Heard that nightly rentals are a no-go in Brentwood? You’re not imagining it. If you planned on STR income, that can feel like a roadblock. The good news is you still have solid, legal paths to cash flow in this high-demand market. In this guide, you’ll learn what Brentwood allows, how Tennessee law fits in, and the top investor alternatives that work right now. Let’s dive in.
What Brentwood allows today
Brentwood’s municipal code prohibits renting single-family homes for less than three months. The city directs owners to confirm zoning and rules for each property with Planning & Codes. You can review the city’s guidance on short-term home rentals and contact details on the official page. Read the city summary at the Brentwood Short-Term Home Rentals page: City of Brentwood guidance.
Two takeaways:
- Stays under 90 days in single-family residential districts are not allowed by the city’s stated rules.
- Always verify parcel-specific details with Planning & Codes before you buy or list.
What state law means for you
Tennessee law can protect short-term rentals that were already operating before a new local ordinance. This is often called “grandfathering.” Protected status can end after a sale or transfer, a long period of non-use, or certain violations. See the state’s statutory framework here: Tennessee Code summary on STRs.
HOA rules and enforcement
Homeowner associations may have their own minimum lease terms or rental restrictions. Tennessee courts have enforced explicit minimum-term amendments and have treated generalized “residential use” clauses differently. Review CC&Rs and any amendments closely, and get written confirmation when possible. For a legal overview, see the American Bar Association summary of recent Tennessee cases.
Market context for Brentwood
Brentwood is an affluent suburb with high household incomes, which supports demand for quality long-term rentals. For context, local incomes sit well above national averages, shaping tenant profiles and pricing power. Explore income data here: Brentwood median household income overview.
Investment paths that work in Brentwood
Below are practical alternatives when STRs are off the table. Choose the model that matches your property, budget, and risk tolerance.
Long-term single-family rental
Lease your home on a 6 to 12 month or longer term. In Brentwood, family and executive renters often value stability, schools, and commute access, which can support steady occupancy.
- Pros: Predictable monthly income, lower turnover, simpler financing with many conventional lenders.
- Cons: Lower gross than peak STR rates; plan for maintenance and property management.
- Verify: HOA rules, landlord insurance, rent comps, and expected vacancy.
Medium-term corporate or furnished rentals (30–90+ days)
Target relocating executives, project teams, or medical staff with fully furnished month-to-month or multi-month stays. You can capture part of the nightly premium without operating as a nightly rental, if leases are structured correctly. Regional demand is strong thanks to events and business travel in the Nashville area. See tourism context from the city’s visitors bureau: Nashville tourism performance.
- Pros: Higher rents than standard long-term, fewer turnovers than STR.
- Cons: Furnishings and turnovers add cost; confirm HOA and city interpretation for 30–90 day stays.
- Verify: Lease templates, insurance coverage, and HOA compliance.
ADUs, in-law suites, and two-unit options
If permitted, an accessory dwelling unit or a legally separate suite can create a second income stream. Rules vary, so speak with city planning about feasibility, permits, and any parking or setback requirements. Start at the city site: Brentwood Planning & Codes portal.
- Pros: Additional income within residential zoning when properly permitted.
- Cons: Upfront construction costs and timeline; HOA restrictions may apply.
Small multifamily or legal conversions
Where zoning allows, duplexes and small multifamily can offer diversified income and professional management options. Brentwood is primarily single-family, so inventory can be limited or higher priced. If you find a fit, you may gain better economies of scale than a single rental home.
- Pros: Diversified cash flow, scalable operations.
- Cons: Entitlements may be required; limited availability.
Build-to-rent and managed SFR communities
Build-to-rent has grown nationally, offering investor-friendly operations and amenities. Partnering with or purchasing in a professionally managed community can provide more predictable income streams when STRs are restricted. For context on sector growth, see this report: Build-to-rent completions reach a high.
- Pros: Professional management and institutional processes.
- Cons: Higher capital needs or partnership structures.
Corporate master leases
Lease directly to a creditworthy employer for use by staff or visiting professionals. This can reduce vacancy and simplify management.
- Pros: Stable revenue and fewer turnovers.
- Cons: May trade some rent upside for predictability.
Sell or 1031 into a better-fitting asset
If STR income was the only reason for your purchase, selling and redeploying into a compliant property or passive vehicle can be smart. A 1031 exchange can defer taxes when moving between like-kind real estate. Always consult tax and legal professionals.
Financing, underwriting, and insurance
Lenders treat investment properties and rental income differently from owner-occupied homes. Many conventional lenders do not qualify borrowers using projected nightly income, and government-backed loans restrict transient use. Expect different rates, down payments, and documentation for investment loans. See an overview of financing differences here: LendingTree explanation of STR financing limits.
If you pivot to furnished monthlies or corporate rentals, review insurance. Standard homeowner policies often exclude short-term or commercial use, and specialized landlord or STR policies are common. Learn more about lender and insurance considerations: Baselane guide to STR loans and coverage.
Due diligence checklist
Use this quick list before you buy or repurpose a property in Brentwood:
- Confirm local rules: Review Brentwood’s STR guidance and call Planning & Codes to confirm what your parcel allows: City STR page.
- Check HOA documents: Look for minimum lease terms, rental caps, and amendment history. For background on Tennessee HOA case law, see the ABA overview.
- Verify any “grandfathered” claims: If a seller asserts existing STR rights, request permits, tax filings, and booking records. Compare to state protections here: Tennessee STR statute summary.
- Underwrite conservatively: Model long-term or medium-term rents, vacancy, management fees, insurance, and capital expenses.
- Line up operations: If you plan furnished monthlies, document lease terms, cleaning schedules between tenants, and storage for reserves and furniture.
How we help investors in Brentwood
You deserve a clear path forward, even when nightly rentals are off the table. Our team pairs deep local knowledge with a concierge approach to help you select the right strategy, run the numbers, and navigate city and HOA rules. We can source compliant properties, coordinate vendor quotes, and connect you with vetted property managers and lenders.
Ready to pivot with confidence? Reach out to The Phillips Group to map your best Brentwood investment play.
FAQs
Are short-term rentals allowed in Brentwood single-family neighborhoods?
- The city states that rentals in single-family residential districts must be at least three months, so nightly rentals are not allowed under current guidance. See the policy summary here: Brentwood Short-Term Home Rentals.
What if a property already operated as an STR before the rules?
- Tennessee law may protect existing STRs that predate new local rules, but protections can end after a sale, extended non-use, or violations. Always get written proof and confirm with the city: Tennessee Code STR framework.
Can an HOA stop me from renting monthly in Brentwood?
- Yes, HOAs can set minimum lease terms and other restrictions in their governing documents, and recent Tennessee cases show courts will enforce clear language. Review CC&Rs carefully: ABA HOA overview.
Do 30–90 day furnished rentals comply with Brentwood rules?
- Many investors use month-to-month or multi-month leases to serve corporate and relocation demand, but you must confirm with the city and your HOA that your specific setup complies. Start with the city resource: Brentwood STR guidance.
What financing works if I switch from STR to a long-term model?
- Conventional products often favor documented long-term leases, while some investors use DSCR-style loans for cash-flow-based underwriting; insurance needs also change for furnished rentals. Learn more here: LendingTree’s financing overview and Baselane’s insurance and loan guide.
