Overview: Are Short-Term Rentals Allowed in St. Augustine, FL?

Yes, short-term rentals are explicitly allowed in St. Augustine, FL, but they are subject to comprehensive regulations that vary by zoning district and require mandatory registration with both the City of St. Augustine and St. Johns County. The city adopted its first STR regulations in 2019, establishing a structured framework that balances tourism interests with neighborhood compatibility.

St. Augustine operates under a dual regulatory structure: the City of St. Augustine governs properties within city limits, while St. Johns County regulates properties in unincorporated areas. Both jurisdictions require separate registration and compliance with their respective ordinances.

How to Start a Short-Term Rental Business in St. Augustine

Step 1: Property Zoning Verification

Before proceeding with any STR investment in St. Augustine, you must determine your property's zoning classification, as this directly impacts your operational requirements:

City of St. Augustine Zoning Requirements:

• RS-1 & RS-2 Zoning: Properties may only be rented for periods of one week or longer. Nightly rentals are explicitly prohibited in these districts.
• HP-1 Zoning: Properties may be rented on a monthly or greater basis with approved registration.
• All Other Zoning Districts: May be rented on a nightly basis with approved registration.

Use the city's interactive zoning map to identify your property's classification: St. Augustine Zoning Lookup

Step 2: City Registration Process

Navigate to the city's online registration portal: City Registration Portal

Complete the registration application, which requires:

• Property-specific information
• Life safety inspection scheduling
• Fee payment (tiered structure based on bedroom count)
• Annual renewal commitment

Step 3: County Registration (If Applicable)

If your property is in unincorporated St. Johns County, register separately with the county: County Registration Portal

Step 4: State-Level Compliance

Obtain required state licenses and certifications before beginning operations.

Step 5: Life Safety Inspection

Schedule and complete the mandatory life safety inspection with the St. Augustine Fire Department.

Required Documents, Permits, Licenses, and Guidelines

City of St. Augustine Requirements

Registration Fees (Tiered Structure - Resolution 2025-41):

• Studio: $303.03 (maximum 2 occupants)
• 1 Bedroom: $382.33
• 2 Bedrooms: $461.63
• 3 Bedrooms: $540.93
• 4 Bedrooms: $620.23
• 5+ Bedrooms: $699.53

Additional Fees:

• Late renewal fee: $100
• Re-inspection fee: $50

Life Safety Requirements Checklist:

• Address plainly visible with minimum 4" numbers
• Smoke alarms in each sleeping room and all levels
• Carbon monoxide detectors (where gas appliances/attached garage present)
• Portable fire extinguishers (2A10BC multi-purpose) on each level
• Annual inspection tags for fire alarm/sprinkler systems
• Emergency lighting with battery backup
• Exit signs over doors and throughout residence
• Second means of emergency escape from each sleeping room
• Posted emergency evacuation information
• No permanent use of extension cords

Property Standards:

• Maximum Occupancy: 12 occupants (2 per bedroom + 2 additional children under 18)
• Parking: Minimum 1 space per bedroom on-site, stabilized surface required
• Registration Period: Annual (October 1 - September 30)

St. Johns County Requirements

Required Documentation:

1. Completed registration application (each unit separately)
2. Sample rental/lease agreement including:
   • Maximum occupancy specifications
   • Maximum vehicle count
   • 24-hour contact information for owner, property manager, and secondary contact
   • Tenant acknowledgment of inspection rights
3. Local Business Tax Receipt from St. Johns County Tax Collector
4. Florida Department of Business and Professional Regulation license (Transient Public Lodging Establishment)
5. Florida Department of Revenue Certificate of Sales and Use Tax
6. Required registration fee
7. Executed affidavit (first page of application)

State of Florida Requirements

Florida Statute 509.242 Compliance:

• Vacation rental definition compliance
• Transient public lodging establishment license (DBPR)
• Sales and use tax registration (Florida Department of Revenue)

Specific Regulations by Jurisdiction

City of St. Augustine STR Regulations

Zoning-Based Operating Requirements:

• RS-1/RS-2: Weekly minimum stay only
• HP-1: Monthly minimum stay only
• All other zones: Nightly rentals permitted

Operational Standards:

• Annual life safety inspections mandatory
• Property maintenance compliance required
• Zoning compliance verification
• Maximum occupancy: 12 people total
• Parking: 1 space per bedroom minimum
• Noise regulations per City Code Chapter 11

Prohibited Activities:

• Short-term rentals in RS-1/RS-2 zones for less than one week
• Short-term rentals in HP-1 zones for less than one month
• Exceeding maximum occupancy limits
• Parking on unstabilized surfaces (grass, mulch, sand)

St. Johns County STR Regulations

Applicability:

• All STRs in unincorporated St. Johns County
• Exemptions apply for properties west of Intracoastal Waterway, homestead properties, and certain multi-family dwellings with HOA management

Operational Standards:

• 12-month registration renewal requirement
• Maximum occupancy and vehicle provisions
• Property management contact requirements
• Neighborhood compatibility standards

Contact Information for Local Authorities

City of St. Augustine STR Administration

Primary Contacts:

• STR Program Phone: 904-201-8839
• STR Complaints Hotline: 904-569-7077 (24/7)
• Email: shorttermrentals@citystaug.com
• Fire Safety Inspector: Dustin Hamilton - 904-808-3369

Physical Address: City of St. Augustine Planning & Building Department 75 King Street St. Augustine, FL 32084

Registration Portal: City STR Registration

St. Johns County STR Administration

Code Enforcement Department:

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

Registration Portal: County STR Registration

State-Level Contacts

Florida Department of Business and Professional Regulation:

• Website: DBPR Licensing

Florida Department of Revenue:

• Website: Florida Sales Tax

St. Johns County Tax Collector:

• Website: sjctax.us

Important Notes for STR Investors

Compliance Disclaimer

The City of St. Augustine explicitly states: "By issuance of this Short Term Rental Registration, the City of St. Augustine does not warranty the land use, zoning or final construction of any property or recognize that it is duly permitted or compliant with the Comprehensive Plan or land development regulations of the City." Property owners bear full responsibility for ensuring compliance with all applicable regulations.

Registration Renewal

Both city and county registrations require annual renewal. City registrations operate on a fiscal year basis (October 1 - September 30) with late renewal penalties.

Multi-Unit Buildings

Each STR listing requires separate registration. If you operate multiple listings on platforms like Airbnb, you need individual registrations for each unit.

Enforcement

The city operates a 24/7 complaint hotline and online reporting system for STR violations, including noise, occupancy, and zoning violations.

Source Links

• City of St. Augustine Short-Term Rentals
• St. Johns County Short-Term Vacation Rentals
• City STR FAQ
• St. Augustine Zoning Lookup Map
• City Registration Portal
• County Registration Portal
• City Noise Regulations
• Life Safety Requirements PDF
• City STR Ordinances

This comprehensive regulatory framework requires careful attention to zoning restrictions, mandatory inspections, and multi-jurisdictional compliance. Success in St. Augustine's STR market depends on thorough understanding and adherence to both city and county requirements.