Thinking about listing your Florida property on Airbnb or Vrbo? You’re not alone. With millions of visitors flocking to the Sunshine State every year, short-term rentals have become a popular way for homeowners to earn serious income.
But before you hand over the keys, there’s something you need to know—Florida’s vacation rental laws aren’t just tricky, they’re different in every city.
While the state has some general rules for short-term rentals, local governments have the final say on what’s allowed, where it’s allowed, and under what conditions. That means what’s totally legal in Orlando might get you fined in Fort Lauderdale. Remember, one missed ordinance or expired permit could cost you thousands in fines—or even your rental license.
So, without further ado, let’s dive into the article and learn all the vacation rental laws and regulations in florida.
Why Local Vacation Rental Laws Matter?
When it comes to vacation rentals in Florida, understanding the local laws isn’t just helpful—it’s essential. While the state sets general guidelines for short-term rentals, each city and county can create its own rules, and those rules can vary dramatically—even between neighboring towns.
So why does this matter so much for hosts?
1. Avoiding Fines and Legal Trouble
Cities like Miami Beach and Key West are known for strict enforcement of vacation rental rules. Renting out a property in a restricted area or without the proper license can lead to hefty fines—sometimes reaching thousands of dollars per day. In some areas, repeat violations can even result in criminal charges or permanent revocation of your rental license.
2. Staying on the Right Side of Local Communities
Short-term rentals can stir up tension in residential neighborhoods. That’s why many cities have passed ordinances to address concerns about noise, parking, safety, and over-tourism. By following local laws, you’re not only protecting your business—you’re showing respect for the community you’re operating in.
3. Different Cities = Different Rules
Florida doesn’t take a one-size-fits-all approach. For example:
- In Orlando, you might be allowed to rent out a room in your home, but not the entire property.
- In Tampa, many residential areas prohibit short-term rentals entirely.
- In Destin, you need to apply for a city-issued license and meet strict occupancy and parking requirements.
Knowing the difference can make or break your rental business.
4. Platform Policies Depend on Local Laws
Platforms like Airbnb and Vrbo require hosts to comply with local regulations. If your listing is flagged for violating city rules, it can be suspended—or permanently removed. Worse, if a guest files a complaint and you’re found non-compliant, you could be held liable for damages or injuries.
Statewide Short-Term Rental Rules in Florida
Before diving into city-specific laws, it’s important to understand the statewide rules that apply to all short-term rental properties in Florida, including Airbnb, Vrbo, and other vacation rental platforms.
These baseline regulations are enforced by the Florida Department of Business and Professional Regulation (DBPR) and are designed to protect guest safety and ensure property standards are consistently upheld across the state.
Here’s what Florida law requires from all short-term rental operators:
a) Licensing & Display Requirements
All rental properties must:
- Hold a valid license issued by the DBPR
- Clearly display all current licenses in a visible location within the rental unit
b) Cleanliness & Sanitation Standards
To maintain guest health and comfort, hosts must ensure that:
- All units are kept clean, structurally safe, and in good condition
- Bedding and linens are fresh, clean, and properly stored between stays
- Soap is provided in individually wrapped bars or sealed liquid dispensers
- Dishes, utensils, and glassware are thoroughly sanitized between guests
- Rentals remain vermin-free at all times
For a top-notch vacation rental cleaning service, you can contact us.
c) Safety for Families & Children
If baby cribs are provided, they must meet approved safety standards to ensure child protection.
d) Fire & Building Safety
Florida enforces several safety regulations, especially for multi-level buildings:
- Smoke detectors must be installed in every unit
- For every 50 rental units, at least one smoke detector for the hearing impaired must be available
- Vacation rental buildings that are three stories or higher must have a valid balcony inspection certificate, unless the balconies are part of a condominium’s common elements
- Rentals over 75 feet in height require automatic fire sprinkler systems
- All properties must comply with the Life Safety Code
Electrical systems must be up to code—no extension cords are permitted
City-by-City Short-Term Vacation Rental Laws and Regulations in Florida
Although the state has placed limits on how restrictive local governments can be, many Florida cities have established their own sets of regulations, ranging from flexible to downright prohibitive. If you are an Airbnb host, Vrbo investor, or managing multiple units, understanding each city’s unique laws is essential for staying compliant and profitable.
Below is a detailed city-by-city breakdown of short-term rental laws in Florida.
