Second Homes & Vacation Rentals

Many of our buyers want a place they can enjoy themselves and rent out when they are not there. That can work well on the Emerald Coast — as long as you check the rules and the numbers before you buy.

Check the rental rules first

Whether you can rent short-term depends on several layers of rules: the county or city, and the HOA or condo association. Some communities allow nightly or weekly rentals; others require minimum stays of 30 days or longer, limit the number of rentals per year, or do not allow them at all. We check the governing documents with you before you commit.

Licensing, registration, and taxes

Florida requires a vacation rental license from the Department of Business and Professional Regulation (DBPR) and registration with the Florida Department of Revenue for sales tax. Counties also collect a tourist development (bed) tax. Walton County, which includes 30A, requires every short-term vacation rental to register with the county each year, name a local contact who can respond around the clock, and follow occupancy and parking limits. Other counties and cities have their own rules.

Run realistic numbers

Rental income varies with location, size, amenities, and season. When you compare properties, include property management fees, cleaning, insurance, HOA dues, taxes, maintenance, furnishings, and slower months. Local rental management companies can give you an income estimate for a specific property.

Financing and insurance

Lenders treat second homes and investment properties differently from a primary residence, and some condo buildings have limits on loans for rentals. Insurance for a rented property also differs from a standard homeowners policy. See Mortgage Pre-Approval and Insurance & Flood Zones.

Tell us how you want to use the property and we will point you to communities that fit. Call 850.225.9785 or email christine@docksiderealtyinc.com.

This page is general information to help you plan. It is not legal, tax, insurance, or lending advice, and rules can change. Please confirm details with the appropriate professional before you make decisions.