Florida Short-Term Rental Laws: What Every Property Owner Must Know

Short-term rentals in Florida operate under a mix of state law and local rules. Preemption battles have shifted the landscape. Here's what property owners must know before listing on Airbnb, VRBO, or similar platforms.

State Framework: FL 509.032

Florida Statute 509.032 is the state framework for short-term rentals. It preempts local governments from banning STRs outright but allows registration and some regulation. Orlando and Tampa have specific rules -- check both. Florida Statute 509.032 establishes a statewide framework for public lodging, including short-term rentals. The law preempts local governments from banning STRs entirely or imposing certain types of restrictions. But it doesn't eliminate all local control. Zoning, noise, parking, and occupancy limits can still apply. SB 280 (2024), which would have expanded statewide registration, was vetoed by Gov. DeSantis in June 2024, so the pre-existing framework remains.

Registration Requirements

Registration requirements vary by county and city. Orange and Hillsborough have registration. Orlando and Tampa may have additional rules. Check before you list. STRs that qualify as public lodging must be licensed under Fla. Stat. 509.241 by the Registration requirements vary by county and city. Orange and Hillsborough have registration. Orlando and Tampa may have additional rules. Check before you list. STRs that qualify as public lodging must be licensed under Fla. Stat. 509.241 by the Division of Hotels and Restaurants (part of the Florida Department of Business and Professional Regulation). Requirements depend on whether you rent whole units or rooms, and how many units you operate. Some jurisdictions require additional local registration. Operating without a license is a second-degree misdemeanor (up to 60 days, $500 fine). Licensees must notify DBPR within 30 days of any address or unit changes. Check your county and city.

Tax Collection

Tourist development tax: Counties impose a tourist development tax (often 5–6%) on short-term rentals. You must collect and remit it. Platforms may collect on your behalf in some counties; verify. Sales tax: Florida sales tax applies to short-term rentals. The rate is 6% plus any discretionary surtax. Register with the Florida Department of Revenue and

Tourist development tax: Counties impose a tourist development tax (often 5–6%) on short-term rentals. You must collect and remit it. Platforms may collect on your behalf in some counties; verify.

Sales tax: Florida sales tax applies to short-term rentals. The rate is 6% plus any discretionary surtax. Register with the Florida Department of Revenue and file returns.

Failure to collect and remit can result in penalties and interest. See our Florida rental property tax guide for more on tax obligations.

Platform Responsibilities

Platforms like Airbnb must collect and remit taxes in Florida. That doesn't absolve you of reporting income. Keep records and file Schedule E. Florida law requires platforms to collect and remit taxes in certain circumstances. The rules have evolved. Confirm with your platform what they handle and what remains your responsibility. HOA and Condo Restrictions

Platforms like Airbnb must collect and remit taxes in Florida. That doesn't absolve you of reporting income. Keep records and file Schedule E.

Florida law requires platforms to collect and remit taxes in certain circumstances. The rules have evolved. Confirm with your platform what they handle and what remains your responsibility.

HOA and Condo Restrictions

In Florida, HOA and condo restrictions can still limit or ban STRs. FL 509.032 doesn't override HOA covenants. Many Orlando and Tampa condos ban STRs. Read the docs. Even if state law limits local bans, your HOA or condo association can restrict or prohibit short-term rentals. HOA and condo rental restrictions are enforceable if properly

HOA and condo restrictions can still limit or ban STRs. FL 509.032 doesn't override HOA covenants. Many Orlando and Tampa condos ban STRs. Read the docs.

Even if state law limits local bans, your HOA or condo association can restrict or prohibit short-term rentals. HOA and condo rental restrictions are enforceable if properly adopted. Read your governing documents before buying or converting.

Due Diligence Before Listing

In Florida, Due diligence before listing: check HOA, county registration, and tax obligations. One violation can cost you thousands. Orlando and Tampa enforce. Verify zoning allows STRs. Check HOA/condo rules. Register with the state and county. Set up tax collection and remittance. Understand your insurance needs; standard landlord policies may not cover short-term rental activity.