1. Orlando Short-Term Rental Laws
In Orlando, a short-term rental is defined as any rental period of less than 30 days. The city categorizes these rentals into two distinct types:
- Home Share: The property owner (or a long-term tenant) rents out up to half the bedrooms in a home, including accessory dwellings. The key condition? The host must reside on-site during the guest’s stay. This is allowed in all residential (R) zoning districts.
- Commercial Dwelling Unit: This involves renting out an entire property or portion of it without the host being present. However, this is not allowed in residential zones and is restricted to select commercial zones such as O-3, MU, and AC. In MXD-2, O-1, and O-2 districts, approval from the Municipal Planning Board is required.
Registration Requirements:
All short-term rentals in Orlando must be registered. Here’s what’s needed to apply:
- Two proofs of residency (e.g., driver’s license, utility bill)
- A notarized letter from the property owner (if applying as an agent)
- Confirmation of bedroom count from the Orange County Property Appraiser
- Completed online application
- Interior inspection
- A $275 application fee
Processing Time: Applications are reviewed within 3–4 business days. Once approved, permits are emailed.
Permit Validity: 1 year
Renewal Fee: $100 (requires another inspection)
Taxes:
- Discretionary Sales Surtax: 0.5%
- Transient Rental Tax: 6.0% (collected by Orange County)
2. Tampa Short-Term Rental Laws
Unlike many other Florida cities, Tampa takes a relatively hands-off approach to regulating short-term rentals. While there is no specific ordinance targeting Airbnb or Vrbo rentals, hosts must still comply with zoning regulations and state-level laws.
Definition:
In Tampa, a short-term rental refers to any property rented for less than 7 consecutive days. This is slightly different from the 30-day threshold used in other Florida cities.
Zoning & Restrictions:
Short-term rentals are generally permitted in both residential and commercial zones, but only in areas where such use is allowed under the local zoning code. It’s important for hosts to verify that their property is located in a qualifying zone before operating.
Permit Requirements:
Tampa does not currently require a city-level permit or registration specifically for short-term rentals. However, operators must still:
- Obtain required state licenses (via the DBPR)
- Comply with health and safety codes
- Collect and remit applicable taxes
Taxes:
- Discretionary Sales Surtax: 1.5% (Hillsborough County)
- Transient Rental Tax: 6.0%
3. Miami Short-Term Rental Laws
Miami has some of the most detailed and complex vacation rental laws in Florida. While short-term rentals are allowed in certain areas, the city enforces strict requirements to prevent unregulated growth and maintain neighborhood integrity.
Definition:
Miami follows the state’s definition of a vacation rental—any dwelling rented for less than 30 days.
Zoning & Residency Rules:
In areas designated as Estate or Low-Density Residential on Miami-Dade County’s Land Use Plan Map, a short-term rental is only allowed if the responsible party resides at the property for more than six months per calendar year.
In other zoning categories, this residency requirement does not apply, but all properties must still meet compliance standards and obtain proper approvals.
Certificate of Use (COU) Requirements:
To legally operate a short-term rental in Miami, hosts must apply for a Certificate of Use (COU). Whether applying online or in person, you’ll need:
- Property address and legal description
- Owner and responsible party’s contact information
- List of all platforms (e.g., Airbnb, Vrbo) where the property will be listed
- Proof of permission from the owner (if applicable)
- Disclosure of whether the entire property or a portion will be rented
- Confirmation of proper insurance coverage
- Acknowledgment of tax responsibilities and licensing requirements with the Florida DBPR and DOR
- Statement of prior rental activity (number of stays and days)
- Affirmation that the property complies with vacation rental standards
- $136.17 application fee
- Property inspection (required after COU approval)
The COU is valid for 1 year and must be renewed annually, along with a yearly inspection.
Occupancy Limits:
Miami enforces strict limits:
- 2 persons per bedroom, plus 2 additional guests per property
- Maximum occupancy: 12 guests (excluding children under 3)
Additional rules apply to:
- Trash container capacity
- Parking
- Noise control
- Pool safety
- Pets
- Nuisance prevention
- Use of accessory dwelling units
Violations & Fines:
Non-compliance can result in penalties starting at $100 for a first offense, with escalating fines for repeat violations.
