Can you still run an Airbnb in Greeley or Windsor in 2026?
Yes, but the rules tightened. Greeley now requires a business license, sales tax registration, and separates “accessory” short-term rentals (in your own home, all zoning districts) from “primary” short-term rentals (investment-only, commercial and industrial zones only). Windsor went further — as of July 1, 2025, non-hosted short-term rentals are prohibited in residential zones entirely, so if you don’t live in the property, you can’t rent it out short-term there anymore.
The short-term rental rules in Greeley changed enough this year that it’s worth a real conversation before you list a property on Airbnb or VRBO — and Windsor’s rules shifted even more. If you’ve been thinking about buying a short-term rental in Northern Colorado, or you already own one, here’s exactly what’s different.
I get this question constantly from investors looking at Northern Colorado: is short-term rental still a workable strategy here, or has the door closed? The honest answer is it depends entirely on which city you’re in and what kind of rental you’re running.
Short-term rental rules in Greeley: accessory vs. primary
Greeley’s zoning ordinance treats “Lodging – Short-Term Rental” as a permitted use across residential, commercial, mixed-use, and industrial districts under Title 24 of the municipal code. But not every short-term rental is treated the same way.
The city splits them into two categories:
- Accessory short-term rentals — you rent out a room or a portion of your own home while you still live there. These are allowed in every residential zoning district, but they come with occupancy caps, a limit on consecutive and cumulative nights per year, and an owner-occupancy requirement (you need to hold at least 50% ownership and live in the unit at least 180 nights a year).
- Primary short-term rentals — the whole property is rented out short-term and you don’t live there. These are only permitted in commercial and industrial zones, not in a standard residential neighborhood.
That distinction matters a lot for investors. If you’re picturing a classic “buy a house, rent it on Airbnb full-time” model in a residential neighborhood, that’s the primary short-term rental category under the current short-term rental rules in Greeley — and it’s not going to work unless the property is already zoned commercial or industrial.
To operate legally, hosts need:
- A City of Greeley business license
- Colorado sales tax registration
- A home occupation permit (for accessory rentals)
- Compliance with occupancy limits (roughly 8 visitors, plus a cap on consecutive and cumulative nights per year)
Windsor: the residential door closed for non-hosted rentals
Windsor’s rules moved in a different direction. New short-term rental regulations took effect January 1, 2025, defining a short-term rental as any dwelling in a residential zone rented for 29 days or less through any platform — Airbnb, VRBO, Expedia, or otherwise.
The town built in an amortization period for existing non-hosted short-term rentals in residential zones, but that window closed on July 1, 2025. Since then, non-hosted short-term rentals in Windsor’s residential neighborhoods are prohibited outright. Only hosted short-term rentals — where the owner lives on-site — are still permitted in residential zones.
If you already owned a residential property in Windsor that you were renting short-term without living there, that use is no longer legal under current town code. Every short-term rental in Windsor also needs an annual business license renewal and a short-term rental permit renewed every two years.
What this means if you’re buying an investment property right now
This is exactly the kind of question I walk investors through before they write an offer, because understanding the short-term rental rules in Greeley — or Windsor’s separate ordinance — determines whether your investment plan is even legal, not just profitable.
A few practical takeaways:
- If you want a hands-off, whole-property short-term rental in Greeley, you need to be looking at commercial or industrial-zoned property, not a standard residential subdivision.
- If you want to live in the property and rent part of it out, Greeley’s accessory short-term rental category and Windsor’s hosted-rental allowance both still work — with licensing and occupancy conditions attached.
- If you own a non-hosted short-term rental in Windsor’s residential zones, you’re now operating outside the current rules and should talk to the town’s planning office and your agent about your options — including whether converting to a long-term rental or selling makes more sense.
- Loveland, Fort Collins, and other Northern Colorado municipalities each set their own short-term rental rules, so a strategy that works in one city may not transfer to the next one over.
I’ve helped investors buy residential, land, commercial, and water-rights property across Weld and Larimer counties, and short-term rental zoning is one of the most misunderstood pieces of due diligence. It’s not enough to check whether a property “allows” short-term rentals in general — you need to know which category your plan falls into and whether that category is even permitted at that address under the current short-term rental rules in Greeley or Windsor’s ordinance.
Why this matters more in a growing market
Northern Colorado is one of the fastest-growing areas in Colorado, and that growth is exactly why cities like Greeley and Windsor have moved to tighten short-term rental rules rather than loosen them. As more neighborhoods fill in and housing supply gets scrutinized, municipalities are drawing sharper lines between long-term housing stock and short-term lodging.
That trend is worth factoring into any investment decision. A property that’s technically compliant today under Greeley’s or Windsor’s current code could face further restrictions as these towns continue to grow. Your specific situation — the property’s zoning, whether you plan to live there, and which city you’re buying in — determines whether a short-term rental strategy still makes sense, and that’s exactly where a local market analysis comes in.
Frequently Asked Questions
Can I buy a house in Greeley and run it as a full-time Airbnb?
Only if the property is zoned commercial or industrial. In Greeley’s residential zones, whole-property “primary” short-term rentals aren’t permitted — only “accessory” short-term rentals where the owner lives on-site and rents out a portion of the home.
Is Airbnb still legal in Windsor, Colorado?
Hosted short-term rentals, where the owner lives in the home, are still permitted in Windsor’s residential zones. Non-hosted short-term rentals in residential zones have been prohibited since the town’s amortization period ended on July 1, 2025.
Do I need a business license to run a short-term rental in Greeley or Windsor?
Yes. Both cities require an annual business license, and Windsor additionally requires a short-term rental permit renewed every two years. Greeley hosts also need Colorado sales tax registration and, for accessory rentals, a home occupation permit.
What happens if I already own a non-hosted short-term rental in Windsor?
That use is no longer permitted under current Windsor zoning as of July 1, 2025. You’ll want to talk with the town’s planning office and a local agent about converting to a long-term rental, applying for a hosted arrangement, or selling.
Are short-term rental rules the same across Northern Colorado?
No. Greeley, Windsor, Loveland, and Fort Collins each set their own zoning, licensing, and occupancy rules for short-term rentals, so a property’s location determines exactly what’s allowed — always verify at the city or town level before buying.
If you’re evaluating a short-term rental purchase — or trying to figure out what to do with one you already own in Greeley or Windsor — I’m happy to walk through the zoning, the numbers, and your options. I’ve closed 300+ transactions across residential, investment, commercial, land, and water property in this market, and this is exactly the kind of question I help investors work through before they buy. Schedule a free buyer consultation at thefranzengroup.com/home-buying-consultation/.
About Brian Franzen
Brian Franzen is a Greeley and Northern Colorado Realtor with more than a decade of experience and hundreds of closed transactions across residential, investment, commercial, land, and water properties. He’s a native of Northern Colorado, an eXp ICON Agent, and a City of Greeley Planning Commissioner. Connect with Brian at thefranzengroup.com.