Due diligence before listing: check HOA, county registration, and tax obligations. One violation can cost you thousands. Orlando and Tampa enforce.

Verify zoning allows STRs. Check HOA/condo rules. Register with the state and county. Set up tax collection and remittance. Understand your insurance needs; standard landlord policies may not cover short-term rental activity.

Short-term rentals are a different business than long-term. For help evaluating whether STR or long-term makes sense for your Florida property, get a free rental analysis and we can walk through the numbers and requirements.

What Local Governments Can Still Regulate

In Florida, Local governments can still regulate: registration, occupancy limits, parking, noise. They can't ban STRs outright. Orlando and Tampa have registration and some rules. FL 509.032 preempts outright bans and some registration schemes, but cities and counties retain authority over zoning, noise ordinances, parking, and occupancy limits. Orange County and Hillsborough County each have

Local governments can still regulate: registration, occupancy limits, parking, noise. They can't ban STRs outright. Orlando and Tampa have registration and some rules.

FL 509.032 preempts outright bans and some registration schemes, but cities and counties retain authority over zoning, noise ordinances, parking, and occupancy limits. Orange County and Hillsborough County each have their own rules. Check your jurisdiction before listing. The Florida Legislature statutes site hosts the current law.

Registration Steps

In Florida, Registration steps: apply with the county or city. Fees and timelines vary. Orange and Hillsborough have online portals. Do it before you list. Apply for a public lodging license through the Division of Hotels and Restaurants . Requirements vary by unit count and whether you rent whole units or rooms. Inspections is required.

Registration steps: apply with the county or city. Fees and timelines vary. Orange and Hillsborough have online portals. Do it before you list.

Apply for a public lodging license through the Division of Hotels and Restaurants. Requirements vary by unit count and whether you rent whole units or rooms. Inspections is required. Processing can take several weeks. Some cities require additional local registration or business tax receipts. Factor these into your timeline before listing.

Tax Obligations

Tax obligations: tourist tax, sales tax, and income tax. Florida has no state income tax, but tourist and sales taxes apply. Platforms may collect some. STR income is taxable. Florida collects sales tax and tourist development tax on short-term stays. The Florida Department of Revenue administers both. Many platforms collect and remit on your behalf,

Tax obligations: tourist tax, sales tax, and income tax. Florida has no state income tax, but tourist and sales taxes apply. Platforms may collect some.

STR income is taxable. Florida collects sales tax and tourist development tax on short-term stays. The Florida Department of Revenue administers both. Many platforms collect and remit on your behalf, but you remain responsible for compliance. Keep records of all rental nights and tax filings. See our STR vs LTR tax comparison for how this differs from long-term rental taxation.

Common Mistakes

In Florida, Common mistakes: listing without checking HOA, skipping registration, and ignoring taxes. Orlando and Tampa have seen enforcement. Get compliant first. Landlords often skip the DBPR license, assume platform collection covers all tax obligations, or ignore HOA and condo restrictions. DBPR provides licensing guidance. If your property is in an HOA or condo, review

Common mistakes: listing without checking HOA, skipping registration, and ignoring taxes. Orlando and Tampa have seen enforcement. Get compliant first.

Landlords often skip the DBPR license, assume platform collection covers all tax obligations, or ignore HOA and condo restrictions. DBPR provides licensing guidance. If your property is in an HOA or condo, review the governing documents before listing. Our HOA and condo rental restrictions guide covers what to check. For Orlando and Tampa specifics, see our Orlando STR vs LTR and Tampa STR regulations guides.

What Local Governments Can Still Regulate

Local rules: registration, occupancy, parking. Check before you list.

FL 509.032 preempts outright bans and some registration schemes, but cities and counties retain authority over zoning, noise ordinances, parking, and occupancy limits. Orange County and Hillsborough County each have their own rules. Check your jurisdiction before listing. The Florida Legislature statutes site hosts the current law.

Registration Steps

Register with the county. Orange and Hillsborough have portals.

