Panabaker v. City of Hood River — 9th Cir. (argued July 7, 2026)
The Ninth Circuit considers whether Hood River, Oregon, violates the dormant Commerce Clause by limiting short-term rentals in residential zones to an owner's primary residence or a home occupied by a long-term tenant. The plaintiffs are out-of-state owners of second homes. The district court upheld the rules. On July 20, 2026, the Ninth Circuit affirmed in a memorandum that does not set precedent. It held that the rules do not discriminate against out-of-state interests and that the owners had not shown a substantial burden on interstate commerce.
Panabaker v. City of Hood River (No. 25-2638) — U.S. Court of Appeals for the Ninth Circuit, argued July 7, 2026.
Sources
Argument audio — U.S. Court of Appeals for the Ninth Circuit:https://cdn.ca9.uscourts.gov/datastore/media/2026/07/07/25-2638.mp3
Argument listing — Ninth Circuit media archive:https://www.ca9.uscourts.gov/cases/streams-videos/archive?case=25-2638&hearingDate=2026-07-07
Decision — U.S. Court of Appeals for the Ninth Circuit:https://cdn.ca9.uscourts.gov/datastore/memoranda/2026/07/20/25-2638.pdf
District court order — U.S. District Court for the District of Oregon:https://www.govinfo.gov/content/pkg/USCOURTS-ord-3_24-cv-00901/pdf/USCOURTS-ord-3_24-cv-00901-0.pdf
Appeal docket — Justia Dockets:https://dockets.justia.com/docket/circuit-courts/ca9/25-2638
District court docket — Justia Dockets:https://dockets.justia.com/docket/oregon/ordce/3%3A2024cv00901/180194
Argument report — Columbia Gorge News:https://www.columbiagorgenews.com/news/out-of-staters-challenge-hood-river-s-short-term-rental-policy-in-the-9th-circuit/article_f3f43745-104e-463f-9015-b40413bdf0f1.html
Decision report — League of Oregon Cities:https://www.orcities.org/resources/communications/bulletin/ninth-circuit-rules-favor-hood-rivers-short-term-rental-regulation
Christopher Michel — Quinn Emanuel:https://www.quinnemanuel.com/media/wbfgy0ya/qe_cmichel-release-pdf.pdf
Christopher Michel — Bloomberg Law:https://news.bloomberglaw.com/business-and-practice/quinn-emanuel-recruits-ex-doj-supreme-court-litigator-michel
Matthew E. Malmsheimer — Oregon Judicial Department:https://web.courts.oregon.gov/odycodes/ArbitratorList.pdf
Matthew E. Malmsheimer — U.S. District Court record:https://www.govinfo.gov/content/pkg/USCOURTS-ord-3_24-cv-01504/pdf/USCOURTS-ord-3_24-cv-01504-0.pdf
- 0:00Introduction
- 0:40Christopher Michel
- 13:47Matthew E. Malmsheimer