Short-Term Rental Rules in Manatee & Sarasota

If you are considering buying an investment property for short-term rentals in Manatee or Sarasota County, understanding the regulations is the single most important step before you make an offer. The rules vary significantly depending on whether your property sits in unincorporated county land, inside a specific municipality, or on one of the barrier island communities. Getting this wrong can mean fines, lost rental income, or a property that simply cannot legally operate as a vacation rental.

I am John Belt, REALTOR® with Keller Williams On The Water in Bradenton, and I work with investors across both counties every week. One of the most common mistakes I see is buyers assuming that short-term rental rules are the same everywhere along the Gulf Coast. They are not, and the differences can make or break your investment. Here is a jurisdiction-by-jurisdiction breakdown of what you need to know before you buy.

Florida State Licensing Requirements

Before examining local rules, every short-term rental operator in Florida must comply with state-level requirements. The Florida Department of Business and Professional Regulation requires a license for any dwelling unit rented more than three times per year for periods of less than 30 days or one calendar month. This applies whether you are renting an entire house, a condo unit, or a single room in your property.

You must obtain your DBPR license before you advertise or accept bookings. The state also requires you to collect and remit 6 percent Florida sales tax on all transient rental income for stays of six months or less. Operating without a DBPR license can result in fines of up to $1,000 per violation per day, plus cease-and-desist orders that immediately shut down your rental operations. The application process typically takes two to four weeks, so plan accordingly during your purchase timeline.

Unincorporated Manatee County STR Rules

Unincorporated Manatee County has historically had relatively few county-specific short-term rental restrictions compared to many Florida counties. However, in mid-2026 Manatee County commissioners began considering a proposed ordinance that would regulate vacation rentals more comprehensively, so these rules may tighten. Regardless of any pending ordinance, all STR operators must register a Tourist Development Tax account with the Manatee County Tax Collector and submit an application to Manatee County Code Enforcement.

The registration fee is $250 initially with annual renewals. Compliance with applicable building, fire, and safety codes is mandatory. You must collect and remit both the 6 percent state sales tax and the 6 percent Manatee County Tourist Development Tax. The county rate increased from 5 percent to 6 percent effective January 1, 2025, after voter approval in November 2024. That one-point increase directly impacts your projected returns, so make sure your investment model reflects the current rate.

City of Bradenton STR Rules

If your investment property is within Bradenton city limits, you face additional municipal requirements beyond the county and state rules. Every property rented more than three times a year for stays under 30 days needs an annual Certificate of Registration from the city. The initial application fee is $250 and renewals cost $150 per year. You must provide proof of your DBPR license and tourist tax registration as part of the application.

Bradenton has been tightening its STR oversight in recent years, so investors should verify current requirements with the city before purchasing. Zoning also matters because not all residential zones within city limits treat short-term rentals the same way. A property that looks like a great deal on paper may have zoning restrictions that prevent or severely limit vacation rental use. I always recommend confirming zoning eligibility before you write an offer.

Anna Maria Island Regulations

Anna Maria Island is one of the most popular vacation rental markets in our area, but it is also one of the most heavily regulated. The island spans three separate municipalities, each with its own distinct rules. If you are buying on the island specifically for rental income, understanding these differences is critical to your investment strategy.

City of Anna Maria

The City of Anna Maria at the northern tip requires vacation rental owners to register with the city, provide proof of state and county lodging and tax accounts, and pass an annual inspection before legally renting short-term. Occupancy is strictly limited to two people per bedroom plus two additional guests, with an absolute maximum of eight occupants for properties with three or more bedrooms. The city actively enforces these limits and requires a local property manager or contact person who can respond to complaints promptly.

Holmes Beach

Holmes Beach covers the middle section of the island and requires a vacation rental certificate for all short-term rental properties. What makes Holmes Beach unique is that minimum rental periods are determined by zoning district. In some zones the minimum rental period is 30 days, which effectively prohibits traditional weekly vacation rentals. Other zones allow weekly or shorter stays. You must verify the zoning of any specific property before purchasing because two properties on the same street can have different rental rules. Maximum occupancy is six people or two per bedroom, whichever is greater.

Bradenton Beach

Bradenton Beach at the southern end of the island allows nightly rentals, making it the most permissive of the three island cities for short-term rental investors. You must hold a DBPR license, and the city issues an identification label that must be posted on the exterior of the property at all times during rental periods. Occupancy is capped at two persons per bedroom plus two additional people, with an absolute maximum of twelve persons or one person per 100 square feet of living space.

Unincorporated Sarasota County STR Rules

Sarasota County enacted a significant vacation rental ordinance in 2025 known as Ordinance 25-5560, which substantially increased regulatory oversight. As of January 1, 2025, it is illegal to operate a vacation rental in unincorporated Sarasota County without first applying for and receiving a Vacation Rental Certificate. This certificate requires registration with both the DBPR and the Sarasota County Tax Collector.

The ordinance enforces minimum safety standards including fire extinguishers near the kitchen and bedrooms, documented parking plans, emergency contact information posted inside the unit, and building and fire code compliance. Penalties for operating without the certificate include fines, license suspension, and orders to cease all rental operations until compliance is verified. The county has increased enforcement staffing and actively investigates complaints.

