Yes, you can run a vacation rental (Airbnb, Vrbo) in Florida, but not in just any property. You need a state license, tax registrations and, in many cities, registration and inspection. Before anything else, the condo association or HOA has to allow it. On the profit side, guests pay 12% to 13% in taxes in South Florida, and you pay a management fee and specific insurance, so net income ends up well below the nightly rates.
Three layers of rules
A vacation rental in Florida goes through three filters, and the property has to pass all of them:
- State: license and state taxes.
- County and city: tourist tax, business license and, in several cities, annual registration with inspection.
- Condo association or HOA: the governing documents can limit or prohibit it. This is the filter that catches unwary buyers most often.
State law prohibits cities and counties from banning vacation rentals or regulating the duration or frequency of rentals, except under rules adopted on or before June 1, 2011 (Fla. Stat. 509.032(7)). But cities can require registration, inspection, occupancy limits, and parking and noise rules. And that protection doesn't apply against a condo association, which is a private contract.
State license (DBPR)
If the property is rented more than three times a year for less than 30 days at a time, or advertised as a vacation rental, it's a public lodging establishment and needs a license from the DBPR's Division of Hotels and Restaurants (DBPR). There are two licenses: "Vacation Rental – Condominium," for a condo unit, and "Vacation Rental – Dwelling," for a house, townhouse or building of up to four units (Fla. Stat. 509.242). The application costs a $50 application fee plus $10 for the education program, and the license itself varies with the county and the number of units (DBPR, accessed Oct 2026).
Taxes charged to the guest
Three taxes apply to every stay of up to six months. The guest pays them all, but the owner is responsible if no one collects them:
| Tax | Broward (Deerfield, Pompano, Fort Lauderdale) | Palm Beach (Boca Raton) |
|---|---|---|
| State tax on transient rentals | 6% | 6% |
| County surtax | 1% | 0.5% |
| County tourist development tax (TDT) | 6% | 6% |
| Total | 13% | 12.5% |
Sources: Florida EDR, 2026 surtax rates; Palm Beach County Tax Collector, accessed Oct 2026.
Who collects? In Broward, Airbnb says it collects the state tax, the surtax and Broward's tourist tax on bookings of up to 182 nights (Airbnb). In Palm Beach, the Tax Collector says the platforms do not remit the county tourist tax: the host has to register and pay every month, with payments late after the 20th (PBC Tax Collector). If you rent off-platform, or also on Vrbo, check channel by channel.
Rules in the cities Rui serves
- Deerfield Beach: you have to register the property with the city if it's rented more than three times a year for less than 30 days. The application requires a city Business Tax Receipt, Broward tourist tax registration, a DBPR license, a Florida Department of Revenue certificate, a notarized affidavit, property insurance and a $100 fee. Renewal is annual, on October 1, and you must designate a responsible party reachable 24 hours a day (City of Deerfield Beach).
- Pompano Beach: requires an annual permit for a house, duplex, triplex or fourplex rented for up to six months. It asks for a DBPR license, state and Broward registrations, a lien search, floor plans of the property and inspections by several departments. You also have to name a local representative available 24 hours a day (City of Pompano Beach, 2022 brochure).
- Fort Lauderdale: annual registration after the state and county licenses. The initial fee is $880 including the first inspection, and each additional inspection costs $100. Maximum occupancy is 2 people per bedroom (City of Fort Lauderdale, accessed Oct 2026).
Fees and requirements change. Confirm with the city before buying with vacation rentals in mind. Details on each market are in Deerfield Beach, Pompano Beach and Fort Lauderdale.
What about Orlando? In the city of Orlando, an owner can't rent out the whole house for less than 30 days. You can only rent out up to half the bedrooms, and only with the host living in the home (City of Orlando). The area's vacation homes are generally in communities planned for them, in and around Kissimmee. Compare the regions in our guide Orlando, Miami or Fort Lauderdale.
