Airbnb & VRBO Performance in La Jolla California.

Short-Term Rental Regulations in La Jolla, California for 2024

Overview of Regulations

Short-term rentals in La Jolla, which is part of the City of San Diego, are governed by the San Diego Short-Term Residential Occupancy (STRO) Ordinance. Here are the key regulations:

Licensing Requirements

• All short-term rental operators must secure a STRO license.

Licensing Tiers

• Tier 1: Part-Time
• Rentals for an aggregate of 20 days or less per year.
• Tier 2: Home Sharing
• Renting a room or rooms in the home for more than 20 days per year, with the host residing onsite.
• Tier 3: Whole Home (excluding Mission Beach)
• Rentals of the entire home for more than 20 days per year, where the host does not reside onsite. Hosts must rent the dwelling for a minimum of 90 days each year to maintain the license.
• Tier 4: Whole Home in Mission Beach
• Rentals of the entire home for more than 20 days per year, where the host does not reside onsite, specific to the Mission Beach area.

Operational Restrictions

• Minimum Rental Days for Tier 3 and Tier 4
• Hosts with Tier 3 or Tier 4 licenses must rent the dwelling for at least 90 days per year and submit quarterly reports to demonstrate utilization.
• Prohibited Uses
• Vehicles (including RVs and camper vans) and temporary structures (such as tents, sheds, tree houses) may not be used for short-term rentals.
• Live/Work Units
• Short-term rentals are allowed only in the residential portion of live/work units, not in the work areas.

Compliance and Enforcement

• Transient Occupancy Tax (TOT) Certificate
• All hosts must have a TOT certificate and a Rental Unit Business Tax account, and comply with the City’s TOT requirements.
• Local Contact Requirement
• Property owners must designate a local contact responsible for preventing and addressing any nuisance activity at the premises.
• Penalties for Non-Compliance
• Fines for initial violations can range from several hundred dollars, increasing significantly for repeated offenses, with the potential for license revocation.

Additional Requirements

• HOA Regulations
• Property owners must check with their Homeowner’s Association (HOA) for any additional regulations against short-term rentals.
• Community Planning Area (CPA)
• Determine the CPA of the dwelling unit, as this affects the licensing tier, especially for Mission Beach.

Caps and Exceptions

• Whole-Home Rental Caps
• Whole-home rentals available for over 20 days per year are capped at 1% of the city's housing inventory.
• Single License Rule
• A host may only hold one license and may not operate more than one dwelling unit for short-term rentals within the City of San Diego.

Top Airbnb Revenue-Generating Neighborhoods in La Jolla, California

1. La Jolla Village

• Why it's appealing:
• Located in the heart of La Jolla, this neighborhood offers a European Village feel with beautiful beaches, boutiques, and endless dining opportunities.
• Guests can walk to La Jolla Cove, watch sea lions and seals, and enjoy the scenic Coastal Walk.
• The area is rich in cultural experiences, including world-class museums like the Museum of Contemporary Art San Diego and the Birch Aquarium at Scripps.

• High convenience with easy access to grocery stores, pharmacies, banks, and other essential services.

• Airbnb Metrics:

• High occupancy rate of 67% to 73%, with peak occupancy in July at 88%.
• Average Daily Rate (ADR) of $593.7 to $645.2 per night.
• Average annual revenue of $144.3K to $171.2K per listing.

2. La Jolla Shores

• Why it's appealing:
• Known for its quiet and family-friendly atmosphere, La Jolla Shores offers easy access to beaches, restaurants, and shopping.
• Guests can enjoy outdoor activities like surfing, kayaking, and snorkeling, as well as hiking trails at Torrey Pines State Natural Reserve.

• The neighborhood features modern homes and cottages with luxurious amenities, including private gated entrances and gourmet kitchens.

• Airbnb Metrics:

• High ratings for location, cleanliness, and overall experience, with many properties suitable for families and business travelers.
• While specific metrics for La Jolla Shores are not separated, the overall La Jolla area benefits from high ADR and occupancy rates.

3. La Jolla Cove Area

• Why it's appealing:
• This area is renowned for its stunning ocean views, direct access to La Jolla Cove, and the opportunity to watch sea lions and seals in their natural habitats.
• Guests can enjoy a short walk to the famous scenic trail ‘Coastal Walk’ and access to upscale boutiques, art galleries, and gourmet restaurants.

