Santa Rosa Beach Short-Term Rental Regulation: A Guide For Airbnb Hosts

Starting a Short-Term Rental Business in Santa Rosa Beach

Santa Rosa Beach, located along scenic Highway 30A in Walton County, Florida, is a popular vacation destination known for its beautiful beaches and charming coastal communities. Many property owners in Santa Rosa Beach operate vacation rentals through short-term rental booking platforms like Airbnb and VRBO. However, several important regulations must be aware of before launching a short-term rental business in this area.

At the state level, Florida requires all vacation rentals to obtain a license through the Department of Business and Professional Regulation (DBPR). A vacation rental is defined as any unit rented more than three times a year for periods of less than 30 days. Owners must submit a Vacation Rental Dwelling Application and required fees, ranging from $150 to $400 depending on occupancy.

In Walton County, where Santa Rosa Beach is located, additional local regulations apply. As of February 2023, the county had over 14,000 active short-term vacation rentals, with 90% being single-family homes. To operate legally, rentals must obtain a Short-Term Vacation Rental Certificate from the Walton County Planning Department.

The certification process involves submitting an application with supporting documentation, including:

• State DBPR Vacation Rental Dwelling License
• Parking plan showing required off-street spaces
• Interior building sketch with bedroom, bathroom, and exit locations
• Proof of registration with tax collector to pay the required 5% Tourist Development Tax

Owners must also designate a local responsible party who can quickly respond to any issues at the property. Failure to obtain proper certification can result in fines and penalties.

Walton County defines a short-term rental as any unit rented for less than six months in duration. The maximum occupancy allowed is two people per bedroom, plus two additional guests. To be certified, rentals must meet all building, fire safety, and parking requirements.

While Santa Rosa Beach is an unincorporated community, some nearby towns like Rosemary Beach have additional rules. Rosemary Beach is a private planned community where all rentals must gain approval from the Homeowners Association (HOA) Design Review Board before being allowed to operate.

Overall, the short-term rental market in Santa Rosa Beach is very active but also highly regulated at the state, county, and sometimes neighborhood level. Owners need to carefully research all requirements and obtain necessary licenses before listing their property. Working with an experienced local property manager can help navigate the various applications and procedures.

Short-Term Rental Licensing Requirement in Santa Rosa Beach

Property owners must obtain the necessary licenses and approvals from state and county authorities to operate a short-term rental in Santa Rosa Beach, which is located in Walton County, Florida.

At the state level, the Florida Department of Business and Professional Regulation (DBPR) requires all short-term vacation rentals to obtain a Vacation Rental Dwelling License. This involves submitting an application, paying the associated fees, and passing a safety inspection. The DBPR defines a vacation rental as any unit rented more than three times a year for periods of less than 30 days.

In addition to the state requirements, short-term rentals in Santa Rosa Beach are subject to Walton County's Short-Term Vacation Rental Certificate program. All applicable rentals must obtain this Walton County Planning and Development Services Department certificate.

To apply for a short-term rental certificate in Walton County, owners must submit:

1. A completed application form
2. Proof of a current Florida DBPR Vacation Rental Dwelling License
3. A sketch of the property showing building layout, bedrooms, bathrooms, and exits
4. A parking plan indicating the required number of off-street parking spaces
5. Designation of a local responsible party who can quickly respond to any issues
6. Proof of registration with the Walton County Tax Collector to collect and remit tourist development taxes
7. Payment of application fees based on rental unit size

Failure to obtain proper licensing and certification can result in significant fines and penalties from both the state and county. Walton County is known for actively enforcing its short-term rental regulations, with fines of $250-500 per day for noncompliance.

It's important to note that some communities within Santa Rosa Beach, such as Seaside and WaterColor, may have additional restrictions or approval processes for short-term rentals layered on top of the state and county requirements. Owners should carefully research any neighborhood-specific rules before listing their property.

The licensing process helps ensure that short-term rentals in Santa Rosa Beach meet health, safety, and quality of life standards. Owners can operate successful and compliant vacation rental businesses in this popular beach destination by obtaining all necessary permits and abiding by local regulations.

Required Documents for Santa Rosa Beach Short-Term Rentals

Property owners must submit several required documents to operate a short-term rental in Santa Rosa Beach as part of the application process. These documents ensure compliance with state, county, and community regulations.

First, owners must provide proof of a current Florida Department of Business and Professional Regulation (DBPR) Vacation Rental Dwelling License. This state-level license is required for all short-term rentals in Florida. The application involves submitting a completed form, paying associated fees, and passing a safety inspection.

Next, a completed Walton County Short-Term Vacation Rental Certificate Application must be submitted. This application collects important information about the rental property, including the address, owner contact details, and the number of bedrooms and bathrooms. The application also requires the owner to designate a local responsible party who can respond to any issues within a specified timeframe.

