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  • Writer's pictureEd DiMarco MS, MA

The Evolving Landscape of Short-Term Rental Laws in Florida 2024: An In-Depth Guide for Property Owners and Investors

Updated: Apr 19

Florida's short-term rental market is a dynamic and lucrative sector that has attracted significant attention from property owners, investors, and legislators. As this market grows, driven by platforms like Airbnb and the state's appeal as a tourist destination, understanding the intricate web of laws and regulations governing short-term rentals becomes crucial. This article provides a comprehensive overview of the current legal framework, highlighting the critical state and local regulations impacting Florida's short-term rental industry.

Short-Term Rental Laws in Florida in 2024

Statewide Regulations and Their Impact

  1. Licensing and Registration: Florida mandates that specific short-term rental properties, particularly those listed on platforms like Airbnb, may require a license. This varies based on the area and the type of property. Property owners need to verify their local regulations to ensure compliance.

  2. State Senate Legislation: A notable development in state legislation is the failure to pass bill (SB 714) by the Florida Congress. This law would have aimed to provide local governments with more regulatory tools, although it received mixed responses from local officials. The bill included provisions for fining platforms for violations and mandates anti-discrimination policies.

Taxation and Financial Considerations

  1. State and County Taxes: Short-term rentals in Florida are subject to state sales tax, with additional county-imposed sales surtax in some areas. Property owners are responsible for collecting and remitting these taxes.

  2. Homestead Tax Exemption Risks: Property owners renting out their primary residences as short-term rentals for more than 30 days per year may risk losing their homestead tax exemption. This is a crucial consideration for those using their primary residence for short-term rental purposes.

Insurance and Liability

Insurance Requirements: Operators of short-term rentals must have insurance to cover accidents involving guests. This is particularly important for Airbnb hosts, as standard home insurance policies may not offer sufficient coverage for short-term rental activities.

Local Jurisdictional Variations

  1. Miami Beach: Short-term rental operators in Miami Beach must comply with specific business registration requirements, including obtaining a Miami Beach Resort Tax Certificate Number and adhering to the city’s taxation policies.

  2. City of Naples: Recent legislation has altered the landscape for short-term rentals in Naples, lifting previous prohibitions. Registration with the state and compliance with local laws are mandatory.

  3. Orlando: The laws are more restrictive in Orlando, especially concerning single-family homes. The city allows home-sharing under strict conditions and has different rules for commercial dwelling units.


The short-term rental market in Florida presents a unique blend of opportunities and challenges. Navigating the complex legal landscape requires property owners and investors to stay informed and compliant with state and local regulations. As these laws are subject to change, continuous monitoring and adaptation are crucial to success in this sector.

Property owners considering entering the short-term rental market in Florida should conduct thorough research and seek advice from real estate attorneys specializing in this area. Staying ahead of legal changes and understanding the implications for your property can ensure a profitable and compliant short-term rental venture in the Sunshine State.

Frequently Asked Questions on Short-Term Rental Laws in Florida

Question 1: Do I need a permit or license to operate a short-term rental in Florida?

The need for a permit or license for short-term rentals in Florida varies by city. Some famous tourist cities, like Miami, require permits, while others do not. It's essential to check your local city or county laws for specific regulations.

Question 2: Are there fines for not complying with short-term rental regulations in Florida?

Yes, fines for non-compliance with short-term rental regulations can be significant. Some cities impose penalties of $500-1000+ per day for operating a rental without proper registration or permits.

Question 3: Do I need to collect and remit my Florida rental income taxes?

Short-term rental hosts in Florida collect state sales and local tourist taxes on rentals, which usually range between 7.5-12% of revenue.

Question 4: Are property inspections required for short-term rentals in Florida?

While not universal across the state, some Florida cities may require property inspections to obtain a rental permit. More towns are considering mandatory checks.

Question 5: What are the occupancy limits and other Florida rental restrictions?

Most Florida cities impose maximum occupancy limits based on bedroom count, along with other rules on noise, trash, parking, etc. These restrictions may vary based on property type and local regulations.

Question 6: What are Florida's new statewide regulations on short-term rentals as of 2023?

As of 2023, local governments in Florida can suspend vacation rental registrations for up to 30 days following three or more violations of local ordinances within a 90-day period. They can also impose occupancy limits on short-term rentals under certain conditions.

Question 7: Can local governments in Florida prohibit short-term rentals entirely?

No, the new law clarifies that local governments in Florida cannot wholly prohibit short-term rentals. However, they can regulate them in various ways, such as through registration, licensing, and setting restrictions.

Question 8: What are the insurance requirements for short-term rentals in Florida?

Short-term rental operators must have insurance that covers guests in case of accidents. This is especially relevant for Airbnb hosts, as many home insurance policies do not cover short-term rental activities.

Question 9: How does renting out my primary residence as a short-term rental affect my homestead tax exemption in Florida?

Renting out your primary residence for more than 30 days per year as a short-term rental can jeopardize your homestead tax exemption in Florida.

Question 10: What are the tax implications for short-term rentals in Florida?

Property owners must consider state sales tax, county-imposed sales surtax, and local option transient rental taxes. It's crucial to understand and comply with these tax obligations.

Question 11: How does the new Florida Senate bill (SB 714) affect short-term rentals?

SB 714 attempts to provide more tools for local-level regulation of short-term rentals, including fining platforms like Airbnb for violations and requiring platforms to adopt anti-discrimination policies.

Question 12: What are the specific regulations for short-term rentals in Miami Beach?

In Miami Beach, operators must comply with business registration requirements, including obtaining a Miami Beach Resort Tax Certificate Number and adhering to the city’s taxation policies.

Question 13: What changes have been made to short-term rental laws in Naples, Florida?

Recent legislation in Naples has lifted previous prohibitions on short-term rentals. Now, registration with the city and compliance with local tax laws is required.

Question 14: How do Orlando's short-term rental laws differ from other cities in Florida?

Orlando has more restrictive laws, especially for single-family homes. The city allows home-sharing under strict conditions and has different rules for commercial dwelling units.

Question 15: What is the state sales tax rate for short-term rentals in Florida?

The state sales tax rate for short-term rentals in Florida is 6%. This is in addition to county-imposed sales surtax and local option transient rental taxes.

The content provided on the NaplesEd Real Estate Blog is for informational purposes only and is not intended as legal advice. While efforts are made to keep the information up-to-date and accurate, NaplesEd does not guarantee its completeness or applicability to your situation. Readers are advised to consult a qualified attorney for legal advice specific to their needs. NaplesEd, its authors, and affiliates are not liable for any decisions made based on the blog's content.



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