• Properties often feature newly remodeled suites, private entrances, and reserved free parking, which is rare in the area.

• Airbnb Metrics:

• Properties in this area contribute to the high ADR and occupancy rates seen in La Jolla, with many guests praising the location and amenities.

These neighborhoods in La Jolla are highly appealing due to their combination of natural beauty, upscale amenities, and convenient access to various attractions and services, making them top generators of Airbnb revenue in the area.

Creating an Inviting Airbnb in La Jolla: Design and Furnishing Tips

Living Room

• Lighting Control: Invest in lamps and dimmer switches to create a versatile and cozy atmosphere.
• Comfortable Seating: Include plush blankets, pillows with different fill options, and a pouf for guests to relax.
• Occasional Tables: Ensure each guest has a place to set their drinks and other items.
• Conversation-Friendly Layout: Design the room to facilitate conversation, with features like swivel chairs and cozy reading nooks.

Bedroom

• Luxurious Bedding: Offer high-quality bedding options and extra layers stored in the closet for guest convenience.
• Pillow Variety: Provide two sleeping pillows per guest with different fill options (e.g., foam-filled, down alternative).
• Temperature and Lighting Control: Install ceiling fans and offer bedside tables with lamps, including options with USB ports or wireless charging features.
• Blackout Shades: Ensure guests can control light levels with blackout shades to cater to different sleep preferences.

General Design Elements

• Natural Light and Views: Highlight the natural beauty of La Jolla by maximizing the use of floor-to-ceiling windows and emphasizing ocean views.
• California Beach Chic: Incorporate elements of California beach style, such as light and bright decor, to create a tranquil and inviting atmosphere.

Amenities and Features

• Fully Equipped Kitchen: Provide a kitchen with modern appliances and necessary tools to make guests feel at home.
• Private Outdoor Spaces: Offer private balconies, patios, or gardens where guests can relax and enjoy the surroundings.
• High-Speed Wi-Fi and Modern TV: Ensure guests have access to high-speed Wi-Fi and modern entertainment options.

Attention to Detail

• Cleanliness and Maintenance: Ensure the space is clean and well-maintained to reflect the high standards of La Jolla.
• Local Touches: Add local touches and decor that tell the story of the space and its location in La Jolla.

Guest Experience

• Personalized Touches: Include amenities like a Nespresso machine, beach towels, and filtered water to enhance the guest experience.
• Clear Communication: Be transparent and realistic in your listing description, highlighting what makes your property unique and special.

Discover La Jolla: Local Attractions and Insider Tips for Your Guests

Beaches and Coastal Attractions

• La Jolla Cove:
• A must-visit for its crystal-clear waters, vibrant marine life, and scenic sandstone cliffs. Ideal for snorkeling, scuba diving, and swimming. Don't miss the sea lions and harbor seals.
• Adjacent to Ellen Browning Scripps Park, perfect for picnics and sunbathing.
• La Jolla Shores Beach:
• A long, wide beach great for picnicking, sunbathing, and water activities. Lifeguards are on hand, and it's a popular spot for kayakers and surfers.
• Access point to the San Diego-La Jolla Underwater Park, rich in marine life.
• Children’s Pool:
• Originally built as a protected swimming area, now a popular spot to observe harbor seals. Respect the rope barrier during pupping season (December to May).

Outdoor Activities

• Torrey Pines State Natural Reserve:
• Hike through trails with breathtaking views of the Pacific Ocean and see the rare Torrey Pine trees. Perfect for nature lovers and photographers.
• Kayaking through La Jolla Caves:
• Explore the seven sea caves, including Sunny Jim Sea Cave, which is accessible by land. Guided kayak tours are available and offer a unique perspective of the coastline.
• Torrey Pines Gliderport:
• Watch hang gliders soar over the beach cliffs or take a lesson to experience it yourself. A great spot to relax and enjoy the views.

Cultural and Educational Attractions

• Birch Aquarium at Scripps Institute of Oceanography:
• Home to a diverse array of marine life, including colorful fish, sea turtles, and sharks. A great place for families and marine life enthusiasts.
• La Jolla Playhouse and Museum of Contemporary Art:
• Enjoy cultural performances and exhibitions in the heart of La Jolla. These institutions are part of the vibrant cultural scene.
• La Jolla Historical Society:
• Visit the Wisteria Cottage to learn about La Jolla’s history through exhibitions and themed self-guided walks.

