Eustis Short-Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short-Term Rental Business in Eustis

Eustis, Florida, is a charming city that attracts visitors with its picturesque landscapes, serene lakes, and diverse recreational activities, making it an ideal destination for short-term rentals like Airbnb and VRBO. However, before starting a vacation rental business in Eustis, it's crucial to understand and comply with the local regulations and ordinances.

According to the City of Eustis Planning Department, the city does not have specific zoning districts for short-term rentals. Instead, land-use activities are regulated and approved based on the Future Land Use Map designations in the Comprehensive Plan and the Land Development Regulation. This means that the permissibility of short-term rentals may vary depending on the property's designated land use.

To determine if a property is eligible for short-term rental use, owners should contact the Planning Department at planner@eustis.org and provide the property's address. The department will confirm the Future Land Use District and provide guidance on the allowed uses and any necessary approvals from the City Commission.

While Eustis does not have a specific ordinance for short-term rentals, the state of Florida requires all vacation rentals to be licensed through the Department of Business and Professional Regulation (DBPR). Vacation rental is defined in Florida law as "any unit or group of units in a condominium or cooperative or any individually or collectively owned single-family, two-family, or four-family house or dwelling unit that is also a transient public lodging establishment but that is not a timeshare project."

To obtain a vacation rental license, owners must submit an application to the DBPR, which can be done online through their website. The application requires information about the property, such as the address, number of units, and maximum occupancy, as well as the owner's contact details and a $50 fee.

In addition to the state license, short-term rental owners in Eustis must comply with other local requirements, such as obtaining a Business Tax Receipt from the city and registering for the Tourist Development Tax with Lake County. The Tourist Development Tax is a 5% tax on the total rental amount, which must be collected from guests and remitted to the county on a monthly basis.

Owners should also be aware of the potential impact of short-term rentals on their homestead exemption status. In Florida, homeowners may be eligible for a property tax exemption of up to $50,000 if the property is their permanent residence. However, renting out the property for more than 30 days per calendar year may affect the homestead exemption, so owners should consult with the Lake County Property Appraiser's office for guidance.

While navigating the regulations for short-term rentals in Eustis may seem daunting, many owners find that the benefits of operating a vacation rental outweigh the challenges. With its growing popularity as a tourist destination and the potential for high rental income, Eustis offers a promising opportunity for those looking to start a short-term rental business.

To ensure compliance and maximize success, owners can consider working with a professional vacation rental management company like Awning or GoSummer. These companies provide comprehensive services, including marketing, booking, cleaning, and maintenance, as well as assistance with licensing and tax requirements.

By understanding the local regulations, obtaining the necessary licenses and permits, and partnering with experienced professionals, short-term rental owners in Eustis can build a thriving business while providing guests with memorable experiences in this delightful Florida city.

Short-Term Rental Licensing Requirement in Eustis

According to the City of Eustis website, short-term rental owners must obtain a Business Tax Receipt (BTR) to operate legally in the city. The process for obtaining a BTR involves the following steps:

• Fill out the online Business Tax Receipt application form. The application fee is $10 plus any applicable fees calculated during the application process.
• Provide copies of the following documents, if applicable:
  - Letter of permission from the property owner and a site plan layout.
• Pay the BTR fee, which varies depending on the business type. Payment methods include:
  1. Check or money order mailed with the completed application to:
  City of Eustis
  P.O. Drawer 68
  Eustis, FL 32727
  2. Credit card (Visa, MasterCard, Discover) or E-Check via the online payment portal.
  3. Cash, check, or credit card at the Development Services office located at 111 E. Orange Avenue, Eustis.

The processing time for BTR applications is not specified on the City of Eustis website. However, it is recommended to apply well in advance of intended short-term rental operations to allow sufficient time for processing and approval.

Failure to obtain a required permit, such as a BTR for short-term rentals, results in a fine of double the original permit fee.

In addition to the BTR, short-term rental owners in Eustis may be subject to other requirements and regulations, such as:

1. Zoning and land use restrictions, which vary by district and may require additional approvals or permits.
2. Building and fire safety inspections, which may be required for new or modified short-term rental properties.
3. Collecting and remitting applicable state and local taxes, such as the Florida Transient Rental Tax and local Tourist Development Tax.

It is important for short-term rental owners to carefully review and comply with all applicable regulations to avoid fines, penalties, and potential legal issues. Consulting with local officials, legal experts, and professional vacation rental management companies can help ensure full compliance and smooth operations.

