Thinking about buying a St. George Island beach home and renting it when you are not here? You are not alone. With strong vacation demand and a laid-back island vibe, SGI can be a smart place to own. The key is understanding short-term rental rules before you write an offer. In this guide, you will learn the essentials on permits, taxes, zoning, HOA rules, coastal factors, and a simple checklist to vet any Franklin County property. Let’s dive in.
Short-term rental basics on SGI
Short-term rentals are typically stays of fewer than 30 days. In Florida, the state treats these as taxable transient rentals. That definition affects taxes, licensing, and sometimes building and health rules. Review the state’s framework on transient rentals through the Florida Department of Revenue.
On St. George Island, the rules you must follow stack at three levels. First is Florida law on taxes and lodging. Second is Franklin County’s ordinances, permits, and zoning. Third is your property’s HOA or condo documents. You need to confirm all three for the specific address you are considering.
Local permits in Franklin County
Before you list a home for short stays, confirm any county-level registrations or permits. Franklin County may require items like a business tax receipt, vacation rental registration, and inspections for life safety or septic. Renewal schedules and fees can vary by property type and location.
Start with the county’s official site for department contacts and current procedures. You can find Planning and Zoning, Building, Code Enforcement, and Clerk or Tax Collector contacts on the Franklin County, Florida official website. For the legal language that governs land use and licensing, review the Franklin County Code of Ordinances and ask a county planner to confirm what applies to your parcel.
Taxes you must plan for
Most SGI short-term rentals are subject to Florida state sales tax on transient rentals, and a county-level tourist or bed tax. Registration and remittance steps can depend on how you book guests and which platforms you use.
- State taxes: Learn how Florida taxes transient rentals and how to register through the Florida Department of Revenue’s transient rental page.
- Marketplace collection: Florida’s marketplace rules can affect whether platforms collect some taxes on your behalf. Read the DOR’s guidance on marketplace facilitators here.
- County tourist tax: Contact the Franklin County Tourist Development or Tax Collector offices for the current rate and filing process. Plan for separate accounts and clear recordkeeping for each rental unit.
Model taxes carefully in your pro forma because they reduce gross revenue and affect cash flow timing.
Zoning and occupancy limits
Do not assume short-term rentals are allowed everywhere. Ask the county planning department whether your parcel’s zoning district permits transient rentals, and whether there are any minimum stay rules. Check for occupancy caps tied to bedrooms, parking, or septic capacity.
Use the Franklin County Code of Ordinances to identify the zoning district and permitted uses, then verify details with a planner. If the property is on septic, confirm capacity and any occupancy limits with county environmental health before you market high guest counts.
HOA and condo rules
HOA and condo rules can be stricter than county code. Covenants may prohibit short stays, set a minimum rental period, require renter registration, or limit parking and guest counts. These rules can change by amendment.
Ask for the full CC&Rs, bylaws, and recent meeting minutes. Then call or email the association manager for written confirmation of current rental policies and any pending changes. If the HOA limits rentals to 30 days or more, your short-term plan may not work.
Safety, insurance, and building code
Short-term rentals must be safe and properly insured. Expect requirements for smoke detectors, fire extinguishers, and safe egress. Some properties may need inspections before a permit or business tax receipt is issued. If a dwelling is treated as transient lodging, different building standards can apply.
The Florida Department of Business and Professional Regulation oversees transient public lodging establishments in certain cases. Review the DBPR overview for lodging operations here, then confirm with Franklin County building and fire officials what standards apply to your unit. Obtain quotes for short-term rental or landlord insurance and verify lender requirements if you are financing the purchase.
Environmental and coastal factors
SGI is a barrier island. Flood zones, coastal construction rules, and septic capacity all matter for your costs and operating risk.
- Flood zones and insurance: Look up the property in the FEMA Flood Map Service Center and ask for the seller’s elevation certificate and flood policy. Flood insurance premiums can be a major line item for coastal rentals.
- Coastal construction: Beach and dune protections and coastal construction lines limit where and how you build or expand. Review the Florida DEP’s Coastal Construction Control Line information here.