Taxes:
- Discretionary Sales Surtax: 1.0% (Miami-Dade County)
Transient Rental Tax: 6.0%
4. Sarasota Short-Term Rental Laws
Sarasota takes a structured and regulatory approach to vacation rentals, aiming to balance tourism with neighborhood stability. Short-term rentals are allowed within city limits, but strict rules apply—especially in residential areas.
Minimum Stay Requirement:
In Sarasota, properties in residential zones can only be rented for a minimum of 7 full days and 7 full nights. Daily or weekend rentals are not permitted, making this a key point of compliance for Airbnb hosts.
Who Needs to Register?
According to Ordinance 24-5506, adopted in February 2024:
- Any single-, two-, three-, or four-family dwelling operating as a short-term rental in residential zoning districts must obtain a Vacation Rental Certificate of Registration.
- This rule does not apply to owner-occupied rentals or rentals longer than 30 days.
Registration Requirements:
To legally operate a short-term rental in Sarasota, you must submit:
- Vacation rental application form
- Authorized representative and owner declaration forms
- Designation of responsible party form
- Florida DBPR lodging license
- City of Sarasota local business tax receipt
- Proof of tourist tax payment to Sarasota County
- Initial property inspection
- $500 application fee
Validity: Certificates are valid for 2 years and must be renewed in odd-numbered years.
Renewal Fee: $350
Operational Requirements:
All short-term rental units must comply with:
- Safety standards: Smoke detectors, carbon monoxide alarms, pool and spa safety, and fire extinguishers
- Information display: Emergency contacts, trash pickup schedule, parking rules, and occupancy limits
- Parking: Only a specific number of vehicles allowed, with designated spaces
- Advertising standards: All listings must include the registration certificate number, maximum occupancy, and minimum stay of one week
- Occupancy limits: Typically 2 persons per bedroom, plus 2 extra guests per property, with an overall cap of 10–12 guests, depending on property size
Taxes:
- Discretionary Sales Surtax: 1.0% (Sarasota County)
- Transient Rental Tax: 6.0%
5. Clearwater Beach Short-Term Rental Laws
If you’re eyeing Clearwater Beach for vacation rental investment, you’ll need to proceed with caution. This city enforces some of the strictest short-term rental rules in Florida, particularly in residential zones.
Rental Restrictions:
According to the Community Development Code (CDC):
- Short-term rentals (under 31 days) are not allowed in residential zoning districts
- Properties in residential zones can only be rented for 31 days or one full calendar month or more
- Short-term rentals may be permitted in commercial zoning districts, but investors must carefully review local zoning maps before proceeding
This effectively prohibits traditional Airbnb or Vrbo rentals in most residential areas throughout Clearwater.
Zoning Compliance:
To legally operate a rental for less than 31 days, the property must be located in a commercially zoned area that permits transient lodging. This typically involves:
- Verifying zoning classification with the City’s Planning & Development Department
- Possibly submitting a conditional use application, depending on the location
Taxes:
- Discretionary Sales Surtax: 1.0% (Pinellas County)
- Transient Rental Tax: 6.0%
6. Destin & Fort Walton Beach Short-Term Rental Laws
Destin and Fort Walton Beach, located in Florida’s Panhandle, are popular vacation spots—but operating short-term rentals here comes with strict zoning requirements and detailed registration processes.
Zoning Rules:
Both cities adopt the Florida definition of a vacation rental—a property rented for periods shorter than 6 months. However, rentals are only allowed in specific zoning districts, including:
- BRMU, CBR, CMU, GRMU, HIMU, NHMU, ROI-TD, SHMU, CBN, LDR-HI, MDR-HI, and HRD-HI
If your property isn’t in one of these districts, you can’t operate a short-term rental legally.
Registration Requirements:
For single-family homes, duplexes, and townhomes operating as short-term rentals, hosts must obtain a City of Destin Short-Term Rental Registration. Here’s what’s required:
- Proof of property ownership
- Notarized agent affidavit (if not the owner)
- Site plan and designated parking plan
- Florida DBPR vacation rental license
- City of Destin business tax receipt and application
- Florida resale certificate for sales tax
- Notarized affidavit of total bedrooms and parking spaces
- Application Fee: $500–$700 (varies based on property size)
Permit Validity: 1 year
Transferability: Registrations are non-transferable if the property changes ownership
Operational Standards:
Hosts must also comply with local rules on:
- Parking enforcement
- Noise control
- Garbage handling
- Use of shared community amenities
- Signage limits
Violations of any regulation can result in fines and potential suspension of the rental license.
