Overview: Are Short-Term Rentals Allowed in Naples, FL?

Yes, short-term rentals are explicitly allowed in Naples, FL. This represents a significant legislative shift from previous restrictions. The City of Naples previously maintained stringent prohibitions on short-term rentals but has recently lifted these restrictions, aligning with other Florida cities that have embraced the economic potential of the short-term rental market.

Important Jurisdictional Note: Properties located within the City of Naples are specifically exempt from Collier County's Short-Term Vacation Rental registration requirements under Ordinance 2021-45. However, you must still comply with all applicable state regulations and city-level requirements.

How to Start a Short-Term Rental Business in Naples, FL

Step-by-Step Process

1. Verify Property Location and Zoning

   • Confirm your property is within Naples city limits (not unincorporated Collier County)
   • Review zoning regulations to ensure short-term rentals are permitted in your area
   • Verify the property meets all safety and building code requirements

2. Obtain Required State Registration

   • Apply for Florida Department of Business and Professional Regulation (DBPR) license
   • If operating a collective or group license, prepare a list of all properties
   • Complete the registration before commencing any short-term rental operations

3. Acquire Local Business Authorization

   • Obtain a Business Tax Receipt (BTR) from Naples
   • Secure a Certificate of Use (COU) following inspection
   • Ensure compliance with local tax obligations

4. Establish Tax Compliance

   • Set up Tourist Development Tax account with Collier County Tax Collector
   • Register for state sales tax collection and remittance
   • Implement systems for proper tax collection from guests

5. Designate Responsible Party

   • Appoint a designated responsible party available 24/7
   • Provide contact information for emergency response and violation resolution
   • Ensure party can respond onsite within one day of notification

Required Documents, Permits, Licenses, and Guidelines

State-Level Requirements

• Florida DBPR License: Mandatory registration with Florida Department of Business and Professional Regulation
• State Sales Tax Registration: Required for collecting and remitting Florida state sales tax

Local Requirements (Naples)

• Business Tax Receipt (BTR): Annual tax document for business operations
• Certificate of Use (COU): Property suitability certification following inspection
• Local Tax Registration: Tourist Development Tax (TDT) account with Collier County Tax Collector

Safety and Compliance Documentation

• Property Insurance: Liability coverage for guest injuries and property damage
• Building Code Compliance: Structural, plumbing, and electrical system compliance
• Fire Safety Equipment: Functional smoke detectors and fire extinguishers
• Occupancy Limits Documentation: Maximum guest capacity based on property size and bedroom count

Operational Requirements

• Guest Information Package: Collier County ordinances, noise rules, parking guidelines, and garbage disposal procedures
• Advertising Compliance: Include registration numbers in all advertisements
• Designated Responsible Party Form: 24/7 contact availability documentation

Specific Regulations for Short-Term Rentals

City of Naples Regulations

• Zoning Compliance: Short-term rentals permitted in commercial and mixed-use zones; restrictions apply in purely residential areas
• Business Tax Receipt: Annual registration required with fees based on property size and location
• Certificate of Use: Inspection required to verify safety and code compliance
• Maximum Occupancy Limits: Enforced based on property specifications and bedroom count

Safety and Health Standards

• Fire Safety: Functional smoke detectors and accessible fire extinguishers required
• Building Code Compliance: Structural integrity, plumbing, and electrical systems must meet standards
• Property Maintenance: Properties must comply with local property maintenance codes

Noise and Nuisance Ordinances

• Quiet Hours: Enforced typically between 10 PM and 7 AM
• Nuisance Response: Property owners must promptly address complaints
• Enforcement: Repeated violations can result in fines or permit revocation

Collier County Regulations (State-Level Context)

While Naples properties are exempt from county registration, the following state requirements apply:

• DBPR Registration: Florida Statute Chapter 509 compliance for vacation rentals
• Tourist Development Tax: County-level tax collection and remittance
• State Sales Tax: Florida sales tax obligations

