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

Yes, short-term rentals are allowed in Ponte Vedra Beach, FL, but they are subject to registration and compliance requirements. Ponte Vedra Beach is located in St. Johns County, which has established comprehensive regulations for short-term vacation rentals. While the unincorporated areas of Ponte Vedra Beach fall under county jurisdiction, operators must comply with both St. Johns County regulations and Florida state requirements.

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

To legally operate a short-term rental in Ponte Vedra Beach, you must complete several steps:

1. Verify Property Eligibility: Ensure your property is not exempt from registration requirements (see exemptions section below)
2. Complete County Registration: Register each unit separately with St. Johns County through their online portal
3. Obtain State Licensing: Apply for Florida Department of Business and Professional Regulation licensing
4. Secure Tax Certificates: Obtain both state and local tax collection permits
5. Get Local Business Tax Receipt: Register with the St. Johns County Tax Collector
6. Establish Compliance Systems: Set up occupancy limits, parking management, and waste disposal protocols
7. Create Required Documentation: Develop rental agreements that include all mandatory disclosures

Required Documents, Permits, Licenses, and Guidelines

St. Johns County Requirements:

• Complete Registration Application (each unit must be registered separately)
• Sample Rental/Lease Agreement containing:
  • Maximum occupancy limits
  • Maximum number of vehicles allowed
  • 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 (included on first page of registration application)

Florida State Requirements:

• 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 Documentation:

• 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

Specific Regulations for Short-Term Rentals

St. Johns County Regulations:

• Registration Renewal: Required every 12 months
• Occupancy Limits: Maximum 10 guests per unit (phased implementation for existing rentals)
• Parking Requirements: Must accommodate maximum number of vehicles specified in rental agreement
• Noise and Conduct Standards: Operators must ensure guests do not disturb neighbors
• Solid Waste Compliance: Proper garbage collection and disposal protocols required
• Health and Safety Standards: Properties must meet basic health and safety requirements
• Contact Accessibility: 24-hour contact person must be available for issues

Property Location Restrictions:

The regulations apply to properties in unincorporated St. Johns County east of the Intracoastal Waterway, which includes most of Ponte Vedra Beach.

Enforcement:

• First violation: Warning
• Subsequent violations: Citations and fines
• Serious violations may result in registration suspension or revocation

Exemptions from Registration Requirements

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

1. Properties west of the Intracoastal Waterway in unincorporated St. Johns County
2. Owner-occupied single-family dwellings where the owner lives on-premises full-time and has declared homestead exemption
3. Owner-occupied duplexes where the owner occupies one unit full-time with homestead exemption and both units are under common ownership
4. Multi-family dwellings governed by property owners associations, condominium associations, homeowners associations, or with on-site property management

Important Note for Condo Owners:

Many condominium associations have their own restrictions or prohibitions on short-term rentals. Always verify with your condo association's governing documents and current rules before operating a short-term rental, as association restrictions may be more stringent than county regulations.

Tax Obligations

County Taxes:

• Tourist Development Tax: Must be collected from guests and remitted to St. Johns County
• Local Business Tax: Annual business tax receipt required

State Taxes:

• Sales and Use Tax: Must be collected and remitted to Florida Department of Revenue
• Transient Rental Tax: Collected through platforms like Airbnb/VRBO or directly by operator

Important Tax Note:

While Airbnb and VRBO automatically collect and remit state lodging taxes, neither platform currently collects St. Johns County lodging taxes. Operators remain responsible for collecting and remitting all local taxes themselves.

Contact Information

St. Johns County Code Enforcement (Short-Term Rental Authority):

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

St. Johns County Tax Collector (Business Tax Receipt):

• Website: sjctax.us/
• Tourism Development Tax Information: www.sjctax.us/TourismDevelopment.aspx

Links to Source Pages

• 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
• 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

Key Compliance Timeline

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

Additional Considerations

Operators should be aware that short-term rental regulations continue to evolve. The St. Johns County regulations were implemented after the Florida legislature declined to pass more restrictive state-level limitations on local government authority over short-term rentals. However, this regulatory landscape may change, and operators should stay informed about both state and local regulatory developments.

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