City of Sarasota STR Rules

The City of Sarasota launched its own citywide vacation rental registration with rules stricter than the surrounding county. The city enforces a seven-day minimum stay for short-term rentals, which eliminates the traditional weekend vacation rental model entirely within city limits. There are also occupancy caps and coordinated noise enforcement provisions designed to protect residential neighborhoods.

Registration is mandatory and involves providing detailed property information, proof of state and county tax accounts, and contact information for a local property manager or responsible party. The city responds to neighbor complaints with inspections and potential penalties. Investors targeting short weekend stays should look outside City of Sarasota boundaries.

Longboat Key STR Rules

Longboat Key straddles both Manatee and Sarasota counties and has its own long-standing regulations dating back to a 1982 ordinance. On residentially-zoned properties, the minimum rental period is 30 consecutive calendar days unless the property is grandfathered as a tourism use or located in a tourism-zoned district. This effectively prohibits weekly vacation rentals on most residential properties on the key.

STR owners offering rentals of six months or less must register with the town for a $200 fee, with renewals every two years at $150. Registration certificates must be posted inside the property and registration numbers must appear in all advertising. Guests must receive information about parking limits, noise rules, garbage schedules, and emergency evacuation procedures. Longboat Key actively enforces its rental regulations and has historically protected its residential character.

Tax Obligations for Short-Term Rental Owners

Regardless of which jurisdiction your property is in, you will owe multiple layers of tax on short-term rental income. Understanding these obligations before you buy allows you to build accurate return projections.

• Florida State Sales Tax: 6 percent on all transient rentals of six months or less, remitted to the Florida Department of Revenue.

• Manatee County Tourist Development Tax: 6 percent as of January 2025, remitted to the Manatee County Tax Collector.

• Sarasota County Tourist Development Tax: 6 percent, remitted to the Sarasota County Tax Collector.

• Sarasota County Discretionary Surtax: An additional 1 percent, bringing the combined state and local sales tax rate to 7 percent in Sarasota County.

Platforms like Airbnb and Vrbo may collect and remit some taxes on your behalf, but coverage varies by jurisdiction and tax type. In Manatee County, hosts have historically been responsible for registering, collecting, and remitting tourist development taxes directly. Always verify which taxes your platform handles and which remain your personal responsibility, because the county holds the property owner accountable for any shortfall.

HOA and Condo Association Restrictions

Even when local government regulations allow short-term rentals on your property, your homeowners association or condominium association may not. Many communities in Manatee and Sarasota counties have covenants, conditions, and restrictions that prohibit rentals under 30 days, 90 days, or even six months. Some limit the number of annual rental periods or require board approval of every tenant.

Before purchasing any property for short-term rental investment, obtain and read the complete CC&Rs, rules, and bylaws. This step is just as important as verifying local government regulations. A property with favorable municipal zoning for STRs can still be a terrible investment if the association flatly prohibits them. I always pull these documents during due diligence for my investor clients.

Frequently Asked Questions

Do I need a business license to operate a short-term rental in Florida?

Yes. At minimum, you need a DBPR license from the state. Most municipalities and both counties require additional local registration or permits. You also need to register for Florida sales tax collection and county tourist development tax collection before accepting your first booking.

Can I operate a short-term rental anywhere in Manatee County?

In unincorporated Manatee County, STRs are generally permitted with proper licensing and tax registration. Properties within specific municipalities such as Bradenton, Holmes Beach, Anna Maria, and Bradenton Beach are subject to additional local regulations that may restrict or add requirements to STR operations.

What is the current tourist development tax rate?

Both Manatee and Sarasota counties currently charge 6 percent. This is collected in addition to the 6 percent state sales tax. Sarasota County adds a 1 percent discretionary surtax, bringing the total state and local sales tax rate to 7 percent there.

Do platforms like Airbnb collect my taxes automatically?

Platforms may collect and remit certain taxes, but coverage varies by jurisdiction and tax type. Verify directly with your platform and the relevant county tax collector to confirm which taxes are handled and which remain your responsibility. The property owner is ultimately liable for any uncollected or unremitted amounts.

What penalties exist for operating without proper permits?

Penalties vary by jurisdiction but can include daily fines, cease-and-desist orders, license revocation, and in some cases liens against the property. Both counties have increased enforcement staffing in recent years, and neighbor complaints frequently trigger inspections.

Get Expert Guidance Before You Invest

Short-term rental regulations across Manatee and Sarasota counties are a patchwork of state, county, and municipal rules that can change with a single commission vote. Buying an investment property without understanding the specific rules for that exact location is a risk you do not need to take.

If you are evaluating properties for short-term rental potential, I can help you understand which areas align with your investment strategy and which ones to avoid. Schedule a buyer consultation to discuss your goals, or if you already own property and want to understand its current market value, request a free home valuation.

John Belt, REALTOR® | Keller Williams On The Water | (941) 720-1200 | john@johnbeltrealtor.com