Thinking about turning a Santa Rosa Beach home into a vacation rental? You are not alone. With clear planning and the right team, a short-term rental can deliver both lifestyle and income. In this guide, you will learn the key rules, taxes, HOA considerations, seasonality, management options, and due diligence steps for Walton County. Let’s dive in.
How short-term rentals work here
Santa Rosa Beach sits in unincorporated Walton County. That means county rules apply to land use, code enforcement, and many practical items like parking and noise. State rules also apply for sales tax and public lodging requirements.
State taxes and lodging rules
Florida treats transient stays as taxable. You must collect and remit state sales tax on qualifying short-term bookings. Review the Florida Department of Revenue guidance on transient rentals to understand what is taxable, how to register, and how often to file. You can start your account through the state portal when you are ready to register for Florida sales tax and review Florida Department of Revenue guidance on transient rentals.
Florida also regulates public lodging. Rental units can fall under statutes that set health and safety requirements. Read the framework in Florida Statutes Chapter 509 and confirm applicability for your property and rental plan.
County taxes and local rules
Walton County charges a local tourist development tax on transient rental income. You must remit this tax in addition to state sales tax. The county may also require a business tax receipt or property registration. Check current requirements on the Walton County Government website.
County code covers noise, trash pickup, parking, beach access, and occupancy limits. Review the Walton County Code of Ordinances and ask about any pending changes that could affect rental length, registration, or licensing.
Quick setup checklist
- Confirm the property’s ability to operate as a short-term rental under county rules.
- Verify HOA or condo restrictions before you buy or advertise.
- Register with the Florida Department of Revenue for sales tax and set up filing reminders.
- Set up county tourist development tax remittance and confirm any business tax receipt.
- Post house rules for guests that address parking, trash days, quiet hours, and beach access.
- Provide a 24/7 local contact if required and keep emergency information visible in the home.
What your HOA or condo can require
Associations in Santa Rosa Beach often set rules that are stricter than county rules. These private documents control rental terms and can determine your revenue potential.
Documents to review closely
- Minimum rental term and seasonal minimums.
- Caps on the number of rentals per year or on the percentage of rentable units.
- Guest registration, parking rules, and vehicle limits.
- Occupancy rules, quiet hours, and use of pools or common areas by guests.
- Insurance requirements and any indemnity language for owners who rent.
- Advertising rules, including platform restrictions and approval processes.
- Fines, enforcement procedures, and required local contact information.
Ask for the full CC&Rs, any rental policies, recent meeting minutes, and an estoppel letter. Also ask if new limits are being considered. A recent amendment that restricts rentals can materially change your plan.
Seasonality and demand on 30A
Santa Rosa Beach follows a classic Gulf Coast pattern. The primary high season runs from late May through early September, when weekly bookings and rates peak. Spring break weeks in March and April, plus major holiday weekends, bring secondary spikes. Shoulder seasons in April to May and September to October can stay healthy, especially for long weekends. Winter from November through February typically sees lower demand, with some longer stays by snowbirds and scattered weekend trips. For a feel of the travel rhythm, explore visitor trends from Visit South Walton.
Booking patterns and minimums
During peak summer, many properties book Saturday to Saturday. In shoulder seasons, 2 to 3 night minimums are common. Your HOA or manager may set different minimums by season, so factor that into your pricing and calendar strategy.
Pricing and revenue modeling
Model revenue by season rather than using a single annual average. A simple approach:
- Set higher nightly rates and strong occupancy for high season weeks.
- Use moderate rates and weekend-focused occupancy for spring and fall.
- Reduce rates and plan for variable winter occupancy.
- Deduct platform fees, management fees, cleaning, and taxes to estimate net income.
Local comps matter. Compare similar properties by size, proximity to beach access, parking, and amenities like pools or hot tubs. Ask local managers for seasonal booking calendars and sample owner statements for properties similar to yours.
Management options and typical fees
You can self-manage, co-manage, or hire a full-service firm. In the 30A market, full-service vacation rental managers typically handle marketing, guest communication, housekeeping, maintenance coordination, check-in, and tax remittance. Reported commission ranges often fall around 18 to 30 percent of rental revenue, with variations based on included services.
Clarify these items before you sign:
- What the commission applies to and any booking or credit card processing fees.
- Cleaning, linen, restock, maintenance, and after-hours call fees.
- Onboarding, professional photos, and listing creation costs.
- Owner stay rules, blackout dates, and whether any fees or taxes apply to owner nights.
- Term length, termination notice, payout schedule, and reporting format.
- Who handles HOA compliance, guest complaints, and any fines.
Ask for comparable performance reports, a full fee schedule, a sample monthly owner statement, and an onboarding checklist.
Insurance, safety, and risk
Standard homeowner policies often exclude frequent short-term rental activity. You will want a policy or endorsement designed for short-term rentals, plus coastal coverages that fit the location.
Key items to discuss with your insurance professional:
- A short-term rental or commercial policy that covers guest stays and liability.
- Windstorm and flood coverage appropriate for your flood zone and elevation.
- Loss of rental income for hurricane closures or damage, subject to policy terms.
- Any association requirements for additional insured endorsements.
Safety basics to put in place:
- Working smoke and carbon monoxide detectors and a posted emergency plan.
- Pool gates or safety features if applicable.
- Clear rules for grills, balconies, and beach gear.
- A visible 24/7 local contact number for urgent issues.
Due diligence for buyers
Before you close on a rental-focused property, work through this list:
- Confirm county rules, required registrations, and tax filings for state sales tax and county tourist development tax.
- Get and read the HOA or condo documents, plus any rental-policy resolutions and recent minutes.
- Request historical rental income, occupancy calendars, and guest complaint history when available.
- Verify parking capacity and proximity to public or private beach access points.
- Obtain insurance quotes for short-term rental usage, including wind, flood, liability, and loss of income.
- Understand utilities, bulk billing, and any shared-meter issues in condos.
- Ask a local real estate attorney to review HOA restrictions and provide any needed estoppel letters.
Ready to explore properties with a plan?
If you want a home that fits your lifestyle and your rental goals, you need local insight at the neighborhood level and a clear view of the numbers. Our team pairs 30A expertise with practical rental guidance so you can move with confidence. Start a conversation with 850 Properties and we will help you find the right property and strategy.
FAQs
What licenses and registrations do I need for a Santa Rosa Beach short-term rental?
- Register with the Florida Department of Revenue for sales tax, remit Walton County’s tourist development tax, and confirm any county business tax receipt or property registration requirements.
How are taxes handled on short-term rentals in Walton County?
- You typically collect and remit Florida sales tax on eligible stays and pay the county’s tourist development tax on rental income; confirm procedures with the state and county.
Can an HOA or condo restrict short-term rentals in Santa Rosa Beach?
- Yes, associations can set stricter rules than the county, including minimum stays, caps, guest registration, parking rules, and advertising limits as outlined in their governing documents.
When is peak rental season in Santa Rosa Beach?
- High season runs from late May through early September, with secondary peaks during spring break weeks and major holiday weekends, and lighter demand in winter.
What do property managers typically charge on 30A?
- Full-service managers commonly charge in the 18 to 30 percent range of rental revenue, with variations for included services, fees, and marketing.
What insurance do I need for a coastal short-term rental?
- Seek a short-term rental policy or endorsement, plus windstorm and flood coverage and consider loss-of-income protection; confirm any association insurance requirements.