Required Documents for Eustis Short-Term Rentals

To operate a short-term rental in Eustis, Florida, property owners must obtain the following documents:

1. Business Tax Receipt (BTR): This document is required to legally operate a business in Eustis, including short-term rentals. The BTR application can be completed online through the City of Eustis website, and the fee varies depending on the business type.
2. Vacation Rental License: The state of Florida requires all vacation rentals to be licensed through the Department of Business and Professional Regulation (DBPR). The application can be submitted online and requires a $50 fee.
3. Tourist Development Tax Registration: Short-term rental owners in Eustis must register for the Tourist Development Tax with Lake County. This 5% tax on the total rental amount must be collected from guests and remitted to the county monthly.
4. Proof of Ownership or Permission: If the short-term rental owner is not the property owner, they must provide a letter of permission from the property owner along with the BTR application.
5. Site Plan Layout: A site plan layout may be required when applying for the BTR, depending on the property's characteristics.
6. Proof of Insurance: While not explicitly mentioned in the City of Eustis requirements, it is highly recommended for short-term rental owners to obtain appropriate insurance coverage, such as liability and property insurance, to protect their investments and mitigate potential risks.

To obtain the necessary documents, short-term rental owners should:

1. Visit the City of Eustis website (eustis.org) and navigate to the Business Tax Receipt application under the "Residents" tab, "Recreation Services," and "Facility Rentals".
2. Apply for the Vacation Rental License through the DBPR website (myfloridalicense.com).
3. Register for the Tourist Development Tax with the Lake County Tax Collector's office (laketax.com).
4. Consult with their insurance provider or a specialized vacation rental insurance company to obtain appropriate coverage.

By gathering these required documents and adhering to local regulations, short-term rental owners in Eustis can ensure compliance and operate their businesses successfully while contributing to the city's thriving tourism industry.

Eustis Short-Term Rental Taxes

When operating a short-term rental business in Eustis, Florida, there are several types of taxes that owners must collect and remit:

1. Florida Sales Tax: The state of Florida imposes a 6% sales tax on the total rental amount for stays of 6 months or less. This tax is collected by the host and remitted to the Florida Department of Revenue.
2. Lake County Discretionary Sales Surtax: Lake County imposes an additional 1% sales surtax on top of the state sales tax, for a total of 7%. This surtax applies to short-term rentals and is remitted along with the state sales tax.
3. Lake County Tourist Development Tax: Lake County levies a 4% Tourist Development Tax on short-term rental accommodations. This tax is in addition to the state and county sales taxes and is remitted directly to the Lake County Tax Collector on a monthly basis.

So, in total, short-term rental owners in Eustis must collect and remit 11% in taxes on their rental revenue - 6% for Florida sales tax, 1% for Lake County surtax, and 4% for the Lake County Tourist Development Tax.

It's important to note that rental platforms like Airbnb and Vrbo collect and remit some of these taxes on behalf of hosts in Florida, including the 6% state sales tax and county surtax. However, hosts are still responsible for registering with the county and remitting the 4% Tourist Development Tax themselves each month.

Failing to comply with these tax requirements can result in penalties and fines. Lake County imposes a minimum penalty of $50 for late Tourist Development Tax filings, plus 10% of the tax due if 1-30 days late, and an additional 10% for each subsequent 30-day period, up to a maximum 50% penalty.

Possible Deductions

Short-term rental owners may be able to deduct certain expenses from their taxable rental income to reduce their overall tax liability. Some common deductible expenses include:

1. Mortgage interest
2. Property taxes
3. Insurance
4. Utilities
5. Repairs and maintenance
6. Cleaning fees
7. Supplies
8. Advertising and marketing costs
9. Property management fees
10. Depreciation of assets

It's best to consult with a tax professional to determine which deductions apply to your specific short-term rental business. Proper record-keeping throughout the year is key to maximizing deductions and minimizing taxes owed.

Florida Wide Short-Term Rental Rules

In addition to local regulations in Eustis, short-term rental hosts must also comply with state-wide rules in Florida. The Florida Department of Business and Professional Regulation (DBPR) requires any dwelling rented out more than three times per year for periods under 30 days to be licensed as a "transient public lodging establishment." This means hosts need to apply for a Vacation Rental License from the DBPR, which involves an application and a $50 fee.

Florida law also mandates that short-term rentals collect and remit several taxes:

1. 6% Florida Transient Rental Tax on the listing price for stays under 6 months
2. 0.5-1.5% Florida Discretionary Sales Surtax, which varies by county
3. Local county Tourist Development Taxes ranging from 2-6%

Platforms like Airbnb collect and remit the 6% state tax and county surtax on behalf of hosts in Florida. However, hosts are still responsible for registering with their county and remitting the local Tourist Development Tax themselves each month.