Apply for a public lodging license through the Division of Hotels and Restaurants. Requirements vary by unit count and whether you rent whole units or rooms. Inspections is required. Processing can take several weeks. Some cities require additional local registration or business tax receipts. Factor these into your timeline before listing.

Tax Obligations

Taxes: tourist, sales, income. Keep records.

STR income is taxable. Florida collects sales tax and tourist development tax on short-term stays. The Florida Department of Revenue administers both. Many platforms collect and remit on your behalf, but you remain responsible for compliance. Keep records of all rental nights and tax filings. See our STR vs LTR tax comparison for how this differs from long-term rental taxation.

Common Mistakes

Don't skip compliance. HOA, registration, taxes.

Landlords often skip the DBPR license, assume platform collection covers all tax obligations, or ignore HOA and condo restrictions. DBPR provides licensing guidance. If your property is in an HOA or condo, review the governing documents before listing. Our HOA and condo rental restrictions guide covers what to check. For Orlando and Tampa specifics, see our Orlando STR vs LTR and Tampa STR regulations guides.

Bottom Line

Bottom line: check HOA, register, and pay taxes. Florida allows STRs but requires compliance. Orlando and Tampa enforce. Local Rules Trump State Law Florida's state law doesn't ban short-term rentals, but cities and counties can. Orlando, Tampa, and Miami-Dade each have their own permit and zoning rules. You must comply with both state and local

Bottom line: check HOA, register, and pay taxes. Florida allows STRs but requires compliance. Orlando and Tampa enforce.

Local Rules Trump State Law

Florida's state law doesn't ban short-term rentals, but cities and counties can. Orlando, Tampa, and Miami-Dade each have their own permit and zoning rules. You must comply with both state and local requirements. A state license doesn't override a city ban on STRs in your zone. Orange County and Hillsborough County both require STR permits.

Florida's state law doesn't ban short-term rentals, but cities and counties can. Orlando, Tampa, and Miami-Dade each have their own permit and zoning rules. You must comply with both state and local requirements. A state license doesn't override a city ban on STRs in your zone.

Orange County and Hillsborough County both require STR permits. The application process takes 60-90 days. Don't list on Airbnb until you've the permit—fines run $500–$1,000 per day in some jurisdictions. Check your county's vacation rental ordinance before you invest.

Insurance and Tax Implications

In Florida, STR insurance costs more than landlord insurance. Expect 20-40% higher premiums. You need short-term rental coverage—standard landlord policies often exclude STR use. Check with your agent. Sales tax applies to stays under 6 months. You collect and remit to the state. Platforms like Airbnb collect it Sometimes , but verify. If you're direct-booking,

STR insurance costs more than landlord insurance. Expect 20-40% higher premiums. You need short-term rental coverage—standard landlord policies often exclude STR use. Check with your agent.

Sales tax applies to stays under 6 months. You collect and remit to the state. Platforms like Airbnb collect it Sometimes , but verify. If you're direct-booking, you're responsible. The rate varies by county—around 6% in Orange and Hillsborough.

Bottom Line

State law allows STRs, but local rules vary. Orlando and Tampa require permits. Get permitted before you list. Budget for higher insurance and sales tax compliance.

Florida DOR has a vacation rental tax guide. Sales tax, county bed tax, and state registration—know the full compliance picture.

When in doubt, document it. Florida landlords who follow the process and keep a paper trail protect themselves when disputes arise. A few minutes of documentation can save months of headaches.

Florida's landlord-tenant statutes—particularly Chapter 83—govern most of what you'll encounter. Familiarize yourself with the notice requirements, timelines, and documentation rules. A well-documented process protects you when disputes arise. In Orlando and Tampa, local ordinances can add layers; check your county and city rules before you act.

True North Managed helps Orlando and Tampa landlords handle these issues every day. When you need local expertise, we're here.

STRs in Florida require a DBPR license, tax compliance, and attention to local and HOA rules. Preemption protects you from outright bans, but zoning and occupancy limits still apply. Do the compliance work before listing to avoid fines and enforcement actions.

If you own a rental in Orlando or Tampa and want a clear picture of what it could earn, get a free rental analysis. No obligation—just real numbers.