How Real Estate Agents and Investors Find Short-Term Rental Owners

How agents and investors find short-term rental owners in permit records: owner names, multi-property holders, out-of-state owners, mail and calling rules.

Published Oct 23, 2026 · 23 min read · by Lead Mining Company

Short-term rental owners are a seller and buyer pool that real estate agents and investors can find by name in public records. Cities and counties that regulate short-term rentals keep registers of who holds a permit, at which address, and often where the owner gets mail. As of October 2026, the PermitPulse dataset holds 283,611 short-term rental permit records from 64 public registers. This guide explains why these owners behave differently from other homeowners, how to read a register, how to find owners with several properties and owners who live out of state, why direct mail is the main channel, how to call without breaking the telemarketing rules, and how the method works in five real markets.

It is written for listing agents, buyer's agents who work with investors, wholesalers and acquisition teams, and investors looking for off-market homes or for buyers of a rental they want to sell. The same records serve all three uses: listing leads, acquisition targets, and buyers for a 1031 exchange or a sale-leaseback.

Why short-term rental owners are a distinct seller pool

A short-term rental owner's plans depend on the local rules in a way an ordinary homeowner's do not. When a city caps permits, ties them to the owner, bans them in some zones or stops taking applications, the owner's options change overnight. Some keep renting, some switch to long-term tenants, some sell. A buyer's options change too, because a buyer may not be able to get a permit the seller had.

Here is what the official pages say in several markets that are in the dataset. Each of these is a rule an agent needs to know before pricing or marketing a short-term rental there.

Market	Rule, from the official page	What it means for a sale
Unincorporated Clark County, Nevada	Each natural person or entity may hold, or hold an interest in, one licensed short-term rental unit in residential areas. Licensed rentals must be 1,000 feet apart. The application period is closed: complete applications had to be in by August 21, 2023, and late applications are not being considered.	A buyer cannot count on getting a new license. An owner who wants a second rental in those areas cannot license it.
San Diego, California	Whole-home licenses (Tier 3) may not exceed 1% of the city's housing units outside Mission Beach; Tier 4 is capped at 30% of the Mission Beach planning area, with a lottery for the waitlist. A host may hold only one license. Licenses are not transferable between owners or locations and expire two years from issuance.	The license does not convey with the house. A buyer must apply in their own name under the cap.
New Orleans, Louisiana	A residential owner permit requires the rental to sit on the same lot as the owner's primary residence with a homestead exemption. A non-commercial permit may be held only by natural persons, not companies, and no person may hold more than one.	An investor buying to rent short-term in those categories cannot use the seller's permit type.
Miami Beach, Florida	Vacation and short-term rentals are prohibited in all single-family homes and in many multi-family buildings in certain zoning districts.	A single-family home there is a long-term rental or a residence, whatever its past use.
Honolulu, Hawaii	Rentals under 30 consecutive days must be registered and are permitted only in resort-zoned areas and a few specific apartment-zoned areas.	Location decides whether short stays are allowed at all.
Philadelphia, Pennsylvania	The Limited Lodging Operator License covers renting your primary residence, or a room in it, for 30 days or less. Only an owner or tenant living there as a primary residence is eligible.	An investor who does not live in the home cannot get this license.
Chicago, Illinois	Every shared housing unit needs an approved registration number. A host approved for more than one registration also needs a Shared Housing Unit Operator License.	Owners with several units carry an extra license, which shows up when you group records by name.

None of this tells you that a given owner will sell. It tells you which owners face a decision, and which buyers face a restriction. Both are reasons for an agent or investor to make contact, and both are facts you can cite from the city's own page.

Three ways to use the list

Listing leads

An owner who stops renting short-term has three choices: rent long-term, live in the home, or sell. The register shows who holds a permit now, who held one and let it lapse, and in some markets who applied and was refused. A listing agent can write to all three groups, with a different letter for each.

Off-market acquisition targets

Investors and wholesalers want owners who might sell before listing. The register gives the owner's name, the property address and often the mailing address. Grouping by name shows who holds several properties and may want to sell one. The mailing address shows who lives far away, which affects how involved the owner is in the property.

Buyers for a 1031 exchange or a sale-leaseback

Short-term rental owners also buy. An owner with three permitted homes in a beach town is a likely reader of a letter about a fourth. When you list a rental, the owners of nearby permitted rentals are a natural first audience.