Exemptions

• Duration Exemptions: Properties rented for 30 days or more, or to the same renters for three months
• Statutory Exemptions: Properties exempt under F.S. Chapter 212
• DBPR Exemption: Owners not required to register with Florida Department of Business and Professional Regulation

Contact Information for Local Authority

Collier County Government

• Phone: (239) 252-8999
• Address: Center, 3299 Tamiami Trail East, Naples, FL 34112
• Hours: Monday-Friday, 8:00 AM - 5:00 PM
• General Information: (239) 252-4311

Short-Term Vacation Rental Program

• Email: STVR@collier.gov
• Phone: (239) 252-2400
• Online Portal: GMD Public Portal (cvportal.colliercountyfl.gov/cityviewweb)

Tax Collector

• Website: Collier County Tax Collector
• Tourist Development Tax: Contact for TDT account setup and remittance

State-Level Resources

• Florida DBPR: www.myfloridalicense.com
• License Verification: DBPR online applications and verification portal

Additional Resources

• Collier County Property Appraiser: For property location verification and Trim Notices
• City of Naples: Official city website for local permits and zoning information

Compliance and Enforcement

Registration and Permit Compliance

• DBPR License: Must be obtained before commencing operations
• Business Tax Receipt: Annual renewal required
• Certificate of Use: Periodic inspections to maintain compliance
• Registration Numbers: Required in all advertising across all platforms

Tax Compliance

• Tourist Development Tax: Monthly remittance required
• State Sales Tax: Regular collection and remittance
• Record Keeping: Maintain detailed records of all transactions and tax payments

Safety and Code Compliance

• Regular Inspections: Periodic verification of safety and building code compliance
• Complaint Response: Immediate attention to any safety or nuisance complaints
• Documentation: Maintain current insurance and compliance documentation

Violation Penalties

• Registration Violations: Up to $500 per violation per day for ongoing violations
• Code Violations: Subject to Collier County Consolidated Code Enforcement Ordinance
• Permit Suspension: Can result from repeated or serious violations

Financial Obligations

Required Taxes and Fees

• Tourist Development Tax: Applied to short-term rental revenue
• State Sales Tax: Applied to rental income
• Business Tax Receipt: Annual fee based on property characteristics
• Certificate of Use: Inspection and processing fees
• DBPR License: State registration fees

Insurance Requirements

• Property Insurance: Coverage for property damage
• Liability Insurance: Protection against guest injury claims
• Recommended: Adequate coverage for short-term rental operations

Important Considerations for Investors

Market Opportunities

• Legislative Change: Recent legalization creates new investment opportunities
• Tourism Market: Naples attracts high-value tourists seeking upscale accommodations
• Property Values: STR potential may influence property acquisition decisions

Due Diligence Requirements

• Zoning Verification: Confirm property is in appropriate zone for STR operations
• Insurance Costs: Factor STR-specific insurance requirements into financial projections
• Compliance Costs: Budget for registration, permits, and ongoing compliance requirements

Operational Considerations

• Designated Responsible Party: Must be available 24/7 and able to respond onsite
• Guest Communication: Implement systems to inform guests of local ordinances and rules
• Maintenance Standards: Properties must meet higher maintenance standards for guest satisfaction

Source References

• Short-Term Vacation Rental Registration | Collier County, FL
• Collier County Knowledge Base: Short Term Vacation Rental Registration
• Short-Term Rentals in Naples, Florida: Latest 2024 Legislation
• Short-term Rental Regulation in Naples, FL
• Collier County Property Appraiser
• Florida Department of Business and Professional Regulation
• Collier County Tax Collector

Disclaimer: This guide is for informational purposes only. Investors should consult with qualified legal and tax professionals to ensure compliance with all applicable regulations. Local regulations and requirements may change, and it's essential to verify current requirements with local authorities before commencing operations.