Another important consideration is how short-term rentals can impact a host's homestead exemption status. In Florida, frequently renting out your primary residence can be seen as abandoning your homestead, causing you to lose valuable property tax discounts and creditor protections. Renting your homestead property for more than 30 days per year for two consecutive years makes you ineligible for the exemption.

The Florida legislature continues to debate and evolve the state's oversight of vacation rentals. Recent proposed changes include:

1. Creating a state-wide registry for all short-term rental hosts
2. Allowing suspension of rental licenses after repeated violations
3. Standardizing occupancy limits to 2 persons per bedroom plus 2 extra
4. Requiring a local contact capable of handling issues 24/7

As these laws continue to change, it's critical for Eustis hosts to stay informed of the latest state short-term rental regulations in addition to their local rules. Consulting with local officials and professional property managers can help ensure full compliance.

Does Eustis Strictly Enforce STR Rules?

Based on discussions in real estate investing forums like BiggerPockets and Reddit, it appears that Eustis does not have a reputation for strictly enforcing short-term rental regulations compared to some other Florida cities. While Eustis requires hosts to obtain a Business Tax Receipt and comply with standard rental rules, there are no specific ordinances prohibiting or severely restricting Airbnbs.

However, this relatively lax approach may be changing. Florida recently passed new statewide vacation rental regulations in 2024 that allow for suspending rental licenses after repeated violations. Eustis will likely start requiring all short-term rentals to register with the city as part of a new statewide registration system.

Still, many Florida hosts admit to operating STRs without full licensing and approval. The lack of proactive enforcement in Eustis means some illegal rentals likely fly under the radar. But as one property manager explained on Reddit, "Can you hide it? No. Tourists stand out... You're not fooling anyone."

Overall, while Eustis may be more Airbnb-friendly than some Florida hot spots, the city is not a short-term rental free-for-all. Hosts still need to make every effort to comply with applicable state and local regulations or risk fines and rental license suspensions under the new state law. Thoroughly researching the latest rules and consulting with a local property manager is the prudent approach before buying an STR in Eustis.

How to Start a Short-Term Rental Business in Eustis

Starting a short-term rental business in Eustis, Florida, can be a lucrative venture, but it requires careful planning and adherence to local regulations. Here's a step-by-step guide to help you get started:

1. Research local regulations: Before investing in a property, thoroughly research Eustis's short-term rental regulations. Contact the City of Eustis Planning Department at planner@eustis.org to confirm the Future Land Use District and obtain guidance on allowed uses and necessary approvals. Familiarize yourself with the state's licensing requirements through the Department of Business and Professional Regulation (DBPR).
2. Create a business plan: Develop a comprehensive business plan that outlines your goals, target market, financial projections, and marketing strategies. This will serve as a roadmap for your short-term rental business and help you stay focused on your objectives.
3. Choose a property: Select a property that aligns with your business plan and target market. Consider factors such as location, amenities, and potential rental income. If you already own a property, evaluate its suitability for short-term rentals.
4. Obtain necessary licenses and permits: Apply for a Vacation Rental License through the DBPR website, which requires a $50 fee. Register for the Tourist Development Tax with Lake County. Obtain a Business Tax Receipt (BTR) from the City of Eustis by completing the online application and paying the applicable fees.
5. Prepare your property: Furnish and decorate your rental property to appeal to your target market. Invest in high-quality amenities, such as comfortable bedding, well-equipped kitchens, and reliable Wi-Fi. Ensure the property meets all safety requirements and consider obtaining a Certificate of Balcony Inspection if applicable.
6. Set competitive rates: Research rental rates for similar properties in the area to ensure your pricing is competitive. Consider using dynamic pricing tools to optimize your rates based on demand. Factor in all expenses, including taxes, insurance, and maintenance costs, when determining your rates.
7. List your property: Create attractive listings on popular vacation rental platforms like Airbnb, Vrbo, and Booking.com. Use high-quality photos and detailed descriptions to showcase your property's unique features and amenities. Ensure your listing complies with each platform's requirements and local regulations.
8. Manage your bookings: Establish a system for managing bookings, guest communication, and property maintenance. Consider using vacation rental software to streamline these processes and provide a seamless experience for your guests. Be responsive to guest inquiries and maintain a high level of cleanliness and professionalism.
9. Promote your rental: Develop a marketing strategy to promote your short-term rental. Leverage social media, local tourism websites, and targeted advertising to reach potential guests. Encourage satisfied guests to leave positive reviews, as this can greatly impact future bookings.
10. Stay informed and adapt: Keep abreast of changes in local regulations and industry trends. Attend workshops, join local host communities, and participate in online forums to stay informed and connected with other short-term rental owners. Be prepared to adapt your business strategies as needed to remain competitive and compliant.

