Overview: Are Short-Term Rentals Allowed?

• Yes—short-term rentals (STRs) are permitted in Walton County, which includes the Santa Rosa Beach/30A area, subject to Walton County’s Short-Term Vacation Rental Registration Program and state requirements.
• Walton County’s STR rules are the governing framework. There are no separate city-level STR ordinances for Santa Rosa Beach that supersede county requirements.
• Condominiums and certain HOAs/co-ops are excluded from the county certification process, but they must still comply with Florida state requirements and register for state/local taxes (DBPR, Department of Revenue, and Tourism Development Tax).
• Many 30A neighborhoods have HOA restrictions that limit or prohibit STRs. Investors should verify HOA covenants before purchase and operation.

How to Start a Short-Term Rental Business in This Market

1. Confirm zoning and HOA constraints

• Check the property’s zoning, deed restrictions, and HOA rules.
• Use Walton County GIS to identify whether a property is in a Wildlife Protection Zone (sea turtle nesting area with additional lighting/use restrictions).

2. Register and license at the state level

• Florida Department of State (Sunbiz): Register the business if the property is deeded to an LLC or other entity (required for corporate ownership).
• Florida Department of Revenue (DOR): Register to collect/remit state sales and use taxes. If renting only via Airbnb/VRBO, you can provide listing IDs.
• Florida Department of Business & Professional Regulation (DBPR): Obtain a public lodging establishment license (vacation rental).

3. Register locally

• Walton County Clerk of Courts: Obtain a Tourism Development Tax (TDT) registration and set up remittance.
• Walton County Short-Term Vacation Rental Registration: Complete the county STR application, affidavit of compliance, and designate a Local Responsible Party.

4. Prepare life-safety and operational compliance

• Meet fire/life-safety requirements (smoke detectors, emergency lighting, extinguishers, egress, posting, etc.).
• Post required notices and signage at the property.
• Align advertising with certificate data (occupancy, parking, certificate number, TDT number).

Required Documents, Permits, Licenses, and Guidelines State-level

• Business registration with Florida Department of State (Sunbiz).
• DOR tax account and any required returns; listing IDs if using Airbnb/VRBO only.
• DBPR public lodging establishment license and ongoing compliance with Florida Administrative Code 61C-3 and 69A-43; balcony inspection certification (DBPR HR-7020) for 3+ story properties; specialized smoke detectors for hearing-impaired available upon request.
• Sea turtle lighting notice if in the Wildlife Protection Zone.

County-level (Walton County)

• Completed STR application and affidavit affirming compliance with Walton County Code 1.13.16 and Ordinance 2023-03.
• Designation of a Local Responsible Party (must be reachable 24/7 and able to respond within one hour).
• Interior and exterior postings per Ordinance 2023-03.
• On-site parking and occupancy limits as approved on the certificate.
• Solid waste container capacity (35 gallons per 4 occupants; lid-secured containers; placement rules).
• Advertising must include STR certificate number and TDT registration number and match certificate data.
• Annual renewal with renewal windows by postal code.

Owner/Operator Documentation

• Lease/agreement must include maximum occupancy, noise ordinance notice (with potential fines), trash/recycling days, evacuation notice, parking limits with a sketch of spaces and prohibited areas.
• Property managers may apply on owners’ behalf with notarized owner signatures on the Affidavit of Compliance and Agent Affidavit.
• If property is owned by an LLC, the LLC is the applicant; provide ownership/control information per Florida Statutes (≥10% owners; officers/directors/controlling persons).

Specific Regulations (Walton County and Florida) Occupancy and life-safety

• Occupancy limit is 1 person per 150 square feet of gross floor area (or lower if approved in the certificate).
• Smoke detectors: building-powered with battery backup for new facilities; battery-powered permitted for existing if tested weekly with logs; specialized detectors for hearing-impaired available on request.
• Emergency lighting: minimum one-hour battery backup to illuminate the primary exit; existing STRs had a six-month period to comply.
• Portable multi-purpose dry chemical fire extinguisher (2A:10B:C) on each floor/level; installed per NFPA 10.
• Egress: minimum one primary exit and one secondary means of escape (or approved sprinkler system that satisfies exemption).
• Floor diagram posted in a conspicuous location showing floor arrangement, primary/secondary exits, and room identification.
• For 3+ stories: balcony inspection certificate (DBPR HR-7020) valid for three years; post a building evacuation map (minimum 8½" x 11") next to interior doors on the third floor and higher.
• Swimming pools/spas/hot tubs must meet the Residential Swimming Pool Safety Act (Chapter 515, F.S.).