Some of those buyers will be exchanging under Section 1031. The IRS instructions for Form 8824 say the replacement property must be identified within 45 days after the property given up is transferred, and received within 180 days or by the due date of the tax return (with extensions), whichever is earlier. They also say Section 1031 does not apply to a home used solely as a personal residence at the time of the exchange. For homes with some personal use, the IRS set a safe harbor in Revenue Procedure 2008-16: the dwelling unit is owned for at least 24 months before (or after) the exchange, and in each of the two 12-month periods it is rented at a fair rental for 14 days or more, and the owner's personal use does not exceed the greater of 14 days or 10% of the days rented. A buyer on a 45-day clock needs listings fast, so a list of permitted rentals in a market is useful to the agent representing them. Tax treatment depends on the facts; the owner's tax adviser decides whether an exchange qualifies.

A sale-leaseback has the buyer purchase the home and lease it back, to the seller or to an operator. For a short-term rental, check first whether the permit can follow the deal. In San Diego the license is not transferable between owners. In New Orleans the residential permit depends on the owner's homestead on the same lot. In Philadelphia only an owner or tenant living in the home as a primary residence can hold the license. A sale-leaseback that works on paper can fail on the permit.

How to read a short-term rental register

Each register publishes its own fields, but most include some of these. Here is what each one tells an agent or investor.

Field	What it tells you	Watch for
Permit or license number	The unique ID; listings must often display it	Renewals may get a new number, so one home can appear several times
Holder name	The owner, licensee or applicant	In Florida a management company can hold the license for a home it manages
Property address	The rental itself	Unit numbers written differently ("Apt 4" and "#4") look like two homes
Mailing address	Where the holder gets mail; reveals absentee and out-of-state owners	May be a property manager, an attorney or a registered agent
Permit type	Owner-occupied or not, whole home or rooms, house or condo, residential or commercial	Each register uses its own labels
Status	Active, issued, pending, expired, revoked, denied	Some registers keep every expired permit; others show only live ones
Dates	Application, issue or expiry date	Many registers publish none

Across the dataset, as of October 2026, status breaks down like this: 99,966 records are active, 64,668 have ended (expired, revoked, withdrawn or similar), 8,721 were refused, 4,660 are pending, 28,284 carry some other status, and 91,418 come from registers that publish no status at all. For a listing agent the ended permits matter as much as the active ones: an owner whose permit lapsed has already changed how the property is used.

Read the register's own page before you trust a count. A register that keeps old permits, such as Nashville's, will show many more records than homes. The pending vs. granted guide covers how registers show applications in progress, and the glossary defines the permit terms used here. To check one address, the free STR permit lookup shows whether it is on a public register.

Building a list for one town, step by step

Most agents work a few ZIP codes and most investors a few towns. This is the order of work that turns a register into a mailing list for one of them.

Identify every register that covers the town. A Florida beach town can appear in the statewide license file and in a county or city registry. A Colorado mountain town can sit in a county file. The register directory lists the 64 registers and the places they cover.
Pull all statuses, not only active ones. For listing work, the lapsed and refused permits are part of the audience. Keep the status column so you can split them later.
Remove duplicates by address. Keep the newest record for each property address. Note how many older records each address had; a home with five renewals has been rented for years.
Attach the owner. Use the holder name and mailing address from the register. Where either is missing, look up the parcel on the county property record.
Segment. Split into owner-occupied and absentee, person, company and trust, one property and several, in-state and out-of-state, active and ended.
Suppress. Drop management companies (one mailing address on many owner names), apartment buildings, your own past clients if you mail them separately, and anyone who has asked not to be contacted.
Write one letter per segment. Each segment has a different reason to talk to you. The letters below are starting points.

Permit status as a seller signal

The status column is the part of a register most people skip, and for a listing agent it is the most interesting. Each status suggests a different conversation:

Active, renewed for several years. An established operator. Talk about the market value of an operating rental and about portfolio moves, not about getting out.
Expired or not renewed. The owner stopped renting short-term, or stopped paying for the permit. Ask what the home is used for now. Some of these owners are carrying a second home they no longer rent.
Revoked. The city took the permit away. Write carefully and factually; the owner may be in a dispute with the city. Offer a comparison of options, not a judgment.
Refused or denied. The owner applied and was turned down, so the plan that justified the purchase did not work. These owners are often weighing a long-term tenant against a sale.
Pending. The owner is about to start. They are a buyer's profile more than a seller's; they may want a second home if the first one works.