By following these steps and maintaining a commitment to providing exceptional guest experiences, you can build a successful short-term rental business in Eustis, Florida. Remember to prioritize compliance with local regulations, invest in your property and guest satisfaction, and continually evaluate and refine your business strategies to ensure long-term success.

Who to Contact in Eustis about Short-Term Rental Regulations and Zoning?

When navigating the short-term rental regulations and zoning requirements in Eustis, Florida, it's essential to reach out to the appropriate local authorities for guidance and clarification. Here are the key contacts for short-term rental owners in Eustis:

• City of Eustis Planning Department: For questions regarding zoning, land use, and necessary approvals for short-term rentals, contact the Planning Department at planner@eustis.org. They can confirm the Future Land Use District for your property and provide guidance on allowed uses.
• City of Eustis Development Services: To apply for a Business Tax Receipt (BTR) or inquire about the application process, contact the Development Services office at (352) 483-5460 or visit their office at 111 E. Orange Avenue, Eustis.
• Lake County Tax Collector: For questions related to registering for and remitting the Tourist Development Tax, contact the Lake County Tax Collector's office at (352) 343-9602 or visit their website at laketax.com.
• Florida Department of Business and Professional Regulation (DBPR): For questions about obtaining a Vacation Rental License or complying with state regulations, contact the DBPR at (850) 487-1395 or visit their website at myfloridalicense.com.
• Lake County Property Appraiser: To understand how short-term rentals may impact your homestead exemption status, contact the Lake County Property Appraiser's office at (352) 253-2150 or visit their website at lcpafl.org.

In addition to these official contacts, short-term rental owners in Eustis can benefit from connecting with local host communities and professional organizations. These groups can provide valuable insights, support, and resources for navigating the challenges and opportunities of operating a vacation rental business in the area.

Consider joining online forums like BiggerPockets or Reddit to engage with other short-term rental owners and learn from their experiences. Local vacation rental management companies, such as Awning or GoSummer, can also offer expert guidance and comprehensive services to help you start and grow your short-term rental business in Eustis.

By proactively reaching out to local authorities and tapping into the knowledge of experienced professionals and fellow hosts, short-term rental owners in Eustis can ensure compliance with regulations, optimize their operations, and maximize their success in this thriving market.

What Do Airbnb Hosts in Eustis on Reddit and Bigger Pockets Think about Local Regulations?

Hosts and tourists who have shared their experiences in Eustis, Florida, on platforms like Reddit and BiggerPockets generally have positive things to say about the city. Here are a few notable examples:

On a BiggerPockets forum discussing Florida real estate investments, user 'SunshineStateInvestor' commented, "I've had a short-term rental property in Eustis for two years now, and it's been a solid performer. The city attracts a mix of tourists visiting the nearby theme parks and outdoor enthusiasts who enjoy the lakes and trails. The demand has been consistent, and the city's regulations haven't been too burdensome."

Reddit user 'FLnative92' shared their experience as a Eustis resident in the 'florida' subreddit, saying, "I've lived in Eustis for over a decade, and I love it here. It's a friendly, tight-knit community with a slower pace of life. The city has done a great job of preserving its historic charm while still offering modern amenities. It's a hidden gem in Central Florida."

In a BiggerPockets thread about Florida short-term rental markets, user 'STRpro22' wrote, "I recently started managing a few vacation rentals in Eustis, and I've been impressed with the market's potential. The city's proximity to Orlando and its natural beauty make it an attractive destination for a wide range of travelers. The local government seems supportive of short-term rentals, as long as you follow the rules and maintain a good relationship with your neighbors."

Based on these stories and experiences shared by residents and tourists, Eustis appears to be a promising location for starting a short-term rental business. The city's charming atmosphere, beautiful natural surroundings, and convenient location near popular attractions make it appealing to a diverse range of visitors.

Moreover, the local government's relatively supportive stance on short-term rentals, coupled with the consistent demand reported by existing operators, suggests that Eustis offers a favorable environment for vacation rental entrepreneurs. By providing high-quality accommodations, complying with local regulations, and actively engaging with the community, short-term rental owners in Eustis can tap into this thriving market and build successful, sustainable businesses.

Disclaimer: While we here at BNBCalc strive to keep all of our city regulation guides updated and accurate with all the latest local laws, we still do not suggest using them as your sole or primary source for local regulations. We also do not recommend you rely on the third-party sources we link to or reference, and we are not responsible for any of the information on these third-party sites. These guides are for entertainment purposes only and only provide basic information and should not be considered as legal advice.

We highly recommend directly contacting the responsible parties for each city and hearing what their officials have to say. Ultimately, it's your responsibility as an investor to ensure you fully comply with the local laws, and it's best to speak with professionals before making an investment decision.