Responsible Party and Operations

• Local Responsible Party must be ≥18 years old, available 24/7, capable of addressing issues, able to respond to the property within one hour, and monitor the unit at least weekly.
• Only one responsible party per property at a time; change management requires county notification via email.
• If the owner cannot respond within one hour, a local responsible party is required.

Postings and Signage

• Exterior building sign (≤216 square inches), legible from the public right-of-way (not in the ROW), displaying the responsible party’s name and 24/7 phone (or county STR hotline), and the STR certificate number.
• Interior informational posting (next to main entrance door or on refrigerator):
  • Property address for emergencies
  • Responsible party name and phone
  • Maximum occupancy statement per Florida Administrative Code 69A-43.018
  • Parking maximum and sketch of usable spaces and prohibited areas
  • Noise ordinance notice and potential fines ($500 civil infraction and possible criminal offense between 10 p.m.–6 a.m.)
  • Trash and recycling pickup days; container use/storage rules
  • Wildlife Protection Zone sea turtle nesting and lighting notice (if applicable)
  • Nearest hospital location and 911 emergency notice
  • Beach safety and flag system; penalties for violations
  • Evacuation notice (comply with local, state, federal orders)

Parking Standards

• Existing units: parking established during certification (typically current onsite spaces).
• New construction: one space per 900 sq ft of conditioned (heated/cooled) space; existing units must limit occupancy/parking accordingly or add spaces through permitting.
• Garage spaces count only if open and available to transient occupants; on-street parking within public ROWs is not permitted; designated spots must be available to registered motor vehicles only.

Solid Waste Handling

• Provide 35 gallons of fully enclosed container capacity per 4 occupants (round up).
• Containers must have secure lids to prevent spills and animal access; place at curbside no earlier than 4:00 p.m. the day before pickup and remove by sunset on pickup day, unless HOA rules differ.
• Permanent screening/storage structures for trash containers are not permitted within scenic corridor overlay districts.
• Private concierge services are recommended, especially on Saturday or high-volume changeover days.

Advertising Compliance

• All advertising must match the STR certificate data (occupancy and parking).
• Advertising must include the STR certificate number and TDT registration number.

Taxes and Tourism Development

• Collect and remit state sales and use taxes via DOR.
• Remit Tourism Development Tax (TDT) to the Walton County Clerk of Courts; obtain TDT registration number.
• DBPR license is mandatory; the county requires proof of DOR and TDT registrations before approving the STR application.

Inspections and Enforcement

• Inspections may be prompted by DBPR notifications or complaints to Walton County Fire or Sheriff Departments.
• Violations are enforced under Florida Statutes Chapter 162 and Walton County Ordinance 2023-03:
  • First-time violations typically receive warnings with a correction period.
  • Non-compliance results in citations; each day a violation exists constitutes a separate violation.
  • Fines are set by Board of County Commissioners resolution for repeat violations.

Renewal and Continuing Obligations

• STR registration must be renewed annually; renewals open 30 days prior to expiration; one reminder email is sent 45 days before expiration. Late renewal may incur additional fees and fines.
• Renewal windows by postal code:
  • 32550: Aug 1–Jul 31
  • 32461, 32462, 32578, 32413, 32439: Nov 1–Oct 31
  • 32459: Feb 1–Jan 31
  • 32435, 32455, 32539, 32464, 32467, 32433: May 1–Apr 30

Condominium and HOA Considerations

• Condominiums are excluded from the county certification process but must comply with state statutes and register for state/local taxes (DBPR, DOR, TDT).
• Many 30A neighborhoods have HOAs that restrict or prohibit short-term rentals; verify covenants and HOA rules before operation.

