STR Rules · Florida

Short-Term Rental Laws in Florida (2025)

Florida presents a unique regulatory environment for short-term rental hosts. State law restricts what local governments can do — but that doesn't mean it's a free-for-all. Here's what you need to know about Florida's state framework and the patchwork of county rules underneath it.

Florida's State Preemption Law

Florida Statute §509.032 prevents local governments from enacting STR regulations that didn't exist before 2011. Cities and counties that had no STR ordinance in place by June 1, 2011 generally cannot adopt new ones. This is why many Florida jurisdictions — even tourist-heavy ones — lack formal permit requirements.

However, there's an important nuance: local governments can regulate the health, safety, and welfare aspects of STRs — noise ordinances, occupancy limits, parking, and business licensing requirements are typically still valid. What they cannot do is ban STRs or impose permit caps in areas where no ordinance existed before 2011.

In 2023, the Florida Legislature considered but did not pass further amendments that would have strengthened preemption. Watch for ongoing legislative activity in 2025 and 2026.

State-Level Requirements for All Florida STRs

Florida DBPR License. Any property rented for periods of less than 30 days, more than three times per year, must obtain a Vacation Rental License from the Department of Business and Professional Regulation (DBPR). This license costs $125–$300 and must be displayed in the listing. Failure to obtain it is a first-degree misdemeanor.
Florida State Sales Tax: 6%. Applies to all rentals under six months. Airbnb and Vrbo collect and remit in Florida.
County Tourist Development Tax (TDT). Each county adds its own tax on top of the state sales tax. Rates range from 2% to 6% depending on county.

Miami-Dade County

Miami-Dade enacted its STR ordinance before 2011, so it has more latitude than newer ordinances:

City of Miami: STRs are broadly permitted in most zoning districts. The city does not currently require a specific STR permit (beyond the state DBPR license), but regulations have been debated.
Miami Beach: Has aggressively enforced STR rules. Single-family and duplex STRs are prohibited in residential districts. Only condos and hotels in commercial/tourist districts are eligible for STRs. Fines of $20,000+ for violations are common.
Unincorporated Miami-Dade: More permissive; follow state DBPR requirements plus county business tax receipt.
TDT: 6% (Miami-Dade is at the state maximum).

Orange County (Orlando area)

Orange County requires a Business Tax Receipt for STR operations.
Most of the tourist corridor near Walt Disney World is in unincorporated Orange County — STRs are generally permitted in residential neighborhoods zoned for them, but homeowner associations in communities like Windsor Hills, Emerald Island, and similar gated communities may prohibit STRs through private CC&Rs.
City of Orlando: Has its own permit requirement. Contact Orlando Permitting Services for current requirements.
TDT: 6%.

Broward County (Fort Lauderdale area)

Broward County requires a Business Tax Receipt. No county-wide STR permit beyond the state DBPR license.
City of Fort Lauderdale: Has implemented STR registration requirements with $250 annual fees. Properties must pass a fire safety inspection.
Many smaller Broward cities (Hollywood, Pompano Beach, Deerfield Beach) have their own registration programs — check with each municipality.
TDT: 6%.

Manatee County (Bradenton / Anna Maria Island)

Manatee County is noteworthy because it did have STR ordinances in place before 2011 and has one of the most active regulatory environments in Florida for beach properties:

Anna Maria Island (within Manatee County) cities have taken aggressive action including inspection requirements, advertising restrictions, and occupancy limits.
STRs on Anna Maria Island require city-specific registration and regular inspections.
TDT: 5%.

Escambia County (Pensacola / Pensacola Beach)

Pensacola Beach is located on a barrier island under a lease system — most properties are on Santa Rosa Island Authority leases that have their own STR-related covenants.
State DBPR license required. No additional county permit, but noise and occupancy rules are enforced.
TDT: 5%.

Key Takeaways for Florida Hosts

A Florida DBPR Vacation Rental License is required statewide for any rental under 30 days, more than 3 times per year. Get this first.
Miami Beach is an outlier — it has effectively banned STRs in residential neighborhoods. Don't buy expecting to rent there without thorough due diligence.
State preemption protects most hosts from new permit caps, but health/safety ordinances are still enforceable.
Always check HOA/condo association documents — private restrictions apply regardless of state law.
Tourist Development Tax rates vary by county; most platforms collect and remit, but verify for your specific county.

Last reviewed June 2025. STR regulations in Florida are subject to ongoing legislative and local government changes. Verify with DBPR and your local municipality before listing.