Measure Q: Nevada City Residential Short-Term Rental Measure
City of Nevada City · Nevada County · November 3, 2026
The question on your ballot
Shall the measure that replaces the existing residential short-term rental registration rules with a new permitting system and more detailed permit eligibility and operating rules be adopted?
In plain language
Measure Q would change how short-term rentals work in the City of Nevada City. A YES vote replaces the current registration rules with a new permit system. The new system has more detailed rules for who can get a permit. It also sets rules for how rentals must operate. A NO vote keeps the current registration rules in place.
Impartial analysis
CITY ATTORNEYS' IMPARTIAL ANALYSIS OF MEASURE Q CITY OF NEVADA CITY Measure Q is an ordinance that replaces Nevada City's existing residential short-term rental registration rules with a new permitting system with more detailed eligibility and operating rules. A section of the Nevada City Municipal Code currently allows the owner of any single-family residential property in the City to register that property as a "hosted short-term rental." Once a property is registered, the owner can rent, for stays less than thirty-days long, all or a portion of any single-family home, guest house, or other room or dwelling unit used for sleeping or living quarters. Up to two such "units" can be rented at the same time on a property. There is no requirement that a "host" live on the property, but there is a requirement that the owner or their agent live in Nevada County. An owner cannot use a property solely for short-term rentals. Because these rules were proposed by initiative petition, only the voters can amend or repeal these rules. Measure Q repeals the Municipal Code section and adopts new rules that can be amended by the City Council. Under Measure Q, it would be illegal to advertise, maintain, or operate a short-term rental· unless the owner has obtained a short-term rental permit. Permits would exist for two types of short-term rentals: Whole-home rentals-- certain rentals of the entirety of a dwelling unit (for example an entire single family dwelling, accessory dwelling unit or duplex unit). Hosted rentals-- certain rentals of one or two specific bedrooms within, or a guest house appurtenant to, a dwelling unit that is the primary place of residence of a "host." Owners of property that is registered under the existing rules would have a one-time opportunity to convert their registration to a short-term rental permit. No new permit (as opposed to a renewal or conversion) would be issued for any property within 300 feet of another property with a permit. A new whole-home permit would not be issued if it would cause the total number of whole-home permits for main residences to exceed 2% of the City's housing stock or the total number of whole-home permits for accessory dwelling units to exceed 1 % of the City's housing stock. It is anticipated that this cap will prevent the issuance of new whole-home permits for main residences unless some permits are not converted/renewed or there is substantial housing stock growth. Permits would be issued to a specific owner with respect to a specific property. Permits would become invalid if the owner sells the property or doesn't use the permit. The host (for a hosted rental) or a contact person who lives within 15 miles (for a whole-home rental) would need to be available by telephone on a 24-hour basis. Short-term rentals would be subject to safety and operational standards. Special events, incidental camping and subletting would be prohibited. The City could suspend (or deny renewal of) a permit for a number of specified reasons. Measure Q was placed on the ballot by the City Council of the City of Nevada City. � �.._._.._· - Dean Pucci, City Attorney Summary A yes vote is a vote to replace Nevada City's existing residential short-term rental registration rules with a new permitting system and more detailed rules. A no vote is a vote to retain the existing short-term rental registration rules
Official ballot arguments
Filed for the official voter guide by each side, printed as submitted.
Argument in favor
Vote YES on Measure Q to protect Nevada City's neighborhoods, help keep housing available for local residents, and support responsible tourism. Measure Q recognizes that homes are first and foremost places for people to live. Rather than banning short -term rentals, it establishes clear rules that allow them to continue operating responsibly while helping keep more homes available for local residents. Developed over nearly three years through public workshops and community input, Measure Q reflects the community's effort to balance tourism with the need to protect housing and neighborhood livability. It recognizes that tourism is an important part of Nevada City's economy while acknowledging the importance of keeping housing available for the people who live here. The measure replaces an outdated uncapped registration system with a modern permitting program that creates consistent standards for every operator. It limits the number of short-term rental permits by capping whole-home rentals at 2% of the City's housing stock and ADU/JADU rentals at 1%. It also establishes clear rules that support responsible operators and help keep housing available. Measure Q also strengthens public safety by requiring 24-hour emergency contacts, occupancy and parking limits, fire safety measures, defensible space, visible address numbers, and guest information about being good neighbors. Measure Q also gives the City stronger tools to address unpermitted rentals. Improved enforcement creates a fairer system for responsible operators who follow the rules while holding those who ignore them accountable. No single ordinance will solve Nevada City's housing challenges, but Measure Q is an important step toward protecting neighborhood character, keeping housing available for local residents, supporting responsible tourism, and creating clear, co nsistent rules for everyone. Vote YES on Measure Q for balanced neighborhoods, responsible tourism, fair enforcement, and a stronger future for Nevada City.