A letter for an owner whose permit ended can be short:

Dear [Owner name], the [City] register shows the short-term rental permit for [street] as [expired / not renewed] since [date, if published]. If you are deciding what to do with the home now, I can prepare a written comparison of renting it long-term and selling it, with recent sales nearby. [Name], [Brokerage], [phone], [address]

Plan the mail as a sequence rather than a single drop. A workable schedule for one town:

Week	Who	What
1	All absentee owners, one letter per owner	Letter about their property and the town's rule
2 to 3	Owners with a published email	Short email follow-up, CAN-SPAM compliant
3 to 4	Owners with a phone that passed a recent Do Not Call scrub	One call, dialed by hand, with an opt-out offered
5 to 6	Everyone who has not replied or opted out	Second letter with a one-page market comparison for their street
Each month	Records new to the dataset in the town	Add to the first-letter batch

Owner names and owners with several properties

The most useful thing a register gives an investor is the holder's name, because it lets you count how many properties one person or company holds. The method is in our guide to finding multi-property STR owners: group records by name within one state, count distinct property addresses rather than records, and set thresholds at two or more and ten or more.

Here is what that grouping shows in the largest named files, as of October 2026:

State or market	Records	Names on 2+ properties	Records under those names	Largest single name
Tennessee (mostly Nashville)	33,731	1,018	12,733	334
Louisiana (mostly New Orleans)	34,052	3,202	15,814	181
Florida	53,152	1,996	5,837	86
Wisconsin	13,374	659	1,697	48
California	24,511	647	2,633	62

Three cautions apply. Names are grouped as printed, so "Smith Rentals LLC" and "Smith Rentals, LLC" count as two, and the counts are a floor. One investor can hold homes through several LLCs that the register cannot connect. And a large name may be a manager rather than an owner, particularly in Florida.

Texas is left out of the table on purpose. Its statewide file is the hotel-occupancy-tax roll, which includes hotels and motels, so its largest names are hotel groups and management companies. The Texas hotel tax guide explains how to split them out by business code.

People, companies and trusts

Who holds the permit changes the letter. Our research on who holds short-term rental permits sorts holder names by their wording. Some results from the registers that name the legal holder:

Florida: 22,242 of 50,107 named licenses (44%) are in a company's name, and 531 in a trust's.
Nashville: 6,975 of 17,699 named permits (39%) are in a company's name.
Wisconsin: 5,575 of 12,918 (43%) name a company.
Summit County, Colorado: 325 of 2,297 (14%) name a trust and 575 (25%) a company.
City of Boulder, Colorado, whose owner names come from the county assessor: 163 of 1,013 (16%) name a trust.

For an acquisition team, a company name means the decision-maker is behind a registered agent; the state's business entity search usually gives a principal address or a manager's name. A trust means a trustee decides, and the tax-roll mailing address is the best way to reach them. A personal name is usually the decision-maker, often with one rental.

Mailing addresses that reveal out-of-state owners

An owner who lives in another state behaves differently from one who lives down the street. They depend on a manager or a cleaner, they visit rarely, and when a local rule changes they hear about it late. For a listing agent or an acquisition team, the out-of-state owner is often the most promising name on the list.

The permit record shows this when the register prints the owner's mailing address next to the property address. Many do, as of October 2026:

File	Records	With a mailing address
Florida (statewide license file and city files)	53,152	51,116
Nashville	33,142	31,672
Texas (all files)	57,720	37,744
Destin and 30A, Florida	3,359	3,359
Panama City Beach, Florida	3,920	3,918
Summit County, Colorado	2,301	2,297
Denver	5,074	2,510
Austin	7,744	3,237

Other files, including New Orleans, San Diego and Seattle, carry no separate mailing address (or almost none) in our data. For those, the county property record is the place to look up the owner's mailing address.

The method for finding out-of-state owners:

Normalize the state in both addresses. Registers write "FL," "Fla" and "Florida." Make them match.
Flag records where the mailing state differs from the property state. Those are out-of-state owners, or their managers.
Flag records where the mailing address is in the same state but a different city. Those are in-state absentee owners, often a few hours' drive away.
Check for manager addresses. If one mailing address appears on dozens of records under different owner names, it is probably a management company or an attorney. Mail it separately or drop it.
Group by owner name and mailing address together. An owner who lives in Chicago and holds three Destin licenses gets one letter that names all three.
Sort by distance if you want a tighter list. The ZIP code of the mailing address is enough for a rough distance from the property.

We do not publish a count of out-of-state owners for each market, because the share depends on how each register writes addresses and the cleaning choices above. Run it on the files for the towns you cover; on a few thousand records it is a spreadsheet job.

