Florida is a dream destination for vacationers—and an attractive market for short-term rental investors. But for Airbnb hosts and property owners, navigating the state’s patchwork of local regulations can be a challenge. Each county and city in Florida has its own approach to short-term rentals, with varying rules around registration, zoning, taxes, and enforcement.
Whether you’re listing a beachfront condo in Miami, a home in Orlando, or a cottage in the Panhandle, it’s essential to understand and comply with the laws in your specific region. This guide breaks down the key legal considerations by area—so you can protect your investment, avoid fines, and run a compliant, profitable rental.
Statewide Laws and Requirements
Before diving into local regulations, all Florida Airbnb hosts should understand these statewide rules:
- State License: You must register your short-term rental with the Florida Department of Business and Professional Regulation (DBPR) if you rent more than three times a year for less than 30 days at a time.
- Sales and Tourist Taxes: You’re responsible for collecting and remitting state sales tax and county tourist development taxes unless your platform (like Airbnb or Vrbo) does this automatically.
- Insurance & Safety: Florida law encourages hosts to have appropriate liability insurance and follow building and safety codes, including smoke detectors and emergency exits.
Now, let’s break things down by region.
South Florida: Miami-Dade, Broward, and Palm Beach Counties
Miami & Miami Beach
- Strict Regulations: Miami Beach is one of the most heavily regulated cities in Florida for Airbnb. Short-term rentals are banned in most single-family zones.
- Zoning Requirements: You must verify if your property is in a legal short-term rental zone. Violations can result in fines up to $20,000.
- Registration: Hosts need a Business Tax Receipt, Resort Tax Certificate, and proof of DBPR registration.
Fort Lauderdale
- Allowed With Registration: Short-term rentals are legal in many areas with registration.
- Inspection Required: The city requires an application, local business tax receipt, and an inspection for safety and compliance.
West Palm Beach
- Permitted in Certain Areas: Allowed in designated zoning districts.
- Local Business License and short-term rental registration are typically required.
Central Florida: Orlando and Surrounding Counties
Orlando
- Primary Residence Requirement: Short-term rentals must be part of your primary residence, and only one booking is allowed at a time.
- Home-Sharing Model: The city restricts full-time rental properties; this limits investment opportunities unless you’re living on-site.
- Permit Needed: A city of Orlando permit is required, along with DBPR licensing and state tax compliance.
Kissimmee & Osceola County
- More Flexible: Kissimmee is more vacation-rental friendly. Entire homes and condos near Disney are commonly rented legally.
- Zoning Still Matters: Always check HOA rules and local zoning designations before listing.
Tampa & Hillsborough County
- Patchwork Rules: Tampa does not currently have a formal short-term rental ordinance, but some zoning districts and neighborhoods restrict them.
- Condo Associations: Many HOAs and condo boards have their own rental restrictions that supersede city rules.
Florida Panhandle: Destin, Panama City Beach, Pensacola
Destin
- Proactive Enforcement: Destin requires short-term rental licenses and limits occupancy and parking.
- Designated Areas: Rentals are generally permitted in tourist zones but banned in many residential areas.
- Annual Registration Fee: Required, plus safety inspections.
Panama City Beach
- Tourism-Heavy Market: Short-term rentals are legal and common, but they must be registered with the city.
- Noise & Conduct Rules: The city has strict guest behavior rules and requires signage with contact info for complaints.
Pensacola & Escambia County
- Permitted with Oversight: Allowed with registration. Hosts must adhere to noise ordinances and safety standards.
Northeast Florida: Jacksonville, St. Augustine, Amelia Island
Jacksonville (Duval County)
- Relatively Lenient: Jacksonville currently allows short-term rentals in most areas.
- County Tax & State Licensing: Still required, even without city restrictions.
St. Augustine
- Historic Preservation Limits: Rentals are allowed but monitored closely in the Historic District.
- Permit & Occupancy Rules: The city enforces strict occupancy, parking, and noise rules.
Fernandina Beach / Amelia Island
- Allowed in Designated Zones: Legal in certain tourist-zoned areas.
- Local Registration: Required, including safety inspections and tax compliance.
Southwest Florida: Naples, Fort Myers, Sarasota
Naples
- Tight Restrictions: Short-term rentals are banned in many residential zones.
- 30-Day Minimums: Common in certain districts and HOA communities.
- Fines for Noncompliance: Can exceed $5,000.
Fort Myers
- Allowed With License: Short-term rentals are legal but require a permit, and some areas may restrict usage.
- Lee County Taxes: Hosts must collect and remit tourist taxes if not done by a booking platform.
Sarasota
- Local Variance: City and county laws differ. Sarasota County allows short-term rentals in unincorporated areas; the city has tighter rules.
- Condo & HOA Rules Apply: Many communities restrict rentals under 30 days.
Keys & Southern Islands: Monroe County (Key West, Marathon, Islamorada)
Key West
- Highly Regulated: The city limits vacation rentals to designated transient rental properties.
- No New Transient Licenses: You must buy a property with an existing license to operate legally.
- Strict Penalties: Enforcement is aggressive; unlicensed rentals can result in steep fines.
Islamorada & Marathon
- Licensing & Zoning Required: Each city requires a local license, compliance with zoning, and DBPR registration.
- Minimum Night Stays: Often 28-day minimums apply outside of designated vacation zones.
Tips for Staying Compliant in Florida
- Check City & County Ordinances: Never assume legality. Always verify your property’s eligibility with local planning departments.
- Work With an Experienced Property Manager: Chady Property Management helps owners understand and comply with regional laws.
- Stay Informed: Regulations evolve. Keep up with changes in local ordinances and tax rules.
- Keep Documentation Handy: Maintain licenses, permits, and insurance records for your property.
- Monitor Guests Carefully: Limit occupancy, enforce house rules, and maintain neighbor relations.
How Chady Property Management Helps You Stay Compliant
At Chady Property Management, we go beyond bookings — we help Florida Airbnb owners protect their investment with legal compliance, local expertise, and professional oversight.
We manage properties across Florida, from Orlando to the Panhandle to the Keys, and we stay up to date on every city’s requirements. Our team ensures your property is licensed, tax-compliant, and properly zoned — while still delivering 5-star guest experiences.
Ready to List with Confidence?
Don’t risk your rental with guesswork. Work with a team that knows Florida’s short-term rental laws inside and out.📞 Contact Chady Property Management today for a free compliance consultation and let’s make sure your property is rental-ready — the right way.