As the vacation rental market continues to boom in the Sunshine State, effective property management in Florida is essential for staying compliant and profitable. With tourism driving demand from the beaches of Fort Lauderdale to inland retreats, understanding short-term rental laws is crucial—especially in 2025, where local regulations remain prominent after the veto of statewide reforms. At Grimaldi Vacation Rentals, built on over 60 years of combined experience, we specialize in transforming your vacation home into a high-performance, fully managed property—hassle-free. Our hands-on, data-driven team ensures better guest experiences and stronger returns for owners across Florida and into North Georgia. This guide breaks down the key laws and strategies for navigating property management in Florida in 2025.

Defining Short-Term Rentals in Florida

In Florida, a short-term rental—often called a vacation rental—is defined as any property rented more than three times per year for periods of less than 30 days or one calendar month, or advertised as regularly available to guests. This includes condos, single-family homes, townhouses, and multi-unit dwellings. Hosted rentals, where the owner shares the space and stays on-site, are exempt from some regulations, but unhosted entire-unit rentals fall under stricter oversight.

State law governs these properties through the Department of Business and Professional Regulation (DBPR). Importantly, after the veto of a bill in 2024 that aimed to centralize regulations and preempt local rules, control largely remains with cities and counties—subject to state limits. This means property management in Florida must account for both statewide mandates and local variations to avoid fines or suspensions.

Licensing and Registration Requirements

All short-term rental operators must obtain a license from the DBPR’s Division of Hotels and Restaurants if renting an entire unit more than three times annually for short stays. Licenses are categorized as:

• Single License: For one unit or home.
• Group License: For multiple units in one building.
• Collective License: For up to 75 units across properties.

Applications are submitted online, with fees starting at $50 for applications plus additional costs based on unit count. Renewals are annual, and properties must meet safety standards like smoke detectors, fire extinguishers, and egress plans.

Local governments may require additional registrations or permits. For example, in Pinellas County, a new ordinance adopted in March 2025 mandates a Certificate of Use, with applications starting March 31 and deadlines through July 31 based on location. In Fort Lauderdale, short-term rentals need a business tax receipt and must comply with zoning that allows them in tourist districts but restricts in residential areas. Professional property management in Florida can handle these filings, ensuring your rental stays operational without interruptions.

Tax Obligations for Short-Term Rentals

Taxes are a critical aspect of property management in Florida. Short-term rentals are subject to a 6% state sales tax on accommodations, plus discretionary county surtaxes and local transient rental taxes ranging from 2-6%. Hosts must register with the Florida Department of Revenue to collect and remit these taxes—failure can result in penalties.

Platforms like Airbnb and VRBO often collect state taxes automatically, but local taxes may fall to the owner. In tourist-heavy areas like Broward County (home to Fort Lauderdale), additional tourist development taxes apply. Track all income and expenses meticulously, as deductions for maintenance and management fees can offset liabilities. Data-driven tools and expert managers, like those at Grimaldi Vacation Rentals, streamline tax compliance and reporting for hassle-free operations.

Local Regulations and Restrictions

While state law prohibits local governments from banning short-term rentals outright or regulating their duration/frequency (unless ordinances predate June 1, 2011), cities can enforce rules on occupancy, noise, parking, and trash. This creates a patchwork of requirements:

• Miami Beach: Bans short-term rentals in most residential zones; allowed only in designated areas with fines up to $1,000 per day for violations.
• Orlando: Permits “home shares” in residential districts but requires hosts to be present; whole-home rentals are zoned to commercial areas.
• Fort Lauderdale: Requires registration, occupancy limits (e.g., 10 people max in some cases), and compliance with noise ordinances.
• Pinellas County: New 2025 rules include occupancy caps at 10 (including children) and mandatory registrations to address community impacts.

Zoning is key—many areas restrict rentals to tourist or commercial districts. In 2025, expect more local bills, with predictions of numerous statewide proposals on short-term rentals. For out-of-state owners, partnering with local experts is vital to navigate these nuances.

Compliance Tips and Best Practices

To thrive in property management in Florida, prioritize:

• Safety and Inspections: Ensure pools have barriers, install CO detectors, and conduct regular checks—Florida’s humid climate demands proactive maintenance.
• Insurance: Standard homeowner policies often exclude short-term rentals; opt for specialized coverage against guest injuries or property damage.
• Guest Screening and Agreements: Use clear contracts outlining rules to minimize disputes.
• Technology Integration: Apps for automated bookings and compliance tracking can simplify operations.

Violations can lead to license suspensions (up to 30 days for repeated issues) or fines. In 2025, with trends like ecotourism and remote work boosting demand, compliant properties see higher occupancy and reviews.

The Role of Professional Property Management

Navigating these laws solo can be daunting, especially with Florida’s evolving landscape. Professional property management in Florida handles licensing, taxes, maintenance, and guest relations, maximizing ROI while ensuring compliance. At Grimaldi Vacation Rentals, our team uses data-driven insights to optimize listings, achieve 80%+ occupancy, and deliver exceptional experiences—whether in Fort Lauderdale or North Georgia lakesides.

In summary, mastering short-term rental laws in 2025 is key to successful property management in Florida. From state licensing to local ordinances, staying informed protects your investment. Ready to simplify the process? Contact Grimaldi Vacation Rentals today for premium, fully managed services that turn regulations into revenue opportunities. Let’s make your vacation home a seamless success!