Residents, officials remain divided as Beaufort weighs how to regulate growing STR market
By Delayna Earley
The Island News
How many short-term rentals are too many, and where they should be allowed, remains an open question in Beaufort after City Council revisited the issue during a March 24 work session that drew hours of public comment and exposed sharp divisions among residents.
What began as an effort to refine the city’s short term rental ordinance instead underscored a broader tension between protecting neighborhood character and maintaining fairness across the city.
At the center of the discussion are recent changes to the ordinance, including removing a prohibition on short term rentals in The Point neighborhood and revising how a 6% cap would be applied citywide.
City staff previously warned those changes could have ripple effects, including limiting new rentals in some neighborhoods while opening the door to additional units in others.
Residents raise concerns over housing and stability
Much of the meeting was dominated by public comment, with residents raising concerns about the impact of short-term rentals on housing availability and quality of life.
Jeff Hamrick pointed to what he described as a growing imbalance between short-term and long-term rentals, warning that the current trajectory could deepen an existing housing shortage.
“There are currently only 100 long-term rentals available in Beaufort, as opposed to over 250 short-term rentals,” Hamrick said, adding that workforce housing is already under pressure.
Others warned that without limits, Beaufort risks becoming a place where people visit but cannot live, as rising costs continue to push residents out.
Debate centers on fairness
A key point of contention was whether certain neighborhoods, particularly The Point, should be treated differently under the ordinance. Some residents argued that lifting restrictions in The Point would create problems where none currently exist.
“If it’s a problem, fix the problem where it is. Don’t create a problem where there’s not a problem,” one speaker said.
Others pushed back on the idea of exemptions, arguing that applying different rules to different neighborhoods is inherently unfair.
Graham Trask, who has been active in discussions surrounding the ordinance, said the issue should be addressed on a citywide basis rather than focusing on individual neighborhoods.
“Short term rentals are a problem for every neighborhood,” Trask said, arguing that the city should adopt consistent limits across all zoning districts.
In discussing potential approaches, Trask pointed to nearby Port Royal, which has implemented a moratorium on short-term rentals, as an example of how other municipalities have responded to similar concerns.
He also criticized the idea of exempting certain areas, including The Point, while others face restrictions.
“Exempting The Point is not tenable when you have other very historic neighborhoods that feel the same pressure,” Trask said.
Council explains intent behind changes
Council member Josh Scalleti said the recent changes were not intended to expand short-term rentals, but to correct what he described as uneven policies that have affected some neighborhoods more than others.
“I feel like as policymakers that represent an entire city, it is our job to pass fair and flat policies that’s in the best interest of the entire city,” Scalleti said.
Scalleti said his initial concern with the ordinance stemmed from complaints in neighborhoods such as the Northwest Quadrant, where residents said short-term rentals had become concentrated and altered the character of the area.
He said earlier versions of the ordinance included exemptions that allowed some neighborhoods to exceed the 6% cap, while others remained restricted.
“I feel like it was a mistake for the city to allow for an exemption to the 6% cap,” Scalleti said, adding that similar carve outs should not continue.
At the same time, Scalleti said he does not support expanding short-term rentals, and that the council’s goal has been to better regulate and ultimately reduce their number.
“That is the exact opposite of what this council is advocating for,” he said.
Council weighs competing priorities
Other council members emphasized the difficulty of balancing neighborhood concerns with the need for clear and consistent policy.
Mayor Phil Cromer said the issue has been under discussion for years and remains complex, with no single solution that satisfies all sides. Cromer noted that while residents have raised valid concerns about neighborhood impacts, the city must also ensure that any ordinance is enforceable and applied consistently.
Council member Mike McFee raised questions about how the proposed changes would work in practice, particularly as they relate to definitions and implementation, noting that unclear language could create unintended consequences.
Council member Mitch Mitchell echoed concerns about maintaining balance, emphasizing the need to protect neighborhood character while also considering property rights and the broader impact on the city.
Questions remain unresolved
Council did not take action during the work session, and several key questions remain unresolved.
Among them are how to apply the 6% cap consistently, how to define what qualifies as a short-term rental for that cap, and how to balance neighborhood specific concerns with a citywide policy.
As one speaker noted, even basic elements of the ordinance remain unclear.
“We can’t agree even on the numerator and the denominator as to how 6% might apply,” the speaker said.
What happens next
Further discussion is expected as council works to refine the ordinance ahead of a future vote.
For now, the debate reflects a larger question facing Beaufort, how to manage growth without losing the people and neighborhoods that define the city.
As residents and officials continue to weigh competing priorities, the outcome will shape not just how short-term rentals are regulated, but what Beaufort looks like in the years ahead.
Delayna Earley, who joined The Island News in 2022, formerly worked as a photojournalist for The Island Packet/The Beaufort Gazette, as well as newspapers in Indiana and Virginia. She can be reached at delayna.theislandnews@gmail.com.