I. Overview: Are Short-Term Rentals Allowed in Palm Coast, FL?

Yes, short-term rentals (STRs) are explicitly allowed in Palm Coast, FL. Ordinance 2025-01 (adopted January 7, 2025, effective March 3, 2025) permits STRs in all residential zoning districts, provided they comply with city requirements. The ordinance explicitly states Florida Statute §509.032(7) prevents local governments from prohibiting vacation rentals or regulating their duration/frequency, but allows cities to impose safety and operational standards. Palm Coast's new regulations focus on licensing, safety, occupancy limits, parking, trash, and neighborhood compatibility.

II. How to Start a Short-Term Rental Business in Palm Coast

1. Verify Zoning Compliance: Ensure the property is in a permitted residential zoning district. Most residential areas allow STRs.
2. Apply for City Registration: Submit a complete registration application to the City of Palm Coast by the effective date (March 3, 2025) to operate legally.
3. Obtain State/County Licenses:
   • Florida Business Tax Receipt (from Flagler County Tax Collector)
   • DBPR Transient Public Lodging Establishment License
   • Florida Department of Revenue Tourist Development Tax Certificate
4. Designate a Responsible Party: Appoint an individual (owner or agent) available 24/7 and able to respond to issues within 2 hours.
5. Ensure Life Safety Compliance: Install smoke/CO alarms, fire extinguishers, emergency lighting, and comply with pool safety codes.
6. Establish Advertising & Operations: Reflect the property’s maximum occupancy in listings. Adhere to noise, parking, trash, and background check rules.
7. Annual Renewal: Register annually and maintain a clean violation record to renew.

III. Required Documents, Permits, Licenses & Guidelines

City of Palm Coast Registration (Mandatory):

• Application: Short-Term Vacation Rental registration form (available via City).
• Lease/Rental Agreement Sample: Must include disclosures per Section 17-68(A)(2):
  • Guest names/ages; vehicle tag numbers & parking limit; maximum occupancy.
  • RV/boat/trailer parking prohibition.
  • 24/7 contact details for owner, manager, and secondary contact.
  • Guest acknowledgment of City inspection rights.
  • Agreement to comply with noise ordinances.
• Responsible Party Designation: Form naming the 24/7 point of contact.
• Business Tax Receipt: From Flagler County Tax Collector.
• DBPR License: Florida Department of Business & Professional Regulation license as a transient public lodging establishment.
• Tourist Tax Certificate: Florida Department of Revenue registration.
• Affidavit: Certifying compliance with STR regulations, safety standards, and background check procedures.
• Application Fee: $450 (set by City Council resolution).
• Background Check: Evidence that guests are not registered sex offenders (platform checks like Airbnb suffice).

State of Florida (Mandatory):

• Florida Statute Chapter 509: Governs public lodging establishments (apply via DBPR).
• Rule Chapter 61C & 69A, Florida Administrative Code: Health & safety standards.
• Tourist Development Tax: Register with the Florida Department of Revenue.

Flagler County (Mandatory):

• Business Tax Receipt: Apply through the Flagler County Tax Collector’s Office.

IV. Specific Regulations for Palm Coast, Flagler County & Florida

City of Palm Coast (Ordinance 2025-01):

• Maximum Occupancy: 10 guests per unit, max 2 per sleeping room (children ≤3 years excluded).
• Parking: All vehicles must park on the driveway. No street, swale, or right-of-way parking. RVs/boats/trailers prohibited in front yards except for temporary loading/unloading/cleaning.
• Trash: Covered containers; 1 per 4 guests; curbside pickup timing enforced (6 PM day before to 6 AM day after).
• Life Safety:
  • Smoke & CO alarms per Florida Building Code.
  • Multi-purpose fire extinguisher (2A:10B:C) on each floor.
  • Battery-powered emergency lighting (90-minute capacity).
  • Pool safety per Florida Building Code.
• Postings: Required inside unit near main entrance/fridge:
  • Owner/manager contact; max occupancy; vehicle limits.
  • Evacuation map; nearest hospital; noise rules (10 PM - 7 AM quiet hours).
  • Trash/recycling pickup days; canal regulations; leash laws.
• Advertising: Must include residential location and accurate occupancy.
• Background Checks: Required for all guests; cannot be registered sex offenders.
• Responsive Management: Responsible party must respond within 2 hours to issues.
• Enforcement: Violations enforced under Florida Statute Chapter 162 (Code Enforcement Board). Fines/penalties apply.

Florida State Laws:

• Chapter 509, F.S.: Requires DBPR licensing for transient public lodging establishments.
• §509.032(7), F.S.: Prevents local bans or limits on rental duration/frequency (but allows safety/operational rules).

V. Contact Information

• City of Palm Coast:
  • Website: www.palmcoastgov.com (Search "Short-Term Rentals")
  • Phone: (386) 986-2480 (Code Enforcement Division)
  • Address: 160 Cypress Point Parkway, Suite B-202, Palm Coast, FL 32164
• Flagler County Tax Collector:
  • Phone: (386) 313-4160
  • Website: flaglertax.com
• Florida Department of Business & Professional Regulation (DBPR):
  • Phone: (850) 487-1395
  • Website: www.myfloridalicense.com
• Florida Department of Revenue:
  • Phone: (877) 357-3725
  • Website: floridarevenue.com (Search "Tourist Tax")

VI. Links to Source Pages

1. Palm Coast Ordinance 2025-01: STR Ordinance PDF
2. News Coverage:
   • MyNews13 - 10-Guest Limit
   • Daytona Beach News-Journal - STR Rules Overview

VII. Key Takeaways for Investors

• Profitability: $450 annual fee + operational limits (10-guest max) may affect income, but the market remains open.
• Compliance Costs: State licenses, tourist tax registration, and safety equipment investments required.
• Risk Management: Assigning a dedicated, responsive property manager is critical to avoid fines.
• Location Matters: Properties in HOA-governed multi-family complexes may be exempt from City rules but still subject to HOA bylaws.
• Enforcement: First-time violations get warnings; repeat offenders face fines via the Code Enforcement Board.