The proponents call Measure Q “balanced,” but important facts are missing. Nevada City has 53 legally permitted non-hosted whole-home short-term rentals. Measure Q’s 2% cap would reduce that number toward roughly 43 as permits terminate. The City Attorney’s analysis confirms new whole -home permits are expected to be blocked unless existing permits end or housing stock grows substantially. Measure Q also prohibits a new permit within 300 feet of another permitted STR. In Nevada City’s compact historic neighborhoo ds, overlapping exclusion areas could function as a de facto moratorium on new whole -home STRs in portions of the walkable downtown area. We support stronger safety standards, nuisance enforcement, and proper tax collection. None requires shrinking responsible ST Rs. After nearly three years developing Measure Q, no formal economic-impact study was identified. City staff acknowledged fewer STRs may reduce TOT revenue and shift visitors—and their spending—to Grass Valley. Using our stated assumptions, ten fewer whole-home STRs for a full year could reduce direct City revenue by about $34,700: approximately $25,600 in TOT and $9,100 in City sales-tax revenue. Over ten full years, that modeled difference is about $347,000, excluding broader lost visitor spending. Most importantly, Measure Q contains no voter-protected minimum number of whole-home STRs. A future Council majority could reduce the cap further—and potentially eliminate this category—without returning to voters. Better enforcement makes sense. A shrinking permit base, 300-foot exclusion zones, unstudied economic consequences, and no voter-protected floor do not. VOTE NO ON MEASURE Q — protect local businesses, visitor revenue, and City services.
Argument against
Vote NO on Measure Q. Everyone agrees Nevada City should have safe neighborhoods, responsible short -term rentals, and more housing. The question isn't whether change is needed. The question is whether Measure Q gets it right. It doesn't. Measure Q replaces today's rules with a rigid system of permanent restrictions , strict caps, spacing requirements, permit limitations, and additional regulations that could be difficult to change if they fail to deliver the promised results. Inste ad of focusing enforcement on nuisance properties that create noise, parking, or safety problems, it imposes broad new restrictions on responsible homeowners who have followed the rules. Even the City's own analysis recognizes that this proposal involves difficult tradeoffs between protecting neighborhoods, supporting local property owners, preserving tourism, and maintaining housing opportunities. It also recognizes that reducing short- term rental availability could shift overnight visitors—and their spending—to neighboring communities like Grass Valley, where additional hotel capacity is already being developed. That means fewer customers for Nevada City's restaurants, retailers, ga lleries, and small businesses. Measure Q also promises housing benefits without guaranteeing results. Housing affordability is a serious challenge, but ther e is no assurance these restrictions will make homes more affordable or increase the supply of long -term housing. Once adopted, however, the regulations will affect homeowners, local businesses, visitors, and our local economy. Good public policy fixes problems. It doesn't lock communities into unproven systems that may create new ones. Measure Q asks voters to make permanent law today for problems that will continue to evolve tomorrow. Nevada City deserves the flexibility to improve its short-term rental rules as conditions change—not permanent restrictions that could become outdated while preventing better solutions tomorrow. Protect our neighborhoods. Protect our local economy. Protect responsible homeowners. VOTE NO ON MEASURE Q.
Measure Q follows nearly three years of public workshops and community input. It responds to residents’ real concerns about a short-term rental system that isn’t working. Measure Q would repeal the current rules and replace them with a system designed for this moment: reasonable limits and basic standards for safety, parking, occupancy and neighborhood impacts. It is not a ban on short -term rentals. The argument against Measure Q, submitted by the chairman of the Nevada County Republican Party, gets it wrong when it claims the measure would hurt responsible homeowners who follow the rules. Responsible hosts who respect their neighbors can continue operating- and should not have to compete with operators who ignore the rules and create neighborhood nuisances. The opposition is also misleading about future changes. Measure Q itself would repeal and replace the current voter -enacted rules. Because those rules were approved by voters, voters must approve their replacement. Under Measure Q, future Councils could make necessary adjustments to the new ordinance without requiring another costly election. The choice is straightforward: approve Measure Q or keep a system with no cap on unsupervised short -term rentals and minimal enforcement. Good public policy fixes problems before they become crises. Measure Q would protect neighborhoods, support responsible operators, preserve tourism, bolster our local brick and mortar hospitality businesses, and put reasonable limits on converti ng homes in our neighborhoods into commercial lodging. Vote YES on Measure Q.
What supporters and opponents say — outside sources (not official ballot arguments)
Statements by campaigns, officials and news coverage, quoted with attribution and linked to the original. VoterDecoder did not write them and does not endorse either side.
Supporters say
No public statements in favor were found.
Opponents say
No public statements against were found.