Direct mail as the main channel

For real estate outreach to short-term rental owners, mail is the main channel, for three reasons.

It works for every record. Phone and email depend on the register. Tennessee has 19,532 records and none carry a phone or email; Oregon, Illinois, South Carolina, North Carolina, Hawaii, Pennsylvania, Massachusetts and Wyoming publish none either. Every record has an address.
The registers often give the right address. Where the mailing address is published, your letter goes to the owner's home, not the rental, where a guest would pick it up.
It carries the least legal risk. Mail sits outside the TCPA and CAN-SPAM. What the letter says is still subject to advertising rules, and your state's real estate commission may set its own advertising requirements for licensees, so have your broker approve the copy.

The direct mail guide covers addressing and segmenting in general. Below are letters written for the three real estate uses.

Letter to an owner about selling

Dear [Owner name],

You hold short-term rental permit [number] for [property street address] in [City]. I am a licensed real estate agent with [Brokerage] and I work with owners of permitted rentals in [neighborhood or town].

[One sentence, only if true and sourced: the local rule that affects the owner, quoted from the city's page, with its date.]

If you are weighing whether to keep renting, switch to a long-term tenant or sell, I will prepare a written comparison for [street]: recent sales nearby, what a buyer could and could not do with the permit, and what you would net. No obligation. Call [number] or visit [short URL].

[Name], [Brokerage], [license details your state requires], [address]

Letter to an owner from an investor

Dear [Owner name],

I buy rental homes in [town] directly from owners. I saw that [street] is registered as a short-term rental with the [City/County]. If you would consider an offer, as-is and on your timeline, I would like to make one. If not, no reply is needed.

[Name], [Company], [phone], [address]

Investors who are not licensed agents should keep the letter to their own purchase offer and not offer to market the home for the owner; licensing rules on that point vary by state.

Letter to a multi-property owner about a listing

Dear [Owner name],

Public records show you hold short-term rental permits for [number] homes in [town]. I have just listed [address], a [bedrooms]-bedroom home [with or without an active permit; state which and whether a buyer can obtain one]. If you are adding to your portfolio, or exchanging another property, I can send the details and arrange a showing this week.

[Name], [Brokerage], [license details], [address]

Keep each letter about the owner's own property and the town's own rules. Use a tracked phone number or a short URL per batch so you can see which segment replied. Expect to learn more from the second mailing than from the first; nothing in permit data predicts who will answer.

Calling short-term rental owners within the rules

This section is a summary, not legal advice. Phone numbers on permit records often belong to individuals, frequently personal mobiles. Treat them as consumer numbers.

The TCPA and the National Do Not Call Registry apply. The FTC's Telemarketing Sales Rule requires sellers and telemarketers to synchronize their call lists with the National Registry every 31 days. The Rule's Do Not Call ban does not apply to business-to-business calls, but an owner's personal mobile is not a business line because the owner holds a permit.
Dial by hand. Do not use an autodialer, a prerecorded or artificial voice, or ringless voicemail drops without prior express written consent. The FCC ruled in February 2024 that AI-generated voices count as artificial voices under the TCPA.
Do not text without consent.
Respect calling hours. The Rule bars calls before 8 a.m. or after 9 p.m. local time at the location called. Use the owner's mailing address to set the time zone; the owner may not live where the rental is.
Keep an internal do-not-call list that survives every list refresh, and log every call and opt-out.
Check the state. Some states, Florida among them, have their own telemarketing statutes.

Email follows CAN-SPAM. The FTC's compliance guide lists accurate sender information, a subject line that matches the content, a clear statement that the message is an advertisement, a physical postal address, a working opt-out honored within 10 business days, and it notes that "The law makes no exception for business-to-business email." Each email in violation can bring penalties of up to $53,088.

Our guide to calling STR owners under the TCPA and DNC rules goes further. A workable posture for an agent: mail first, call by hand only numbers that passed a recent registry scrub, and let the owner choose the next step.

A phone opener that respects the owner's time

"Hi, this is [Name] with [Brokerage]. I'm calling about the rental permit at [street], and I'll be brief. I work with owners of permitted rentals in [town], and I'm putting together sale and rental comparisons for a few of them. Would a one-page comparison for [street] be useful to you? ... If you'd rather not get calls from me, I'll take your number off my list now."

Worked examples with real counts

Nashville: an address-only market with mailing addresses

The Nashville market file has 33,142 records as of October 2026. None carry a phone or email, but 31,672 carry a mailing address. That makes Nashville a mail market with unusually good addresses.

