Overview

Short-term rentals are explicitly allowed in St. Augustine Beach, FL, which falls under St. Johns County jurisdiction. The county has established a comprehensive regulatory framework for short-term vacation rentals through Ordinance 2021-23, designed to balance private property rights with neighborhood compatibility while promoting safe and responsible tourism operations.

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

Starting a short-term rental business in St. Augustine Beach requires following St. Johns County's established registration process. The registration must be completed for each individual rental unit, and renewals are required every 12 months. The process involves multiple regulatory steps and documentation requirements that must be completed before you can legally operate.

Step 1: Determine Property Eligibility Before proceeding, verify that your property qualifies under county regulations. All short-term vacation rentals in St. Johns County are subject to regulations, with specific exemptions for properties west of the Intracoastal Waterway and certain owner-occupied scenarios.

Step 2: Complete Required Licensing Obtain all necessary state and local licenses before applying for county registration.

Step 3: Submit County Registration Application Complete the detailed registration application through the county's designated portal, ensuring all required documentation is included.

Step 4: Schedule and Pass Required Inspections Life safety inspections must be conducted and passed as part of the registration process.

Required Documents, Permits, Licenses, and Guidelines

Essential Documentation Checklist:

1. Registration Application

• Complete application for each rental unit (units must be registered separately)
• Executed affidavit (located on first page of registration application)

2. Sample Rental Agreement Your lease agreement must include:

• Maximum occupancy limits
• Maximum number of vehicles allowed
• Name and 24-hour contact information for owner, property manager, and secondary contact
• Acknowledgement and agreement by tenant/lessee/guest of the County's right to reasonably inspect

3. Required Licenses and Permits

Local Business Tax Receipt

• Obtain from St. Johns County Tax Collector

Florida Department of Business and Professional Regulation License

• License as Transient Public Lodging Establishment
• Required for operating short-term vacation rentals

Florida Department of Revenue Certificate

• Certificate of Sales and Use Tax
• If using third-party platforms (VRBO, Airbnb, etc.), submit statement of third-party tax collection and remittance

4. Registration Fees

• Required registration fee (amount varies by unit type)
• Annual renewal required

Specific Regulations for Short-Term Rentals

St. Johns County (St. Augustine Beach) Regulations:

Applicability and Exemptions: Short-term vacation rentals are regulated throughout St. Johns County, with specific exemptions for:

• Properties in unincorporated areas west of the Intracoastal Waterway
• Single-family dwellings occupied full-time by owner with valid homestead exemption
• Two-family dwellings with both units under common ownership where one unit is owner-occupied with homestead exemption
• Multi-family dwellings governed by property owners associations, condominium associations, or homeowners associations, or with onsite property management

Property Standards:

• Each rental unit must meet basic health, safety, parking, and solid waste requirements
• Properties must be compatible with existing neighborhood regulations
• Life safety inspections required at registration and annually thereafter

Operational Requirements:

• Each unit or portion thereof must be registered separately
• Annual registration renewal required
• Properties must comply with local zoning requirements
• Rental operations must fit neighborhood character

City of St. Augustine Regulations (Reference for Market Context):

While St. Augustine Beach operates under St. Johns County regulations, the nearby City of St. Augustine provides useful context with their zoning-based approach:

Zoning District Requirements:

• RS-1 & RS-2 Zoning: Weekly minimum rental periods only
• HP-1 Zoning: Monthly or greater rental periods only
• All Other Zoning Districts: Nightly rentals allowed

Life Safety Standards:

• Address plainly visible with minimum 4" numbers
• Smoke alarms in each sleeping room and access areas
• Carbon monoxide detectors in sleeping areas with gas appliances/attached garages
• Portable fire extinguishers (2A10BC multi-purpose) on each level
• Emergency lighting between bedrooms and exit doors
• Exit signs over exit doors
• Emergency evacuation information posted
• Egress windows and exit doors operable, exit paths clear

Occupancy Limits:

• Maximum 12 occupants (2 per bedroom plus 2 children under 18)
• Studio units limited to 2 occupants

Parking Requirements:

• Minimum 1 parking space per bedroom on-site
• Parking spaces must be stabilized (concrete, asphalt, pavers, or gravel)

State-Level Florida Regulations:

Definition and Licensing:

• Short-term rentals are defined under Florida Statute 509.242
• Must obtain Transient Public Lodging Establishment license from Florida Department of Business and Professional Regulation
• Subject to Florida sales and use tax requirements

Registration Fees and Costs

City of St. Augustine Fees (Reference):

Tiered Rate Schedule (per unit type):

• Studio: $303.03
• One Bedroom: $382.33
• Two Bedrooms: $461.63
• Three Bedrooms: $540.93
• Four Bedrooms: $620.23
• Five or More Bedrooms: $699.53

Additional Fees:

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

Note: St. Johns County registration fees may differ from City of St. Augustine fees

Contact Information for Local Authority

St. Johns County Code Enforcement (St. Augustine Beach STR Authority):

Phone: (904) 209-0734
Fax: (904) 209-0600
Email: codenf@sjcfl.us

Physical Address: St. Johns County Code Enforcement
4040 Lewis Speedway
St. Augustine, Florida 32084

Additional St. Augustine Beach Contacts:

Short-Term Rental Hotline (24/7 Complaints): 904-569-7077
Local STR Phone: 904-201-8839
Email: shorttermrentals@citystaug.com

Source Links

Primary Regulatory Sources:

1. St. Johns County Short-Term Vacation Rentals
2. St. Johns County Short-Term Vacation Rentals Registration Portal
3. St. Johns County Short-Term Vacation Rentals Registration Status Map
4. St. Johns County Short-Term Vacation Rentals Ordinance
5. Basic Guide to Understanding Short-Term Vacation Rentals

City of St. Augustine References (Market Context):

6. City of St. Augustine Short-Term Rentals Information
7. City of St. Augustine Short-Term Rental Registration Portal
8. City of St. Augustine Short-Term Rental FAQs

Licensing and Tax Information:

9. St. Johns County Tax Collector
10. Florida DBPR - Vacation Rentals and Timeshare Projects Guide
11. Florida Department of Revenue - Sales and Use Tax

Property Information:

12. St. Johns County Interactive Mapping
13. St. Augustine Property Zoning Lookup

Important Note: This guide provides information based on available regulatory content. Always verify current requirements with St. Johns County authorities before making investment decisions, as regulations may change and property-specific conditions may apply.