordinate unit may be rented for fewer than 30 consecutive days in the residential district. Pacific Grove requires an STR or Home Sharing licence under Municipal Code Chapters 7.40 and 23.64.350 and limits new STR applicants to the Coastal and Commercial areas. The City of Santa Cruz requires an STR permit and a TOT certificate, offers 250 hosted permits first come, first served, will not issue new non-hosted permits, and prohibits STRs on a property holding both a single-family home and an ADU or JADU. Capitola confines vacation rentals to its VRU overlay district and states homes outside it may not be rented as vacation rentals.
County rules do not replace city rules. Monterey County operates a Vacation Rental Operation License under MCC Chapter 7.120, with inland regulations effective 14 October 2024 and coastal Ordinance No. 5439 effective 24 October 2025, restricted to detached single-family dwellings and split into Commercial, Limited and Homestay licences; the County has also posted a limited suspension of specific ordinance terms following ongoing litigation it identifies as Case No. 24CV004922. Santa Cruz County allocates hosted and non-hosted permits by designated area with published caps and a block-density rule. Above all of it, the California Coastal Commission’s 2016 guidance says coastal-zone vacation rental regulation must run through a local coastal program or a coastal development permit. And none of that touches HOA rules, condominium documents, leases, lender or insurer requirements and deed restrictions, which are separate private controls.
For any owner or manager considering stays of fewer than 30 days, a permit transfer or renewal, a marketing change or a management transition. This is a researched orientation, not legal advice, permit approval, or a substitute for written confirmation from the authority with jurisdiction.
Switching & onboarding
Review the exact address, APN, city limit, coastal-zone status, zoning and permit record, legal unit configuration, current licence or certificate status, parking and access plan, safety and moisture condition, owner-use goals and every HOA or deed restriction before a launch date or a handoff is promised.
Start with jurisdiction, because a familiar neighbourhood label is not enough. A home near Carmel may be inside Carmel-by-the-Sea or in unincorporated Monterey County. A home marketed as Santa Cruz may be in the City or in unincorporated Live Oak, Pleasure Point or Aptos. Ask the competent city or county authority to confirm the parcel pathway in writing. The published conditions differ sharply: Monterey’s under-30-day prohibition, Carmel’s residential-district minimum, Pacific Grove’s zone and cap limits, Santa Cruz’s hosted-only new permits and ADU prohibition, Capitola’s overlay boundary, and two county frameworks with their own licence types and caps.
Then review the home as an operating asset. Confirm legal bedrooms and improvements, parking, entrance lighting, exterior paths, drainage, ventilation, laundry and drying, beach-gear storage, emergency information and the condition of any outdoor amenity. Compare cost and owner-use implications against the proposed management plan, but keep compliance separate from a marketing preference. An HOA, condominium association, lease, deed covenant, lender condition, insurance requirement or prior permit condition can be stricter than the public rule and must be obtained directly; none of the public pages cited here resolves those private controls.
For acquisitions, first launches, relaunches and manager transitions. This review creates an evidence file and a decision list; it does not certify the property, transfer a permit or grant local approval.
Jurisdictions
A marketing area is not a permit boundary. Match the parcel to its city or its unincorporated county first, then check zoning, the coastal zone, taxes and private restrictions separately.
Stated plainly, because owners keep being told otherwise. The City of Monterey’s Code Compliance page, checked 2026-09-20, says any house rental of less than 30 days is illegal in Monterey, cites City Code section 22-19.5, and says the City actively enforces it. Carmel-by-the-Sea’s page, checked the same day, says no home or subordinate unit may be rented for less than 30 consecutive days in the residential district. Neither city publishes a permit, licence or waiting list to join. A 30-day-plus stay is a different question. And a Carmel or Monterey mailing address is not proof of a city parcel — many sit in unincorporated Monterey County, which runs its own licence framework. See the full regulation watch.
