The debate over short-term rentals is no longer just a matter for industry experts. From New York to Barcelona, and even to the small villages of our own Puglia, we are all asking the same question: How can we welcome tourists without displacing residents?
In this article, I summarize the findings of my recent studies published in the journals Urbanistica Informazioni (n. 322) and Terrae (n. 61).
From “Sharing” to Business: What Has Changed?
Airbnb was founded in San Francisco in 2007 from the idea of two friends who, in order to afford their rent, decided to place air mattresses in their living room to host travelers. Today, that reality has changed profoundly: we have shifted from “sharing” to a full-scale real estate industry.
This shift has generated what experts call “Tourism Sprawl”. It is no longer just historic city centers that are saturated; tourism is expanding everywhere—into the suburbs and the countryside. While this brings wealth, it also produces significant side effects:
- Skyrocketing rents: Apartments for families are disappearing, replaced by vacation rentals.
- “Museum” cities: Residents leave and neighborhoods lose their soul (fewer cobblers, more snack shops).
- Pressure on services: More waste to manage, increased traffic, and higher water consumption in areas that were not designed to accommodate large flows of people.
In Puglia, this phenomenon is strikingly evident in the transformation of masserie. These buildings, historically born for livestock and agriculture, are now becoming luxury resorts, with ornamental pools replacing cultivated fields. While we are salvaging architectural heritage, we are losing the territory’s agricultural function and distorting the landscape. Tourist space and living space are merging, creating tension and infrastructural overload in areas not designed for such intense rhythms.
The Risk of the “Short-Term City”: The Warning of Venice
The extreme risk of this process is becoming like Venice. As analyzed by various scholars, Venice is now the symbol of the “short-term city”: a place modeled on the needs of tourists rather than those of its citizens.
The sociologist Marco D’Eramo explains it perfectly:
“If a resident needs a cobbler and a tourist is hungry for a snack, and the tourist is willing to spend more, the cobbler will close to make room for a fast-food outlet.”
Cities cease to be places of life and production and instead become stage sets. The critical threshold is crossed when residents no longer use services designed for them but are forced to use (and pay for) services intended exclusively for tourists.
Global Strategies for Airbnb Regulation
There is no “magic wand,” but by analyzing international experiences (Nieuwland & Van Melik, 2020), we can divide the solutions into three main categories:
- Quantitative Rules: Setting limits on the number of homes rented, the total number of days per year, or the number of guests. For example, Amsterdam completely bans tourist rentals in the historic center; elsewhere, one can rent for a maximum of 60 days a year to no more than 4 people. Paris and Berlin have set maximum caps (120 and 90 days a year, respectively) for second homes.
- Spatial Rules: Preventing new licenses in specific neighborhoods. Barcelona is the strictest city: since 2014, it has stopped issuing new licenses, and the mayor has announced the goal of eliminating short-term rentals entirely by 2029 to return housing to residents.
- Qualitative Rules: Introducing safety and hygiene requirements or professional licenses that can only be obtained under specific conditions.
An interesting case is Portugal, which introduced an Ombudsman in 2023: an independent mediator who intervenes to resolve conflicts between residents and tourists, attempting to prevent every neighborhood dispute from ending up in court.
The “One Host, One Home” Model
In the United States and Dublin, a simple but powerful rule has been tested: “One Host, One Home”. The idea is that each owner can publish only one listing on Airbnb. This is designed to target large commercial investors who manage dozens of apartments, while protecting those who truly rent out their own home to supplement their income.
Recent studies have shown that this rule can lower long-term rental prices by 3%, giving local families some much-needed breathing room.
Taxes and Data: The Nordic Model
Does hitting hosts in the wallet work? The data says yes, but with varying results. In Denmark, following a data-sharing agreement between Airbnb and the tax authorities, the number of hosts dropped by 14%. In Norway, however, the same measure did not discourage the activity.
This teaches us that there is no universal solution: each territory reacts differently based on its own economy and culture.
And in Italy? The “Tuscany Model” and the Challenge for Puglia
In Italy, the road toward regulating short-term rentals is being blazed by the “Tuscany Model,” which has also inspired the Puglia Region. It is a smart model because it doesn’t impose a “one-size-fits-all” rule from above; instead, it gives Mayors the tools to act.
In this way, an inland village that still needs to grow its visibility can have different rules than cities like Ostuni or Alberobello, which are already saturated. It is up to local policy to use these tools to prevent our cities from becoming mere “backdrops” for tourist selfies. (To learn more about the proposed legislation in Puglia, read our article on short-term rentals in Puglia)
Why is Regulation a Complex Political Challenge?
- Legally: It clashes with property rights and the freedom to conduct business.
- Economically: Tourism brings undeniable benefits to restaurants, bars, and shops.
- Politically: There is heavy pressure from opposing interest groups.
However, at Destinalytics, we believe that when these interests conflict, priority must be given back to the housing needs of residents.
Conclusion: For Tourism That Doesn’t Destroy the Very Thing it Sells
The truth is that a city that works for its residents is also a city that is more attractive to those who visit it. If we turn our historic centers into theme parks, we destroy exactly what tourists are looking for: authenticity. Protecting the right to housing doesn’t mean being “anti-tourism”; it means ensuring our cities remain vibrant, inclusive, and sustainable places for everyone.
What do you think? Is your neighborhood changing its character due to short-term rentals? Let us know in the comments.
For a deeper look at tourism flow management strategies and how European destinations are tackling overtourism, read our article on overtourism and 3 strategies to manage it.
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