As part of the county application, owners must provide a sketch of the property showing the building layout, including the location of bedrooms, bathrooms, and exits. This sketch helps verify compliance with occupancy limits and fire safety requirements.

A parking plan is another key document required for the Walton County application. This plan must clearly indicate the number and location of off-street parking spaces designated for the rental unit. The minimum requirement is one space per bedroom, up to four spaces total. Parking on grass or blocking driveways is prohibited.

Proof of registration with the Walton County Tax Collector to collect and remit the required 5% Tourist Development Tax is also necessary. Owners will need to provide their tax account number or certificate as part of the rental application.

Additional documentation may be required if the property is located within a community like Rosemary Beach with its own HOA rules. This could include an approval letter from the HOA or specific information about the property's compliance with community guidelines.

Finally, the completed Walton County application must include payment of all associated fees. As of 2023, the application fee ranges from $294 for a studio rental up to $663 for a 5+ bedroom unit. Renewal fees are slightly lower and must be paid annually to maintain the rental certificate.

In summary, the key documents required for a Santa Rosa Beach short-term rental application include:

1. Florida DBPR Vacation Rental Dwelling License
2. Completed Walton County Short-Term Vacation Rental Certificate Application
3. Property sketch showing building layout
4. Parking plan with required off-street spaces
5. Proof of Walton County Tourist Development Tax registration
6. HOA approval letter (if applicable)
7. Payment of all application fees

By carefully compiling these required documents and submitting a thorough application, short-term rental owners in Santa Rosa Beach can ensure they are operating in compliance with all relevant regulations. This protects the owner from potential fines and penalties and provides peace of mind for guests that the rental is properly licensed and maintained.

Santa Rosa Beach Short-Term Rental Taxes

Walton County Tourist Development Tax

Short-term rentals in Santa Rosa Beach and throughout Walton County are subject to a 5% Tourist Development Tax as of 2023. This tax applies to all rental stays of six months or less. The tax rate is set to increase to 7% beginning October 1, 2023, for properties in the northern part of the county.

The Tourist Development Tax is collected by the Walton County Clerk of Court. Owners and property managers are responsible for registering with the county, collecting the tax from guests, and remitting it to the county on a monthly basis.

Florida State Sales Tax

In addition to the county-level Tourist Development Tax, short-term rentals in Santa Rosa Beach are subject to the 6% Florida state sales tax and a 1% local sales tax, for a total of 7%.

While some booking platforms like Airbnb and Vrbo may collect and remit the state sales tax on behalf of hosts, the Florida Department of Revenue still requires all rental operators to register with the state.

Total Tax Rate

When factoring in both the Walton County Tourist Development Tax and the Florida state sales tax, the total tax rate for short-term rentals in Santa Rosa Beach is 12% as of 2023. This rate will increase to 14% beginning October 1, 2023, when the Tourist Development Tax rate goes up in parts of the county.

Short-term rental operators in Santa Rosa Beach need to understand and comply with these tax requirements to avoid penalties and interest. Registering with the Walton County Clerk of Court and the Florida Department of Revenue and keeping accurate records is essential.

Owners who have questions about their tax situation should consult a qualified tax professional. The Walton County Tourist Development Tax Division is also available to provide guidance and resources for short-term rental compliance in Santa Rosa Beach and throughout the county.

Florida Wide Short-Term Rental Rules

Florida has a number of statewide rules and regulations that apply to short-term rentals, regardless of the specific city or county. These rules are designed to create a consistent framework for vacation rental operations across the state.

One of the key statewide rules is the definition of a short-term rental. According to Florida law, a short-term rental is any property that is rented for periods of less than 30 days more than three times per year. Properties meeting this definition are considered transient lodging establishments and are subject to additional regulations.

At the state level, all short-term rentals must obtain a Vacation Rental Dwelling License from the Florida Department of Business and Professional Regulation (DBPR). This license ensures that the property meets basic safety and sanitation standards. The application process involves submitting a completed form, passing an inspection, and paying the associated fees, which range from $150 to $400 depending on occupancy.

In addition to the DBPR license, short-term rental operators must also register with the Florida Department of Revenue to collect and remit the required state sales tax of 6% on all rental income. Some counties also impose their own local tourist development taxes, which can range from 2% to 6% and must be collected and paid to the county tax collector.

Florida law also requires short-term rental owners to maintain certain records, including guest names, addresses, and dates of stay. These records must be kept for at least three years and made available to state authorities upon request.

In terms of occupancy, Florida's statewide rules allow for a maximum of two guests per bedroom, plus two additional guests per property. For example, a three-bedroom rental could legally accommodate up to eight guests total. However, some local governments have imposed stricter occupancy limits, so it's important to check the specific rules for your area.

