Overview: Are short‑term rentals allowed in Niceville, FL?

Yes. Short‑term rentals are allowed in the City of Niceville, but only in the R‑3 Multiple Family Residential zoning district. This includes uses such as guest homes, short‑term rentals, vacation homes, and tourist homes. Operators must obtain a City Business Tax Receipt, register and license with the State of Florida as a lodging establishment, and comply with county/state tax obligations.

How to start a short‑term rental business in Niceville

1. Confirm zoning eligibility

• Verify the subject property is zoned R‑3 (Multiple Family Residential). If not, understand the rezoning process (PUD/C‑PUD) and compatibility with the Comprehensive Plan.
• If the property is on Okaloosa Island, check whether any protective covenants/restrictions apply (contact Growth Management).

2. Obtain state lodging license and registration

• Florida classifies any rental of six months or less as a short‑term rental (STR). “Vacation rental” is a type of STR defined in state law.
• Apply for the required vacation rental lodging license and registration with the Florida Department of Business and Professional Regulation (DBPR), Division of Hotels and Restaurants.

3. Obtain City of Niceville Business Tax Receipt

• Guest homes/short‑term rentals/tourist homes require a City Business Tax Receipt (BTR) in addition to state licensing.

4. Register for county and state taxes

• Okaloosa County Tourist Development Tax (TDT): Register and remit for rentals of six months or less.
• Florida State Sales Tax: Register and collect on lodging transactions as required.

5. Post and comply with on‑site and regulatory requirements

• Post required information onsite as specified by county/state rules.
• Understand occupancy limits, parking, solid waste, and any inspection requirements that may apply.

6. Respect neighbors and manage operations

• Maintain property conditions, parking, noise, and trash management.
• Keep accurate records and remittances; respond promptly to complaints and inspections.

Required documents, permits, licenses, and guidelines

• State of Florida lodging license and registration (DBPR) for vacation rentals
• City of Niceville Business Tax Receipt for guest homes/short‑term rentals/tourist homes
• Okaloosa County Tourist Development Tax registration and remittance
• Florida State Sales Tax registration and remittance
• Onsite posting of required information as mandated by county/state regulations (details to be confirmed with county/state authorities)

Zoning requirements in Niceville (LDC Article 7)

• Guest homes, short‑term rentals, vacation homes, and tourist homes are permitted uses only in the R‑3 Multiple Family Residential zoning district.
• Process: Property must meet the dimensional standards for R‑3. Development must be consistent with the Comprehensive Plan and receive a development order and building permits as applicable.

Specific regulations: City, County, and State

City of Niceville (from LDC Article 7)

• Zoning eligibility: STR uses allowed only in R‑3.
• Zoning schedule: “Boarding and Lodging Houses, Guest Homes, Short-Term Rentals, Vacation Homes, Tourist Homes” are listed as permitted in R‑3.
• General land use and dimensional standards: R‑3 zoning allows multi‑family dwellings with a maximum density of 15 dwelling units per acre, maximum building height of 35 feet, and specific setbacks, lot coverage, and yard requirements (Table 7‑2). All development must comply with the Comprehensive Plan and obtain development orders/permits before construction or occupancy.
• Development process: Land Use Certificate (zoning permit) required before building permit issuance.

Okaloosa County (STR information)

• State definitions apply: Overnight rentals under six months are STRs; “vacation rental” is defined by Florida Statutes.
• County regulatory authority:
  • May limit occupancy per unit.
  • May require registration of vacation rentals.
  • May require specific onsite posting of information.
  • May impose inspection requirements.
  • May regulate parking, solid waste, evacuations, and similar operational aspects.
• Okaloosa Island covenants: Protective covenants and restrictions apply to Okaloosa Island (Zone B‑1). Operators should confirm whether their property is subject to these covenants and any restrictions on STR operations.
• Taxes:
  • Tourist Development Tax (TDT) applies to all rentals of six months or less. Register and remit with the Okaloosa County Clerk of Courts & Comptroller.
  • State sales tax applies to lodging. Register and remit with the Florida Department of Revenue (DOR).

State of Florida

• Definition: Any rental for six months or less is a short‑term rental; “vacation rental” is defined in state law and includes various dwelling types when operated as transient public lodging establishments.

Complaints and enforcement

• Law enforcement (non‑emergency): Okaloosa County Sheriff’s Office.
• Lodging complaints: Florida DBPR; formal complaint processes and forms are available through DBPR.
• Platform reporting: Dedicated lines are available via Airbnb and Expedia/VBRO for neighborhood issues.

Contact information

• City of Niceville, Growth Management

  • Phone: 850‑651‑7180
  • Website: myokaloosa.com/gm/home

• Okaloosa County Clerk of Courts & Comptroller (Tourist Development Tax)

  • Email: TouristTax@OkaloosaClerk.com
  • Phone: 850‑651‑7200 x3492
  • Online registration/remittance portal: okaloosatouristtax.munirevs.com
  • TDT information: okaloosaclerk.com/board-services/tourist-development-tax/

• Florida Department of Business and Professional Regulation (DBPR), Division of Hotels and Restaurants

  • Phone: 850‑487‑1395
  • Licensing and complaint resources: myfloridalicense.com (see DBPR Hotels & Restaurants)

• Okaloosa County Sheriff’s Office (non‑emergency)

  • Phone: 850‑651‑7400
  • Emergency: 911

Source links

• City of Niceville Land Development Code (Article 7): cityofniceville.org/DocumentCenter/View/2561/Article-7---Land-Use-LDCpdf
• Okaloosa County Short‑Term Rental Information (official county page): myokaloosa.com/short-term-rental
• Florida Statutes §509.242 (Vacation rentals definition): www.flsenate.gov/Laws/Statutes/2012/509.242
• Okaloosa County Clerk, Tourist Development Tax: okaloosaclerk.com/board-services/tourist-development-tax/
• TDT registration and remittance (Munirevs): okaloosatouristtax.munirevs.com
• DBPR Hotels & Restaurants (licensing and complaint forms/resources): www.myfloridalicense.com/DBPR/hotels-restaurants/
• Okaloosa Island Protective Covenants & Zoning Map (county resource): myokaloosa.com/sites/default/files/doc/dept/growth_mgmt/covenants.pdf
• Growth Management (county department homepage): myokaloosa.com/gm/home

Notes for investors

• Niceville’s STR allowance is limited to the R‑3 district; confirm zoning before acquisition or redevelopment.
• Plan for county and state compliance in addition to city approvals (licensing, taxes, posting, potential inspections).
• If the property is on Okaloosa Island, validate covenants/restrictions and any运营 limits that may affect STRs.