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Housing and short-term rentals (STRs) are often framed as if they’re competing priorities, but on the Oregon coast they’re really part of the same system. Tourism is a key part of our local economy, and short-term rentals play an important role in that. At the same time, the housing shortage is very real, and we need more homes for the people who live and work here.

Lincoln City has the highest concentration of short-term rentals in the county. I come to this issue with a long history. I started cleaning vacation rentals in high school and later worked as assistant manager for one of the largest vacation rental companies on the coast. In fact, vacation rental dwellings were the first issue that drew me into local government in my early 20s.

I have not seen any statistics that reliably show increasing regulations around short-term rentals results in an increase in available year-round housing. In Lincoln City, when year-round licenses were capped, and then later accessory-use licenses were eliminated, many homes shifted into furnished monthly rentals that easily rent for around three thousand dollars a month. Those technically count as long-term housing, and are a needed housing type, but they’re still far out of reach for many workers.

I do not believe the housing crisis will be solved by simply pressuring private property owners through regulation. If we want property owners to be part of the solution, government tends to be far more effective when it uses thoughtful incentives that align private investment with community needs.

So the larger issue is really about land use, enforceable regulations and neighborhood alignment.

Short-term rentals function as lodging units, and some are year-round businesses. Many are located in residential areas that were never designed for that level of activity. I would advocate for broad community visioning so we can be more intentional about where new vacation rentals are located. For example, Lincoln City’s new 2043 Comprehensive Plan set a new strategy of decreasing short-term rentals in residential neighborhoods while increasing the number in commercial zones. I believe mixed-use zones are another place where they can work well. Those areas already blend residential, commercial, and visitor activity, and they can support both long-term and short-term housing while still creating vibrant community spaces.

Next, enforcement has to be realistic. If we require a local contact, that person should truly be local. Communities become frustrated when the number they’re given connects them to someone halfway around the world. They wonder what the impacts would be if there were an emergency. I’ve also personally observed that smaller, locally based management companies often maintain better relationships with neighborhoods than large national management firms. Meaningful enforcement requires metrics to be evaluated on a regular basis. Outcomes matter.

Infrastructure is another important piece of the conversation. Traditional lodging developments pay system development charges and commercial utility rates, but most short-term rentals, particularly in residential zoned neighborhoods, were originally built as residential homes and never paid those charges, and are billed residential utility rates. When we have hundreds of lodging units operating in that way, it’s worth asking whether our fee structures reflect the actual demand being placed on water systems, sewer systems, and other infrastructure.

One idea I have advocated exploring in Lincoln City relates to including water conservation as a value that informs our regulations. Many municipalities in Oregon are currently looking at water and sewer revenue challenges, and one approach could be designing rate structures that reward conservation practices. For example, if vacation rentals were charged commercial water rates with a lower base allowance and significantly higher rates once usage exceeds certain levels, owners would have a strong incentive to conserve. That might mean installing efficient fixtures, replacing older appliances, or even rethinking amenities that consume large amounts of water. Guests might see signs encouraging shorter showers or other conservation practices. Those changes could reduce strain on our water systems while still giving property owners control over how they manage their costs.

But I want to be clear about something. I don’t approach issues like this believing I have the single right answer. What I bring to the table are ideas and experience, and then I work collaboratively with other elected officials, staff, industry partners, and community members to develop solutions that make sense for the whole county.

Short-term rentals, housing supply, tourism, and infrastructure are all interconnected. We didn’t arrive at these challenges overnight, and we won’t solve them overnight. What we can do is approach them thoughtfully, increase the overall supply of housing in all its forms, and create policies that balance economic vitality, property rights, and livable communities.