One notable aspect of Florida's short-term rental regulations is that the state prohibits local governments from banning vacation rentals outright. In 2011, the Florida Legislature passed a law that preempts local governments from enacting new bans on short-term rentals. While cities and counties can still regulate things like noise, parking, and trash, they cannot prohibit rentals entirely or limit the frequency or duration of stays.

This statewide preemption has been controversial, with some local officials arguing that it ties their hands in addressing the negative impacts of short-term rentals on residential neighborhoods. However, proponents say it protects property rights and ensures a consistent regulatory environment for vacation rental operators.

Overall, Florida's statewide short-term rental rules provide a baseline level of regulation while still allowing for local variation. Owners and managers must carefully research and comply with all applicable state and local requirements to operate legally and avoid potential fines or penalties. Consulting with a local vacation rental manager or real estate attorney can help navigate the complex web of regulations.

Does Santa Rosa Beach Strictly Enforce STR Rules?

Based on discussions in real estate investing forums like BiggerPockets and local Facebook groups, Santa Rosa Beach and Walton County are known for actively enforcing short-term rental regulations, especially compared to some other parts of Florida. The area is not as laissez-faire about STRs as some hosts might hope.

The Walton County Code Compliance Department has an online portal where residents can easily report suspected STR violations, from noise and parking issues to unlicensed rentals. The county is serious about making sure rentals don't negatively impact neighborhoods or quality of life for permanent residents. Fines for noncompliance can reach $500 per day.

Some locals on forums complain that a lack of proactive monitoring allows problematic rentals to operate until a complaint is filed. However, the county does seem to investigate issues quickly once they are reported. Officials have access to software that can identify unlicensed STRs advertising online, so operating completely under the radar is difficult.

Santa Rosa Beach is much stricter than nearby Panama City Beach, which has looser regulations. Panama City Beach allows rentals in most areas and doesn't have a permit cap. In contrast, Santa Rosa Beach has zoning restrictions on where rentals can operate and is not currently accepting new applications for non-hosted STRs to limit their proliferation.

While Santa Rosa Beach and Walton County welcome the tourism dollars that STRs bring, the area is not as hands-off or Airbnb-friendly as other Florida beach towns. Enforcement is active, and the county seems committed to balancing neighborhood concerns with rental activity.

The 30A area still has a very strong short-term rental market with high demand. Investors on BiggerPockets acknowledge the strict rules but say the potential returns are worth the compliance hassle for those who follow the regulations to the letter.

Some risk-averse owners choose to buy in adjacent communities like Inlet Beach or Seacrest Beach, which have lighter restrictions. But those willing to jump through the permitting hoops can still do very well in Santa Rosa Beach if they operate above board.

Ultimately, Santa Rosa Beach has a low tolerance for STR rule-breakers compared to other cities. Regulations are actively enforced, and the county has tools to identify violators. Hosts who carefully adhere to all requirements can thrive, but those looking to skirt the rules will likely face consequences. Following the law is essential to running a successful STR in this coveted but tightly regulated part of the Emerald Coast.

How to Start a Short-Term Rental Business in Santa Rosa Beach

Starting a short-term rental business in Santa Rosa Beach can be a lucrative venture, but it's important to follow the proper steps to ensure compliance with local regulations and set yourself up for success. Here's a numbered list of steps to get started:

1. Research and understand the short-term rental regulations in Santa Rosa Beach and Walton County, including zoning laws, occupancy limits, parking requirements, and safety standards. Familiarize yourself with the Walton County Short-Term Vacation Rental Certificate program and its requirements.
2. Determine if your property is suitable for a short-term rental. Consider factors like location, size, amenities, and any HOA restrictions. If you don't own a property yet, research potential investment opportunities that align with your goals and budget.
3. Register your business with the Florida Department of State and obtain a federal Employer Identification Number (EIN) for tax purposes. Consult with a tax professional to understand your obligations as a short-term rental operator.
4. Apply for a Florida Department of Business and Professional Regulation (DBPR) Vacation Rental Dwelling License. This involves submitting an application, paying the associated fees, and passing a safety inspection.
5. Register with the Walton County Tax Collector to collect and remit the required 5% Tourist Development Tax on all short-term rental income.
6. Complete and submit a Walton County Short-Term Vacation Rental Certificate Application, along with all required documents such as proof of state license, parking plan, interior building sketch, and designated local contact information.
7. Prepare your property for guests by thoroughly cleaning, furnishing, and equipping it with necessary amenities. Consider hiring a professional photographer to showcase your rental in the best light.
8. Create detailed house rules, rental agreement, and welcome materials for guests. Include information about local attractions, restaurants, and emergency contacts.
9. List your property on popular short-term rental platforms like Airbnb and VRBO, making sure to include your Walton County Short-Term Vacation Rental Certificate Number in all advertisements.
10. Establish a system for managing bookings, communicating with guests, cleaning, and maintaining. Consider using vacation rental software to automate tasks and streamline operations.
11. Obtain appropriate insurance coverage for your short-term rental business, including liability and property damage protection. Consult with an insurance agent experienced in vacation rentals.
12. Launch your rental and start welcoming guests! Provide excellent customer service, actively seek reviews, and continually monitor and adjust your pricing and marketing strategies to optimize performance.
13. Stay up to date on any changes to local short-term rental regulations and renew all required licenses and permits on time. Regularly assess your business plan and make adjustments as needed.