- Septic systems: Many SGI homes rely on onsite sewage. Capacity can limit occupancy and may require upgrades. See the Florida Department of Health’s onsite sewage resources here and verify permits with the county health office.
These factors influence insurance costs, renovation choices, and even peak-season occupancy plans.
Platform collection and host duties
Booking platforms sometimes collect and remit certain taxes in Florida, but not always all applicable taxes. Your responsibility depends on the state’s marketplace rules, the platform’s policy, and county procedures. The safest approach is to confirm which taxes each platform collects for Franklin County and keep your own records. The Florida Department of Revenue’s marketplace guidance explains how facilitator laws work at the state level.
If you accept direct bookings, you will likely need to collect and remit all required taxes yourself. Set up your tax accounts before you go live so you can charge guests correctly on day one.
Due diligence checklist for any SGI property
Use this quick process for each address you are evaluating in Franklin County.
- Confirm zoning and use
- Get the parcel ID. Ask planning whether short-term rentals are allowed in the zoning district and if any special permits are needed.
- Request any existing conditional use approvals in writing.
- Review HOA and deed restrictions
- Obtain CC&Rs, bylaws, and amendments. Read rental sections closely.
- Call the association manager for written confirmation of the minimum stay, guest limits, registration steps, and any pending changes.
- Verify taxes and registration
- Register with the Florida Department of Revenue for transient rental tax accounts as needed. Confirm county tourist tax registration and filing process.
- Ask whether platforms collect any taxes for you and what remains your duty.
- Check building, safety, and septic
- Request permits, certificates of occupancy, and any prior inspections. Confirm required safety equipment with the building or fire office.
- Verify septic permits and capacity with the health department. Adjust occupancy claims to match capacity.
- Assess flood and insurance
- Look up the flood zone in FEMA. Get insurance quotes that include short-term rental coverage and flood.
- Review any elevation certificates and mitigation features that affect premium.
- Plan the operating setup
- Decide your platform mix and direct booking plan. Set up tax collection in your booking flows.
- If you will not be local, line up a property manager or responsible local contact as required by your HOA or county rules.
- Build a conservative pro forma
- Include taxes, platform fees, insurance, permit fees, and HOA costs. Model occupancy caps and minimum stay rules.
- Stress-test shoulder season and hurricane season with lower occupancy.
How rules affect your returns
- Minimum stay rules lower turnover and can reduce total booked nights in slower months. Plan your rate strategy accordingly.
- Occupancy caps tied to bedrooms, parking, or septic reduce maximum guest counts and can limit top-line revenue per booking.
- Taxes, insurance, and permit costs add up. Build them into your nightly rate strategy or your owner’s share if you use a manager.
- HOA restrictions can eliminate short-term income entirely. If short stays are central to your plan, walk away from properties with unfavorable CC&Rs.
Work with local guidance
Buying an SGI rental is part lifestyle, part numbers. You want clear answers and a clean runway from contract to first booking. As a St. George Island native and full-service broker, I help you verify zoning, HOA policies, tax setup, coastal and flood considerations, and realistic revenue assumptions before you commit. If you are ready to target the right property and want a smart, local plan for short-term rental compliance, connect with Chasity Hill.
FAQs
Are short-term rentals allowed on St. George Island?
- It depends on the parcel’s zoning and any HOA or condo rules, so verify with Franklin County planning and review the property’s CC&Rs before you buy.
What taxes apply to SGI vacation rentals?
- Expect Florida transient rental sales tax and a county tourist or bed tax, with registration and remittance through the state and county based on your booking setup.
Do booking platforms collect Franklin County taxes for me?
- Some platforms collect certain taxes under Florida marketplace rules, but this can vary, so confirm what each platform collects and register for any remaining taxes yourself.
How do HOA rules affect rental income?
- HOAs can set minimum stays, cap guests, require registration, or ban short-term rentals, which can reduce or eliminate projected revenue.
What insurance do I need for an SGI rental?
- You typically need a policy that covers short-term rental use plus separate flood insurance in flood zones, so get quotes tailored to the property and your rental plan.