Nashville's register separates owner-occupied from investor permits. Of 31,911 permits with an occupancy label, 20,179 (63%) are for homes the owner does not live in. Of the currently active ones, 8,791 are not owner-occupied and 3,715 are owner-occupied. For a listing campaign, the not-owner-occupied permits with an out-of-state mailing address are the place to start: investors who live elsewhere and own a home in a city whose rules they must follow from a distance.

Ownership is concentrated. In the Nashville file, 1,018 names appear on two or more addresses, holding 12,728 records between them, and the largest name appears on 334. The site's research found 43 names with 50 or more permits each, 5,311 permits in all, many of them apartment buildings where each unit is permitted separately. Those are not single-home sellers. Filter them out of a residential listing campaign, or treat them as a separate commercial list.

Timing: 1,361 Nashville records are dated in the last 12 months, and Nashville led the week of October 12 to 18, 2026 with 207 records new to the dataset. A permit that lapsed is a signal too; the Nashville register keeps them, so you can mail owners whose permit ended and ask what they plan to do with the house.

San Diego: a capped market where the license does not convey

The San Diego file has 8,847 license records, all with a phone number in our data and none with a separate mailing address. By tier: 5,114 Tier 3 (whole home outside Mission Beach), 2,477 Tier 2 (home sharing with the host on site), 1,107 Tier 4 (Mission Beach whole home) and 149 Tier 1 (part-time).

The city's rules shape the pitch. A host may hold only one license, the license is not transferable to a new owner, and whole-home licenses are capped at a share of the city's housing. The data reflects the one-license rule: only 12 names in the San Diego file appear on two addresses, and none on more. So an agent listing a Tier 3 home is selling a house whose buyer must apply for their own license under the cap, and the marketing should say so plainly. An investor looking for permitted whole-home rentals in San Diego will not find portfolios to buy in bulk; they buy one house from one owner.

Because every San Diego record has a phone, it is tempting to call. Scrub the Do Not Call Registry first and dial by hand. For a listing campaign, a letter to the property address for Tier 2 hosts (who live on site) and a skip-traced or county-record mailing address for Tier 3 owners is the lower-risk route.

Clark County, Nevada: one license per owner, applications closed

The dataset carries two Las Vegas-area registers: Clark County's approved licenses (244 records) and the City of Las Vegas licenses (278 records). Nevada as a whole has 765 records and 278 with a phone or email.

In unincorporated Clark County, each person or entity may hold an interest in one licensed short-term rental in residential areas, licensed rentals must be 1,000 feet apart, and the application window closed for applications not complete by August 21, 2023. For an agent, that means the licensed homes are a fixed set, and a buyer cannot assume a new license is available. For an investor, it means an owner who has the one license they are allowed is not adding more there. The Las Vegas page shows the counts.

The City of Las Vegas file also labels who holds each license. In the Nevada data, 149 records are typed as owner-held residential rentals and 129 as held by a property manager. Write to the owner records about the house; write to the property managers about their portfolio, or skip them.

Destin and 30A, Florida: second-home owners with mailing addresses

The Destin and 30A market file has 3,359 records, every one with a mailing address and 2,667 with a phone. Houses outnumber condos: 2,353 dwellings and 1,006 condos. 139 names appear on two or more addresses, holding 492 records, and the largest name appears on 29.

This is a market for the out-of-state method above. Compare the mailing state with Florida, keep the owners who live elsewhere, group by name, and mail one letter per owner. The owners with two to nine homes are also the natural first readers when you list a Gulf Coast rental, and some of them may be shopping for a replacement property on a 45-day clock.

Summit County, Colorado: trusts and mountain second homes

The Breckenridge and Summit County file has 2,301 records, none with a phone or email, but 2,297 with a mailing address. The license types are 1,293 Type 2, 969 Resort and 39 Type 1. In this register 14% of holders are trusts and 25% companies, a higher trust share than in most registers.

Trust-held mountain homes are often family second homes. A letter to the trustee at the mailing address, written about the specific property and the county's license type, is the right approach. Do not address it to "Owner"; the record has a name.

