Vineyards Airbnb Market Data

• Every Florida vacation rental (a home, condo, or 1 to 4 unit dwelling rented more than three times a year for stays under 30 days, or advertised as regularly rented) must hold a Division of Hotels and Restaurants license from the Florida DBPR before operating.
• Fees: $50 application (new or change of owner), $10 Hospitality Education Program fee, $170 per year for a single unit or $180 for a group of 2 to 25 units. Collective licenses run $150 plus $10 per unit.
• This market is in DBPR District 7 (Fort Myers), which renews annually on December 1.
• DBPR inspections are complaint-driven rather than routine. Units must meet NFPA 101 life safety requirements, including smoke detectors in every unit, and buildings of three stories or more must file a balcony inspection certificate every three years.
• Florida law (F.S. 509.032) preempts local governments from banning vacation rentals or regulating how often or how long they rent, unless the local rule was adopted on or before June 1, 2011. Registration, inspection, noise, parking, and trash rules remain local.

Source: Florida DBPR Division of Hotels and Restaurants / F.S. 509.032, 509.242

• Rental terms in City of Naples residential zoning must be 30 days or longer, except that a property may be rented for less than 30 days up to three times per calendar year.
• A property may not be advertised as available for rentals of less than 30 days.
• Because the rule predates June 1, 2011, it is not affected by Florida's state preemption of local vacation rental bans.
• Properties in the City of Naples are exempt from Collier County's registration ordinance and follow city rules instead.

Source: City of Naples FAQ / naplesgov.com

• Collier County Ordinance 2021-45, effective January 3, 2022, requires owners of short-term vacation rentals in unincorporated Collier County to register with the county.
• Registration applies to any dwelling rented for less than 30 consecutive days or one calendar month more than three times a calendar year. Rentals of 30 days or longer do not need to register.
• Owners must hold a Florida DBPR vacation rental license (owners not required to hold a DBPR license are exempt from the ordinance) and affirm a Tourist Development Tax account with the Collier County Tax Collector.
• A designated responsible party must be available in person or by phone 24 hours a day, seven days a week, and be willing and able to be on site within the next day of notification.
• Guest houses may not be leased or rented under Collier County LDC section 5.03.03.
• Marco Island and Everglades City are also exempt from the county ordinance and set their own rules.

Source: Collier County Short-Term Vacation Rental Registration / collier.gov

• Florida state sales tax on transient rentals: 6%.
• Collier County levies no discretionary sales surtax.
• Collier County Tourist Development Tax: 5%, collected by the Collier County Tax Collector. All owners and management companies that collect rent must register for a TDT account.
• Airbnb and, since February 1, 2023, Vrbo collect and remit the Collier TDT for bookings made through their platforms. All other bookings must be remitted by the owner or agent.

Source: FL DOR DR-15TDT and DR-15DSS / Collier County Tax Collector

• Many Naples condo associations and gated golf communities enforce 30-day, 90-day, or seasonal-only minimums; Florida's preemption does not apply to private covenants.
• Pull association documents and rental history during due diligence, since the same address can be a strong nightly rental or a 30-day-only property depending on the building.

• Coastal Collier County properties typically require windstorm and flood insurance in addition to standard hazard coverage, and premiums rose sharply after Hurricane Ian in 2022.
• Standard homeowner's policies typically exclude commercial rental activity, so dedicated short-term rental insurance is recommended.