Condo associations and HOAs: the filter that catches buyers
Many buildings in South Florida require a minimum lease of 30 days, a few months or even a year, and limit how many times a year a unit can be rented. Read the declaration and the rules before you make an offer. By law, an amendment to the declaration that prohibits or limits condo rentals applies only to owners who voted for it and to those who buy after it (Fla. Stat. 718.110(13)). In HOAs (houses), the association can prohibit rentals of less than 6 months or more than three times a year for all owners (Fla. Stat. 720.306(1)(h)). In other words, if you buy in an HOA, you can lose the right to vacation rentals after you buy.
Who manages it if you live abroad
In practice, owners who live abroad hire a vacation rental management company. It handles the listing, pricing, check-in, cleaning, maintenance and the 24-hour contact that Deerfield and Pompano require.
- Cost: in Fort Lauderdale, full-service management usually runs 20% to 30% of gross revenue (Guestable, market survey). Ask what's included: cleaning, linens, restocking and maintenance are often billed separately.
- Contract: check the term, the exit penalty, who holds the guests' money and how often you get a statement.
- Federal tax: rent paid to a foreign owner can be subject to 30% withholding on the gross amount, unless you elect to be taxed on net income (Form W-8ECI and a 1040-NR return) (IRS). And the income is also reported in Brazil if you're a Brazilian tax resident. Talk to an accountant in both countries. See our Portuguese guide on reporting US property on the Brazilian tax return.
Rui doesn't manage vacation rentals, but he helps you choose a property where they're allowed and refers you to management companies.
Insurance: a standard policy isn't enough
The Insurance Information Institute warns that a standard homeowners policy usually excludes business activity, and short-term rentals fall into that category. The recommendation is a dedicated vacation rental policy, covering damage, liability and loss of income (Insurance Business, citing the III). Add flood insurance too, which on the Broward coast can weigh heavily.
The honest net-income math
Be wary of anyone who only shows you "nightly rate × occupancy." For a realistic picture, subtract from gross revenue:
- [ ] Platform and management fees (20% to 30% in Fort Lauderdale)
- [ ] Cleaning, laundry and restocking
- [ ] Electricity, water, internet, TV and pest control
- [ ] Condo or HOA fees
- [ ] Property tax (no homestead if you don't live in the home)
- [ ] Homeowners, flood and vacation rental insurance
- [ ] Annual licenses, registrations and inspections
- [ ] Maintenance, furniture wear and slow months outside high season
- [ ] Income tax in the US and in your home country
Occupancy varies a lot by neighborhood, season and listing quality, and rental data sites show very different numbers from one another. Treat any projection as an estimate, not a promise. Past returns don't guarantee future returns. For the costs of owning property in general, read buying Florida real estate as a foreign national.
FAQ
Can I put my condo on Airbnb in Florida?
It depends first on the condo association. Many require a minimum lease of 30 days or more. If the governing documents allow it, you still need the DBPR license, state and county tax registrations and, in cities such as Deerfield Beach, Pompano Beach and Fort Lauderdale, registration with the city.
How much tax does a guest pay in South Florida?
In Broward it's 13% (6% state, 1% surtax and 6% tourist tax). In Palm Beach it's 12.5%. In Broward, Airbnb says it collects these taxes. In Palm Beach, the host has to pay the tourist tax directly to the county.
Can a city ban vacation rentals?
Under state law, cities and counties can't ban them or limit the duration or frequency of rentals, except under rules adopted on or before June 1, 2011. They can require registration, inspection and occupancy limits. A condo association, as a private contract, can restrict them.
How much does a vacation rental manager charge?
In Fort Lauderdale, full-service management usually costs 20% to 30% of gross revenue, according to a market survey. Cleaning and maintenance may be billed separately. Compare contracts and ask for statements from similar properties.
Does buying for Airbnb give me the right to a visa?
No. Owning property or earning rental income doesn't lead to a visa or a green card. See does buying US property get you a green card? and, for immigration, talk to an attorney.
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