| Property area / authority | What to check | Authority |
|---|---|---|
| Inside the incorporated City of MontereyCity of Monterey | The City states any house rental of less than 30 days is illegal in Monterey, cites City Code section 22-19.5 and says it actively enforces. No permit or licence path is published. | No owner path today City of Monterey |
| Inside the incorporated City of Carmel-by-the-Sea, residential districtCity of Carmel-by-the-Sea | The City states no home or subordinate unit may be rented for less than 30 consecutive days in the residential district. No permit or exception process is published. | No owner path in the residential district City of Carmel-by-the-Sea |
| Inside the incorporated City of Pacific GroveCity of Pacific Grove | A licence is required under 30 days. New STR applicants are limited to the Coastal and Commercial areas, with a 250 city-wide cap, 84 active when checked, a 55-foot zone of exclusion and one per parcel. Home Sharing is citywide and not subject to the cap. | City of Pacific Grove |
| Inside the incorporated City of Santa CruzCity of Santa Cruz | A permit and a TOT certificate are required. 250 hosted permits are available first come, first served; the City states it will not issue new non-hosted permits, and prohibits STRs on a property with both a single-family home and an ADU or JADU. | City of Santa Cruz |
| Inside the incorporated City of CapitolaCity of Capitola | Vacation rentals are allowed only inside the Vacation Rental Use overlay district. The City states homes outside it may not be rented as vacation rentals. Inside it: permit, business licence, monthly TOT, parking review. | City of Capitola |
| Unincorporated Monterey County, including Pebble Beach, Carmel Highlands and Big SurCounty of Monterey Housing and Community Development | A Vacation Rental Operation License under MCC Chapter 7.120. Inland rules effective October 14, 2024; coastal Ordinance 5439 effective October 24, 2025. Detached single-family dwellings only. Commercial, Limited and Homestay are different licences. Specific terms are under a litigation-driven suspension. | County of Monterey Housing and Community Development |
| Unincorporated Santa Cruz County, including Live Oak, Pleasure Point, Aptos, Seacliff, La Selva Beach, Davenport and the San Lorenzo ValleyCounty of Santa Cruz Unified Permit Center | Hosted and non-hosted permits with per-area caps across Davenport/Swanton, Live Oak, Seacliff/Aptos/La Selva Beach and outside the designated areas, a block-density rule, first-applied first-issued and bi-annual availability review. | County of Santa Cruz Unified Permit Center |
| Any parcel inside the California coastal zone, in either countyCalifornia Coastal Commission | Coastal Act considerations sit on top of the local rule. The Commission’s 2016 guidance says coastal-zone vacation rental regulation must run through a local coastal program or a coastal development permit. | California Coastal Commission |
| California taxes and transient occupancy taxState of California, then the city or county with jurisdiction | No statewide lodging tax exists to register for. CDTFA administers sales and use tax plus special taxes and fees; transient occupancy tax is imposed by the city or county covering the parcel. | State of California City of Pacific Grove City of Capitola County of Monterey Housing and Community Development |
| HOA, condominium, deed, lease and insurance documentsPrivate governing documents | No public source decides whether a private community permits the use, the parking or the amenity access. Read the documents and get any determination in writing. | Further verification needed |
Each row is expanded with its official source link and check date in the regulation watch.
Keep researching
Start with the parcel, not the mailing address or the neighbourhood name. Confirm in writing whether it is inside Monterey, Carmel-by-the-Sea, Pacific Grove, Santa Cruz or Capitola, or in unincorporated Monterey or Santa Cruz County, and whether it is inside the coastal zone. The jurisdiction table on this page has one row per authority with its official source and the date it was checked.
Two. The City of Monterey states that any house rental of less than 30 days is illegal in Monterey and that it actively enforces City Code section 22-19.5. Carmel-by-the-Sea states that no home or subordinate unit may be rented for fewer than 30 consecutive days in the residential district. Neither publishes a permit, licence or exception process, so there is no short-stay owner path in either to present. Both were checked on 2026-09-20. Capitola is a partial case: vacation rentals are allowed inside its Vacation Rental Use overlay district and the City says homes outside it may not be rented as vacation rentals.
No, and this is the most expensive assumption on the Peninsula. Carmel Highlands, Carmel Valley and other areas around the city are unincorporated Monterey County, where the County’s Vacation Rental Operation License framework applies instead of the City’s 30-day rule. Confirm the parcel with the County or the City before drawing any conclusion from either.
No. HOA rules, CC&Rs, condominium rules, leases, deed restrictions and insurance conditions are private controls, can be stricter than any public rule, and are enforced separately. Read them and get any determination in writing before the home is marketed.
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