Dining and Shopping

• La Jolla Open Aire Market:
• Every Sunday, visit this market for fresh produce, international food, and unique handcrafted arts and gifts. A great place to picnic and enjoy local music.
• Ocean View Dining:
• Recommend restaurants like Cusp Dining and Drinks for a pulled-back view of La Jolla and the ocean.

Insider Tips

• Getting Around:
• La Jolla is accessible via the I-5 freeway and multiple bus routes. Old Town Trolley Tours also offer a La Jolla option with on and off privileges.
• Best Times to Visit:
• Summer and autumn months offer warm waters and gentle surf, ideal for swimming and water activities. For snorkeling and scuba diving, July through September is best to see leopard sharks.
• Respect Marine Life:
• Keep a safe distance from sea lions and harbor seals, especially during pupping season. Enjoy these creatures from a respectful distance.

Special Events

• La Jolla Concours d’Elégance:
• An annual car show celebrating historic automobiles, held at La Jolla Cove.
• Fourth of July Fireworks and Concerts:
• Enjoy festivities at Scripps Park, including fireworks and concerts under the stars.

By sharing these attractions and tips, your guests will have a comprehensive guide to experiencing the best of La Jolla.

Practical Tips to Run a Successful Short-Term Rental Business in La Jolla, California

To ensure the success and smooth operation of a short-term rental business in La Jolla, California, several practical tips are essential:

Noise Regulations and Guest Communication

Inform your guests about the strict noise and nuisance regulations in La Jolla to avoid fines or permit revocation. Clearly communicate quiet hours and expectations in both digital and physical house manuals to ensure guests are aware of the local rules.

Comprehensive House Manual

Create a detailed digital and physical house manual that includes essential instructions, Wi-Fi passwords, and other important information. This manual should be easily accessible to guests, helping them navigate the property and its amenities without needing constant support.

Simplified Check-in Process

Utilize smart locks to streamline the check-in process, eliminating the need for physical key exchanges. Provide guests with clear parking instructions, accompanied by photos, to avoid any confusion. This approach ensures a seamless and hassle-free arrival experience for your guests.

By implementing these strategies, you can enhance guest satisfaction, maintain compliance with local regulations, and optimize the overall efficiency of your short-term rental business in La Jolla.

Here is a brief list of house cleaning providers in La Jolla, California:

House Cleaning Providers in La Jolla, CA

Aloha Maids

• Offers deep cleaning services, kitchen cleaning, bathroom service, living area cleaning, move-in/move-out cleaning, and extra maid services.
• Fully equipped and vetted house cleaners with the option for background checks.
• Customizable services and online 24/7 scheduling.

Green Frog Cleaning

• Provides comprehensive house cleaning services including dusting, vacuuming, mopping, bathroom sanitization, and kitchen cleaning.
• Offers general house cleaning, deep cleaning, and move-in/out cleaning services.
• Uses eco-friendly products and serves La Jolla, San Diego, and surrounding areas.

Molly Maid of Northeast San Diego

• Offers customized, high-quality cleaning services tailored to individual needs.
• Services include floor cleaning, dusting, and washing/sanitizing frequent touchpoints.
• Provides one-time or recurring cleaning services with no contracts.

La Jolla Maids

• Offers house cleaning services with a free estimate available upon request.
• Provides various cleaning services to meet individual home cleaning needs.

La Jolla, California: Understanding Short-Term Rental Management Fees

In La Jolla, California, short-term rental management fees can vary significantly, typically ranging from 10% to 30% of the rental revenue, depending on the level of service provided. Full-service management, which includes comprehensive services such as guest communication, marketing, and maintenance, tends to be on the higher end of this spectrum. Companies like Swell Property and Titan Beach Rentals offer customized contracts that can include dynamic pricing, extensive marketing campaigns, and 24/7 guest support, which can increase the management fee but also potentially maximize revenue.

Basic services, such as tenant placement or acting as a booking agent, may incur lower fees. Additionally, property owners may need to consider extra costs for services like cleaning, repairs, or interior design and appliance upgrades. These fees can vary among different management companies, with some offering more transparent and competitive pricing than others.