Wildlife Protection Zones

• Use the Walton County GIS website to determine if a property is in the Wildlife Protection Zone and if sea turtle lighting/use restrictions apply; required notices must be posted inside the rental.

Contact Information (Local Authority in Charge of STRs)

• Walton County Short-Term Vacation Rental Registration Program
  • Email: stvr@mywaltonfl.gov
  • Vacation Rental Registration Portal: waltonvrc.munirevs.com
  • County Administration (Walton County Board of County Commissioners)
    • Address: 76 N 6th Street, P.O. Box 1355, DeFuniak Springs, FL 32433
    • Hours: Mon–Thu 8:00 a.m.–4:30 p.m.; Fri 8:00 a.m.–3:30 p.m.
    • Phone Directory: www.co.walton.fl.us/directory.aspx

Florida State Agencies

• Florida Department of State (Sunbiz) – Business registration: dos.fl.gov/sunbiz/forms/limited-liability-company/
• Florida Department of Revenue – Tax enrollment and forms:
  • taxapps.floridarevenue.com/EEnrollment/
  • floridarevenue.com/Forms_library/current/gt800034.pdf
• Florida Department of Business & Professional Regulation (DBPR) – Vacation rental public lodging licensing:
  • www2.myfloridalicense.com/hotels-restaurants/licensing/vrtsp-guide/

Local Fire and Life-Safety

• South Walton Fire District
  • Address: 911 N. County Highway 393, Santa Rosa Beach, FL 32459
  • Email: info@swfd.org
  • Phone: (850) 267-1298
  • Fax: (850) 267-3294
• Walton County Fire & Rescue (Administrative Office)
  • Address: 10 Sheriff Circle, DeFuniak Springs, FL 32433
  • Phone: (850) 892-8111

Tourism Development Tax (TDT)

• TDT Registration: waltontdt.munirevs.com
• Clerk of Courts – Tourist Tax page: waltontclerk.com/touristtax

Links to Source Pages

• Walton County – Vacation Rental Registration FAQ: www.mywaltonfl.gov/faq.aspx?TID=65
• Walton County – STR Registration Portal: waltonvrc.munirevs.com
• Walton County TDT Portal: waltontdt.munirevs.com
• Walton County Clerk – Tourist Tax Page: waltontclerk.com/touristtax
• Florida DBPR – Vacation Rental (Public Lodging) Licensing Guide: www2.myfloridalicense.com/hotels-restaurants/licensing/vrtsp-guide/
• Florida Department of State – Sunbiz (Business Registration): dos.fl.gov/sunbiz/forms/limited-liability-company/
• Florida Department of Revenue – Tax Enrollment: taxapps.floridarevenue.com/EEnrollment/
• Florida DOR – Tax Form GT-800034 (Rental of Living Quarters): floridarevenue.com/Forms_library/current/gt800034.pdf
• DBPR HR-7020 – Certificate of Balcony Inspection: www.flrules.org/Gateway/reference.asp?No=Ref-06411
• Walton County GIS – Interactive Map: waltongis.maps.arcgis.com/apps/webappviewer/index.html?id=c4f2e4f8aa494138be1c8159cb11f446
• Walton County GIS – Flood/Evacuation Map: waltongis.maps.arcgis.com/apps/webappviewer/index.html?id=03358c36fd584c6ab6492a7c4d2b0e0e
• 30A Lifestyle Agent – STR-Restricted Neighborhoods (market context): 30alifestyleagent.com/blog/short-term-rental-restricted-neighborhoods-near-30a

Key Reminders for STR Investors

• Confirm HOA rules—many 30A communities limit or prohibit short-term rentals.
• Register with DBPR, DOR, and TDT before applying for county STR registration.
• Designate and maintain a Local Responsible Party who can respond within one hour.
• Post all required notices and ensure advertising includes certificate and TDT numbers.
• Comply with life-safety requirements, parking standards, and solid waste rules.
• Renew annually according to postal code windows; late renewal may trigger fees and fines.