By following these steps and staying informed about the specific requirements in Santa Rosa Beach and Walton County, you can launch a successful and compliant short-term rental business in this popular Florida Panhandle destination. Investing time in proper planning and setup will help you avoid costly mistakes and build a sustainable vacation rental operation.

Who to Contact in Santa Rosa Beach about Short-Term Rental Regulations and Zoning?

If you have questions or need assistance with short-term rental regulations and zoning in Santa Rosa Beach, there are several key contacts and resources available:

1. Walton County Planning and Development Services

Handles zoning questions and compliance for unincorporated areas like Santa Rosa Beach and issues Walton County Short-Term Vacation Rental Certificates

Phone: (850) 267-1955
Email: stvr@co.walton.fl.us
Address: 842 State Highway 20 E, Suite 110, Freeport, FL 32439

2. Walton County Code Compliance

Investigates complaints about short-term rentals not following county regulations

Submit a complaint online: https://www.co.walton.fl.us/FormCenter/Code-Compliance-27/ShortTerm-Vacation-Rental-Complaint-Form-210

Phone: (850) 622-0000
Email: code@co.walton.fl.us

3. Florida Department of Business and Professional Regulation (DBPR)

Handles applications for state Vacation Rental Dwelling License

Phone: (850) 487-1395
Email: dhr.info@myfloridalicense.com

4. Walton County Tourist Development Council

Provides resources and data on short-term rentals in the 30A area

Phone: (850) 267-1216
Email: info@visitsouthwalton.com

5. Walton County Clerk of Court & County Comptroller

Handles registration for Tourist Development Tax collection

Phone: (850) 892-8121
Email: touristtax@co.walton.fl.us

You can get the most relevant information and guidance for operating a short-term rental in Santa Rosa Beach by contacting the appropriate office based on your specific needs and questions. It's important to work closely with these local authorities to ensure full compliance with all applicable community, county, and state regulations.

What Do Airbnb Hosts in Santa Rosa Beach on Reddit and Bigger Pockets Think about Local Regulations?

Based on discussions from Airbnb hosts on Reddit and BiggerPockets forums, it seems that Santa Rosa Beach and Walton County have relatively strict regulations when it comes to short-term rentals compared to some other parts of Florida. Here are a few key takeaways:

Active Enforcement: Several hosts mention that Walton County is known for actively monitoring and enforcing their short-term rental regulations. The county has an online portal where residents can easily report suspected violations, from noise complaints to unlicensed rentals. Fines for noncompliance can reach $500 per day.

Permitting Process: Hosts discuss the extensive permitting requirements in Walton County, which include obtaining a Florida Department of Business and Professional Regulation (DBPR) vacation rental license, registering with the tax collector, and securing a Walton County Short-Term Vacation Rental Certificate. The county application involves submitting detailed site plans, building sketches, parking arrangements, and local contact information.

Strict Occupancy and Parking Rules: Hosts note that Walton County has specific occupancy limits for short-term rentals (maximum of two people per bedroom plus two additional guests) and requires a minimum number of off-street parking spaces. These rules are strictly enforced and can limit the revenue potential for some properties.

Saturation Concerns: Some hosts express worries about the growing number of short-term rentals in the Santa Rosa Beach area and the potential for oversaturation. They mention the county's freeze on new rental permits in some areas as an attempt to control the proliferation of vacation rentals.

Neighbor Complaints: Hosts discuss the challenge of operating in residential areas where full-time residents are increasingly vocal about the negative impacts of short-term rentals. Noise, parking, and trash issues are common points of contention that can lead to stricter rules.

Comparison to Other Markets: While acknowledging the strict regulations, some hosts on BiggerPockets argue that the high demand and premium rates in Santa Rosa Beach still make it a profitable market. However, they often recommend looking at nearby towns like Panama City Beach or Destin that have more relaxed rules as alternative investment options.

Overall, the sentiment among Airbnb hosts on these forums is that while Santa Rosa Beach and Walton County have a strong short-term rental market, the regulatory environment is relatively strict compared to other Florida destinations. Hosts emphasize the importance of thoroughly researching and complying with all local rules to avoid fines and maintain good standing. Some suggest considering adjacent markets with lighter restrictions for those looking to maximize revenue and flexibility.