Overview: Are Short-Term Rentals Allowed in Ponte Vedra Beach?

Yes, short-term rentals are explicitly allowed in Ponte Vedra Beach, FL, but they are subject to comprehensive registration and compliance requirements. Ponte Vedra Beach is located in St. Johns County and falls under the county's jurisdiction for short-term rental regulations. As of 2021, St. Johns County established a detailed Short-Term Vacation Rental Ordinance that applies to properties in unincorporated areas east of the Intracoastal Waterway, which encompasses most of Ponte Vedra Beach.

The county's approach balances property rights with neighborhood compatibility, encouraging safe and well-managed short-term rentals that fit within the existing residential character while providing positive tourism impacts and protecting property values.

How to Start a Short-Term Rental Business in Ponte Vedra Beach

Launching a compliant short-term rental operation in Ponte Vedra Beach requires following a structured process that addresses both county and state requirements:

Step 1: Property Eligibility Verification

Before proceeding with registration, verify your property is not exempt from county regulations. Properties west of the Intracoastal Waterway, certain owner-occupied units with homestead exemptions, and multifamily properties governed by HOAs may be exempt.

Step 2: County Registration Process

Register each rental unit separately through St. Johns County's online portal. The registration must be renewed every 12 months and includes comprehensive documentation requirements.

Step 3: State Licensing Acquisition

Obtain the required Florida Department of Business and Professional Regulation license as a Transient Public Lodging Establishment, which is mandatory for all vacation rentals in Florida.

Step 4: Tax Compliance Setup

Secure both state and local tax certificates and establish systems for collecting and remitting lodging taxes. Note that while major platforms like Airbnb and VRBO collect state taxes automatically, they do not collect St. Johns County lodging taxes.

Step 5: Operational Compliance Systems

Implement systems for managing occupancy limits (maximum 10 guests per unit), parking requirements, noise control, solid waste management, and 24-hour contact accessibility.

Required Documents, Permits, Licenses, and Guidelines

St. Johns County Requirements

Primary Registration Documents:

• Complete Registration Application (each unit registered separately)
• Sample Rental/Lease Agreement containing:
  • Maximum occupancy limits
  • Maximum number of vehicles allowed
  • Name and 24-hour contact information for owner, property manager, and secondary contact
  • Guest acknowledgment of county inspection rights
• Local Business Tax Receipt from St. Johns County Tax Collector
• Registration Fee Payment (renewed annually)
• Executed Affidavit (located on first page of registration application)

Florida State Requirements

Mandatory State Licensing:

• Florida Department of Business and Professional Regulation License as a Transient Public Lodging Establishment
• Florida Department of Revenue Certificate of Sales and Use Tax
• Third-Party Tax Collection Statement if using platforms like Airbnb, VRBO that collect taxes on your behalf

Additional Compliance Documentation

Operational Requirements:

• Proof of compliance with occupancy limits (maximum 10 guests, phased in over three years for existing rentals)
• Parking plan demonstrating adequate vehicle accommodation
• Waste management compliance plan
• 24-hour contact information system
• Noise and conduct standards adherence protocols

Specific Regulations for Short-Term Rentals

St. Johns County Core Regulations

Registration and Renewal:

• Annual registration renewal required for each unit
• Registration must be completed for each dwelling unit or portion thereof
• Applications must be submitted separately for multi-unit properties

Occupancy and Capacity Limits:

• Maximum occupancy of 10 guests per unit (with phased implementation for existing rentals)
• Maximum vehicle limits must be specified in rental agreements
• Compliance monitoring and enforcement protocols established

Operational Standards:

• Parking Requirements: Properties must accommodate the maximum number of vehicles specified in rental agreements within available parking spaces
• Noise and Conduct Standards: Operators must ensure guests do not disturb neighbors through excessive noise, parties, or other disruptive behavior
• Solid Waste Compliance: Proper garbage collection protocols must be established and followed
• Health and Safety Standards: Properties must meet basic health and safety requirements

Contact and Accessibility Requirements:

• 24-hour contact person must be available for guest and neighbor issues
• Contact information must include owner, property manager, and secondary contact
• Reasonable inspection rights must be acknowledged by guests

Geographic Applicability

Property Location Restrictions: The regulations apply specifically to properties in unincorporated St. Johns County located east of the Intracoastal Waterway. This area includes most of Ponte Vedra Beach, but excludes:

• Properties west of the Intracoastal Waterway
• Incorporated areas with their own regulations

Enforcement Structure:

• First Violation: Warning issued to operator
• Subsequent Violations: Citations and fines imposed
• Serious Violations: May result in registration suspension or revocation
• Compliance Monitoring: County conducts regular inspections and responds to complaints

Exemptions from Registration Requirements

Certain properties are exempt from St. Johns County short-term rental registration requirements:

Exempt Property Categories

1. Properties West of Intracoastal Waterway

   • Unincorporated areas located west of the Intracoastal Waterway in St. Johns County

2. Owner-Occupied Single-Family Dwellings

   • Properties where the owner lives on-premises as a full-time, permanent resident
   • Must have declared and maintain homestead exemption with the Property Appraiser
   • Owner occupancy must be continuous and ongoing

3. Owner-Occupied Two-Family Dwellings

   • Duplexes under common ownership where one unit is occupied full-time by the owner
   • Owner must declare and maintain homestead exemption
   • Both units must be under same ownership

4. Managed Multifamily Dwellings

   • Properties governed by property owners associations
   • Properties governed by condominium owners associations
   • Properties governed by homeowners associations
   • Properties with on-site property management