Taxes:
- Discretionary Sales Surtax: 1.0% (Okaloosa County)
- Transient Rental Tax: 6.0%
7. Jacksonville Short-Term Rental Laws
Jacksonville, Florida’s largest city by land area, is not the most flexible when it comes to short-term rentals. The city places strict limitations on where vacation rentals are allowed, making it a challenging market for Airbnb-style hosting.
Zoning Restrictions:
Short-term rentals are only allowed in two zoning categories:
- Commercial Zones
- Historic Core Zones
If your property falls outside these areas—such as in standard residential neighborhoods—operating a short-term rental is generally not permitted.
Land Use Permit Requirement:
To legally run a short-term rental, hosts must obtain a Land Use Permit from the City of Jacksonville Planning and Development Department. The application process may involve:
- Zoning verification
- Submitting floor plans and site maps
- Designating a responsible party
- Proof of ownership or leasehold
- Other city-specified documentation
Permits are reviewed on a case-by-case basis, and properties must comply with local health, fire, and safety codes.
Additional Compliance:
Operators must also:
- Obtain a DBPR license (State of Florida)
- Register for tax collection through the Department of Revenue (DOR)
- Comply with all insurance, occupancy, and operational standards
- Pay local and state taxes
Taxes:
- Discretionary Sales Surtax: 1.5% (Duval County)
- Transient Rental Tax: 6.0%
8. Kissimmee Short-Term Rental Laws
Located just minutes from Disney World, Kissimmee is a vacation rental hotspot—but it comes with very specific rules based on zoning and property type. While the city generally supports tourism, short-term rentals are only allowed in specially designated districts or under conditional use approval.
Zoning & Overlay Districts:
Kissimmee’s Land Development Code restricts short-term rentals (less than 30 days) in standard residential zones unless the property falls within:
- A Short Term Rental Planned Unit Development (SRPUD)
- A Mixed Use Planned Unit Development (MUPUD) inside a Short Term Rental Overlay (STRO) district
Alternatively, a property may be allowed as a conditional use in some residential districts—but this requires a formal application, review, and approval process.
Requirements for New Developments:
To qualify as a short-term rental project within Kissimmee, new developments must meet these criteria:
- At least 2 acres of land with a minimum of 12 dwelling units
- Direct access to a collector or arterial road
- A 15+ foot buffer zone with dense vegetation or a physical wall
- Clearly separated driveway access for mixed-use sites
- Be governed by a property owners’ association (POA)
- Have 80% or more owner consent if converting from long-term to short-term use
- Include bold red text in sales contracts disclosing intended short-term rental use
Licensing & Approval:
All vacation rentals in Kissimmee must obtain:
- City of Kissimmee business license
- Osceola County business tax receipt
- State licenses from the Florida DBPR and DOR
- Approval from the Development Review Committee (if applying for conditional use)
- Public hearing clearance from the Planning Advisory Board
In some cases, operators may also need a conditional use permit, which involves additional paperwork and local government review.
Taxes:
- Discretionary Sales Surtax: 1.5% (Osceola County)
- Transient Rental Tax: 6.0%
9. Naples Short-Term Rental Laws
Known for its upscale coastal charm and luxury real estate, Naples is relatively open to short-term rentals, provided hosts follow the rules set by Collier County and the City of Naples. Compared to more restrictive cities, Naples offers a clearer path to compliance for vacation rental owners.
Definition:
Per Ordinance No. 2021-45, a short-term rental in Naples refers to any habitable space—room, apartment, or full residence—rented for six months or less. This includes single-family homes, condos, and multi-family units.
Registration Requirements:
All vacation rentals must be registered with Collier County. Each property requires a separate registration certificate, even if owned by the same host.
To apply, hosts must:
- Submit an online or hard copy application
- Provide standard property documents
- Comply with the land development code
- Maintain fire safety and structural compliance
Note: Operating a short-term rental without a certificate can result in a $500 per day fine.
Operational Standards:
Short-term rental operators must ensure:
- Full compliance with zoning regulations
- Adherence to building and fire safety codes
- Observance of noise, parking, and trash disposal rules
The City of Naples maintains strict enforcement, especially in residential areas, to avoid disturbing long-term residents.
