BNB Hot / STR by ZIP / 71901
STR by ZIP
Short-term rentals in 71901 (Hot Springs, east and in-town)
The largest, most mixed ZIP in the area, split between the city's closed STR cap and the county outside it.
71901 is east and in-town Hot Springs: the largest, most mixed ZIP in the area. It runs from near-downtown neighborhoods out across a wide band of unincorporated Garland County. Some addresses sit under the city's closed STR cap; others are in the county, outside it. The split is the whole story here.
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What 71901 covers
71901 is the big one. It takes in east Hot Springs, the neighborhoods close to downtown and Bathhouse Row, the corridors along Malvern Avenue and Higdon Ferry, and then a long reach of unincorporated county to the east toward Lake Catherine and north toward the Village. It holds the area's largest base of ordinary, year-round housing, which is why its median price runs below the lake-driven 71913 figure and its price per square foot is the most grounded in the area.
For a buyer, that mix is the appeal. 71901 is where in-town walkability, proximity to the national park, and county-jurisdiction flexibility all show up in the same ZIP. For an STR investor, it is also where you have to be most careful about which side of the city line a property falls on.
City or county, parcel by parcel
71901 straddles the city boundary more than any other ZIP simply because it is the largest. Reading the ZIP tells you very little; reading the parcel tells you everything.
- Inside city limits. The city STR ordinance applies. Residential licenses are capped at 400 and full since July 1, 2025, with no waitlist, so a new residential license generally is not available. The operating rules apply: occupancy of two per bedroom plus two, off-street parking, and a local manager reachable within 60 minutes.
- Unincorporated Garland County. Much of eastern and northern 71901 is county. The city cap and city permit do not apply there, so a county home can operate as a short-term rental without a city license. Subdivision covenants and any HOA still govern it.
- Historic and non-residential pockets. Near downtown, 71901 holds Historic Property Registry buildings and some non-residential zoning. Both sit outside the residential cap, so they remain eligible for a new city STR license. That is the live opportunity in this ZIP.
The historic angle worth knowing
71901's near-downtown stock is older than the rest of the area's, and that is an opening. A building on the city's Historic Property Registry can be licensed as a short-term rental even where the residential cap would otherwise shut the door. In a market where new residential licenses are frozen, a historic-registry property is one of the few paths to a brand-new, legal city STR.
The same is true of the non-residential pockets along the in-town commercial corridors. If a parcel is zoned commercial rather than residential, the 400-cap does not reach it. The full breakdown of which zones still qualify is on our commercial-zone STR page.
Check a 71901 address
The ZIP sets the scene. These tools answer for one property.
Common questions
Is 71901 inside Hot Springs city limits?
It is mixed. 71901 covers east and in-town Hot Springs plus a wide stretch of unincorporated Garland County to the east and north. Many parcels fall inside the city and under its STR ordinance; many others sit in the county, outside it. The parcel decides, not the ZIP.
Can I get a new STR license for a 71901 address?
If the address is inside city limits and residential, generally no, because the city's 400-license cap has been full since July 1, 2025. New city licenses remain possible in non-residential zones, on Historic Property Registry properties, and for condos recorded before January 18, 2022. If the address is in unincorporated county, the city cap does not apply at all.
How many licensed STRs are in 71901?
306 addresses in 71901 held a city short-term rental license as of November 2026, counted live from the City of Hot Springs addressing GIS. That is the second-highest of any area ZIP and reflects the large in-town footprint. It counts city licenses only, not county-jurisdiction rentals in the same ZIP.
Where are the Historic Registry opportunities in 71901?
The in-town and near-downtown sections of 71901 hold many older and historically significant buildings. A property on the city's Historic Property Registry can be licensed even where the residential cap would otherwise block it, which makes 71901's historic stock worth a closer look. Confirm any specific property with the city.
Keep going
More of the Hot Springs picture, and our network of local sites.
All ZIPs
The by-ZIP table: licensed-STR counts and medians across the whole area.
71913
The Lake Hamilton corridor, the busiest STR ZIP in the area.
71909
Hot Springs Village, a private POA outside the city.
Commercial-zone STR
The path to a new city license through non-residential and historic property.
Market dashboard
Live median prices by ZIP and a mortgage calculator.
realhotsprings.com
Search Hot Springs property across the whole market.
Weighing a 71901 property?
Send us the address. We'll tell you whether it's city or county, whether a historic or commercial angle opens a license, and connect you with The Bergeron Group, Keller Williams.
The Bergeron Group, Keller Williams · 501-463-6328. One local team sees this; we never sell your details.