Important Association Considerations

Condominium and HOA Restrictions: Many condominium associations and HOAs have their own restrictions or prohibitions on short-term rentals that may be more stringent than county regulations. Property owners must:

• Review association governing documents
• Verify current association rules regarding short-term rentals
• Understand that association restrictions supersede county regulations
• Obtain necessary association approvals before operating

Contact Information for Local Authority

St. Johns County Code Enforcement Department

Primary Authority for Short-Term Rental Regulations

Email: codenf@sjcfl.us
Phone: (904) 209-0734
Fax: (904) 209-0600
Physical Address: 4040 Lewis Speedway, St. Augustine, Florida 32084

Department Hours: Standard county business hours
Primary Responsibilities: Registration processing, complaint handling, enforcement, compliance monitoring

St. Johns County Tax Collector

Local Business Tax and Tourist Development Tax Authority

Website: sjctax.us
Tourist Development Tax Information: www.sjctax.us/TourismDevelopment.aspx
Local Business Tax Receipt: Contact for annual business tax registration

Florida Department of Business and Professional Regulation

State Licensing Authority

Website: myfloridalicense.com
License Type: Transient Public Lodging Establishment license
Application Process: Online through DBPR portal

Tax Obligations and Compliance

County-Level Tax Requirements

Tourist Development Tax:

• Must be collected from all guests staying less than 30 days
• Remitted to St. Johns County Tax Collector
• Operators responsible for collection and remittance even when using third-party platforms
• Regular filing and payment requirements

Local Business Tax:

• Annual business tax receipt required from St. Johns County Tax Collector
• Separate from tourist development tax obligations
• Renewal required annually

State-Level Tax Requirements

Sales and Use Tax:

• 6% state sales tax must be collected and remitted
• Certificate of Sales and Use Tax required from Florida Department of Revenue
• Monthly or quarterly filing requirements based on volume

Transient Rental Tax:

• State lodging taxes collected through platforms like Airbnb and VRBO automatically
• Direct operators must collect and remit state taxes themselves
• Additional state occupancy taxes may apply

Important Tax Collection Notes

Platform Limitations:

• Airbnb and VRBO automatically collect and remit Florida state lodging taxes
• Neither platform currently collects St. Johns County lodging taxes
• Operators remain personally responsible for all local tax collection and remittance
• Third-party tax collection statements required when using platforms

Links to Source Pages

Official Government Resources

• St. Johns County Short-Term Vacation Rentals Information: www.sjcfl.us/short-term-vacation-rentals/
• Online Registration Portal: secure.hostcompliance.com/st-johns-county-fl/permit-registration/welcome
• Registration Status Checker: sjcfl.maps.arcgis.com/apps/instant/interactivelegend/index.html?appid=41d7c5a70062490bb9012c0df5900a09
• Short-Term Vacation Rental Ordinance: stjohnsclerk.com/minrec/OrdinanceBooks/2021/ORD2021-23revised.pdf
• Basic Guide to Understanding Short-Term Vacation Rentals: www.sjcfl.us/wp-content/uploads/2023/08/Brochure-Website.pdf

State Regulatory Resources

• Florida DBPR Vacation Rental Guide: www.myfloridalicense.com/DBPR/hotels-restaurants/licensing/vrtsp-guide/
• Florida Sales and Use Tax Information: floridarevenue.com/taxes/taxesfees/Pages/sales_tax.aspx

Tax Authority Resources

• St. Johns County Tax Collector: sjctax.us/
• Tourism Development Tax Information: www.sjctax.us/TourismDevelopment.aspx

Key Compliance Timeline and Deadlines

Regulatory Implementation:

• November 5, 2021: Initial registration deadline for existing operators when regulations took effect
• Ongoing: Registration must be renewed every 12 months
• Three-Year Phase-in: Occupancy limits of 10 guests maximum implemented gradually for existing rentals

Ongoing Compliance Requirements:

• Annual registration renewal
• Regular tax filing and remittance
• Ongoing adherence to operational standards
• Response to code enforcement inquiries and inspections

Additional Strategic Considerations

Regulatory Evolution

Short-term rental regulations in St. Johns County continue to evolve as local authorities balance tourism benefits with neighborhood concerns. The current framework was implemented after the Florida legislature declined to pass more restrictive state-level limitations on local government authority over short-term rentals. However, operators should stay informed about potential regulatory changes at both state and local levels.

Property Management Considerations

For properties managed through vacation rental companies or property management firms, ensure your management company is fully compliant with all registration, tax collection, and operational requirements. Property owners remain ultimately responsible for compliance even when using third-party managers.

Market Considerations

Ponte Vedra Beach represents a premium market with high-value properties and strong tourism demand. The combination of luxury accommodations, proximity to Jacksonville, and attractions like TPC Sawgrass creates opportunities for well-operated short-term rentals that meet all regulatory requirements while providing exceptional guest experiences.

Investment Due Diligence

Before purchasing property for short-term rental investment in Ponte Vedra Beach, verify:

• Current zoning allows short-term rentals
• Property is not subject to restrictive covenants
• Association rules permit short-term rentals (if applicable)
• All necessary permits and licenses can be obtained
• Investment returns account for compliance costs and tax obligations

This comprehensive regulatory framework provides a clear pathway for operating compliant short-term rentals in Ponte Vedra Beach while protecting neighborhood character and ensuring safe, professional tourism operations.