Taxes:
- Discretionary Sales Surtax: 0% (Collier County has no additional surtax)
- Transient Rental Tax: 5.0%
10. Fort Lauderdale Short-Term Rental Laws
Fort Lauderdale is one of the most short-term rental-friendly cities in Florida, offering flexible opportunities for both owner-occupied and non-owner-occupied rentals—with a few zoning exceptions and strong emphasis on registration and compliance.
Definition:
Fort Lauderdale follows the State of Florida’s definition of a vacation rental: any property rented for periods of 6 months or less.
Zoning Restrictions:
Most zoning districts in Fort Lauderdale allow short-term rentals, but there’s one major restriction:
- Accessory dwellings in zoning districts RS-8 and RS-15 are not allowed to be used as vacation rentals.
Outside of that, hosts can operate freely across the city—as long as they follow the rules.
Registration Requirements:
To legally run a short-term rental, hosts must obtain a Vacation Rental Certificate by submitting:
- Florida DBPR license
- Florida Department of Revenue (DOR) license
- Broward County business tax receipt
- Broward County tourist development tax application
- Proof of ownership via the Property Appraiser’s site
- Sample lease agreement
- Completed vacation rental application
- Property inspection (conducted after application is approved)
Fees:
- Registration Fee: $350 (for up to 4 units in one portfolio)
- Inspection Fee: $75 (one-time, paid post-approval)
- Annual Renewal Fee: $160
All certificates expire on September 30 and must be renewed by August 1 each year.
Operational Standards:
Fort Lauderdale requires vacation rentals to meet strict safety and operational guidelines, including:
- Smoke and carbon monoxide detectors
- Fire extinguishers
- Pool, spa, and hot tub safety compliance
- On-site or nearby responsible party designation
- Clearly posted emergency contacts, occupancy limits, and certificate of compliance
- Mandatory telephone line for guest access to emergency services
Occupancy & Advertising Rules:
- Maximum 2 guests per sleeping room
- Advertising must include the registration number and follow occupancy and zoning disclosures
Taxes:
- Discretionary Sales Surtax: 1.0% (Broward County)
- Transient Rental Tax: 6.0%
Bottom Line: Fort Lauderdale is one of Florida’s most host-friendly cities, with broad allowances for short-term rentals across most zones. As long as operators register properly, meet safety codes, and follow advertising rules, the city offers a stable legal environment for Airbnb and Vrbo businesses.
11. St. Petersburg Short-Term Rental Laws
St. Petersburg, while a popular Gulf Coast destination, has some of the strictest limitations on short-term rentals in Florida. If you’re planning to invest in or operate an Airbnb here, it’s critical to understand that the city’s regulations are designed to severely limit transient lodging in most residential zones.
Zoning & Use Classification:
Under St. Petersburg’s Land Development Regulations (LDRs), short-term rentals fall under the category of “transient accommodation use.”
In simple terms:
- If your property is outside of a designated Resort Facilities Overlay District, you can only rent it out for a maximum of 3 times per calendar year.
- Renting more than 3 times a year? You’ll need to operate as a licensed hotel or motel, which comes with entirely different zoning and compliance standards.
Implications for Hosts:
This means that standard residential properties are not suitable for running a profitable Airbnb or Vrbo business. The rule essentially eliminates the feasibility of frequent short-term rentals, unless you’re operating in a resort-zoned area.
Taxes:
- Discretionary Sales Surtax: 1.0% (Pinellas County)
- Transient Rental Tax: 6.0%
Final Thoughts: Navigating Florida’s Vacation Rental Market with Confidence
Florida is undeniably one of the most lucrative markets for short-term rentals in the U.S.—but success in this space depends on legal compliance just as much as guest experience.
From the permissive policies of Fort Lauderdale and Tampa to the stricter rules in Clearwater and St. Petersburg, each city plays by its own rulebook. That’s why understanding vacation rental laws in Florida city-by-city isn’t just helpful—it’s essential for avoiding fines, protecting your investment, and maintaining a strong online reputation.
Here’s What You Should Take Away:
- Always verify local zoning laws before listing your property.
- Secure all necessary permits and licenses at the city, county, and state level.
- Stick to health, safety, and occupancy standards to avoid penalties or guest complaints.
- Don’t rely solely on Airbnb or Vrbo’s policies—platforms don’t always enforce local laws.
Stay informed: laws can (and do) change quickly, especially in areas facing tourism pressure.