Mistakes to avoid

Assuming the permit transfers. In San Diego it does not; in New Orleans and Philadelphia some permit types depend on who lives there; in Clark County new licenses are not being issued. Check before you market a home as a turnkey rental.
Mailing the rental instead of the owner. For absentee owners, a letter to the property address reaches a guest. Use the mailing address or the county record.
Counting permits as homes. Nashville keeps every renewal and expired permit. Count distinct addresses.
Treating every big name as an investor. Many are management companies, and some are apartment buildings with each unit permitted.
Mixing Texas hotels into a rental list. The Texas tax roll includes hotels and motels. Filter first.
Calling unscrubbed mobiles. Scrub every 31 days, dial by hand, call within hours at the owner's location.
Quoting a city rule from a blog. Quote the city's own page, with the date you read it. Rules change.
Sending a generic letter. Owners respond to their own street, their own permit and their own town's rule.

What it costs in money and time

The records are the cheap part. Using dataset counts as of October 2026 and our published prices:

Tennessee one-time download, $149: 19,532 records, about 0.44 cents each. Nearly all of Nashville's carry a mailing address.
Florida one-time download, $149: 53,152 records, about 0.28 cents each.
Colorado one-time download, $149: 10,105 records, about 1.5 cents each.
National one-time download, $499: 283,611 records, about 0.17 cents each.

The real cost is the mailing and your time. A worked example for an agent who covers Destin and 30A: start with 3,359 records, drop the names that look like management companies and the records under owners who live in Florida, and group by owner. Suppose that leaves 1,500 owners (an estimate; your cleaning gives the real number). At your print-and-postage cost per letter, one mailing costs 1,500 times that figure, and a second mailing a month later doubles it. Cleaning a file of this size by name and mailing state takes an afternoon in a spreadsheet. Measure replies per batch with a tracked number before you decide on a third wave.

For a standing program, the weekly flow is modest. Over the 15 full weeks from July 6 to October 18, 2026, the dataset captured about 700 new records a week across all registers. An agent covering one metro sees a small slice of that each week, which is a batch one person can mail and follow up. The fresh records page lists each week's new records by register.

Getting the records

PermitPulse collects short-term rental permit records from 64 public registers; the Florida license file is checked every four hours and the rest daily. A state subscription is $99 a month (one state, up to 10,000 rows a month) and national is $299 a month (up to 50,000 rows). One-time downloads are $149 for a state and $499 national. A free sign-up gives a 25-row sample of any register, enough to see which fields your market publishes. The pages for real estate agents and real estate investors show the fields each group uses, and pricing has the details. Teams that want permit records matched to county parcel data or loaded into their CRM can have custom lead-generation software built, from $1,500.

Questions and answers

How do I find out who owns a short-term rental?

Check whether the city or county publishes a short-term rental register. Most registers show the property address and the name on the permit, and many show the owner's mailing address. The free STR permit lookup checks one address against public registers. If the register has no name, the county property record names the parcel owner.

Why are short-term rental owners good listing leads?

Their plans depend on local rules. Where a city caps permits, ties them to the owner or stops issuing them, as in San Diego, New Orleans and unincorporated Clark County, Nevada, owners face a decision to keep renting, switch to long-term tenants or sell. Permit records show who holds, who lapsed and who was refused.

Does a short-term rental permit transfer to the buyer?

It depends on the city. San Diego says its licenses are not transferable between owners or locations. New Orleans ties some permit types to the owner's homestead or limits them to individuals. Philadelphia's license is only for an owner or tenant living there. Check the city's own page before marketing a home as a turnkey rental.

How do I find out-of-state owners of vacation rentals?

Use registers that publish a mailing address, such as Florida's license file or Nashville's register, and flag records where the mailing state differs from the property state. Remove addresses that repeat across many owners, which are usually managers. Where no mailing address is published, look up the parcel owner on the county property record.

Can real estate agents cold call short-term rental owners?

Only within the TCPA and Do Not Call rules. Many permit phones are personal mobiles. Scrub the National Do Not Call Registry every 31 days, dial by hand, call between 8 a.m. and 9 p.m. at the owner's location, keep an internal do-not-call list, and do not use autodialers, prerecorded or AI voices, or texts without consent. This is not legal advice.

Can a vacation rental qualify for a 1031 exchange?

It can if it is held for investment or business use. The IRS safe harbor in Rev. Proc. 2008-16 covers a dwelling owned 24 months around the exchange, rented at fair rental 14 days or more in each 12-month period, with personal use no more than the greater of 14 days or 10% of days rented. Replacement property must be identified within 45 days and received within 180. Ask a tax adviser.

Which states have the most short-term rental owners with several properties?

In the named files as of October 2026, Louisiana has 3,202 names on two or more addresses, Florida 1,996, Tennessee 1,018, Wisconsin 659 and California 647. Tennessee has the largest single name, on 334 addresses. Texas is excluded because its tax roll includes hotels.