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If you own a vacation rental in the Orlando area, particularly anywhere near Kissimmee, Davenport, or Poinciana, you have probably come across conflicting information about what Florida law actually requires. Some of that confusion traces back to a bill that never became law. Senate Bill 280, which would have created a centralized statewide registry for short-term rentals, passed the legislature in 2024 but was vetoed by Governor DeSantis that June. That means the framework governing your vacation rental today is not the new statewide system some articles describe. It is the same 2011 preemption structure, layered with state licensing and local rules that vary significantly depending on exactly where your property sits.
Understanding the actual current requirements, rather than what almost became law, is essential for staying compliant in one of the most STR-dense regions in the state.
Key Takeaways
Florida's vacation rental framework is still governed by the 2011 preemption law, not a new statewide registry, since SB 280 was vetoed in 2024.
Every qualifying vacation rental needs a DBPR license, separate from any local registration your city or county may require.
Owners must collect and remit both state sales tax and county Tourist Development Tax on every booking.
The Disney-area corridor, including Kissimmee and Davenport, remains one of the more STR-friendly markets in Florida, though HOA restrictions can still override what the city allows.
The Framework That Actually Governs Your Property
Florida Statute 509.032(7)(b) prevents cities and counties from banning vacation rentals outright or restricting how often or how long guests can stay, with one major exception: local ordinances adopted on or before June 1, 2011 remain fully enforceable. This is why a handful of coastal cities can still heavily restrict short-term rentals while most of Central Florida cannot.
Beyond that baseline protection, cities and counties retain real authority over registration, safety requirements, noise, parking, and occupancy standards, which means your specific compliance obligations still depend heavily on your exact address.
This is the detail that trips up a lot of owners who read general coverage of Florida STR law online. The preemption protects your right to operate a short-term rental in most of the state, but it does not exempt you from local registration or safety requirements layered on top of it.
What the State License Actually Requires
Any property rented for fewer than 30 days more than three times per year generally needs a license through the Florida Department of Business and Professional Regulation. This applies whether you own a single-family home, a condo, or a townhome, provided it meets that rental frequency threshold.
The application process runs through DBPR's online portal and typically requires proof of ownership, the property address, and payment of the applicable license fee, with inspection requirements varying based on your license type and building characteristics.
Once issued, your DBPR license number must appear on every listing, including Airbnb and Vrbo. Major booking platforms now verify these numbers directly and will suppress or remove listings that lack valid credentials, which means an expired license does not just create legal exposure; it can also quietly kill your bookings without triggering an obvious red flag.
Taxes Are a Separate Obligation From Licensing
Registering for your DBPR license and registering for tax collection are two entirely separate processes, and treating them as one step is a common and costly mistake. Florida imposes a 6% state sales tax on transient rental income, and most counties add a Tourist Development Tax on top of that, typically ranging from 4% to 6% depending on your specific county.
For properties in the Orlando area, that generally means registering with both the Florida Department of Revenue for state sales tax and your county tax collector for the local tourist tax, sometimes referred to as the bed tax.
Many platforms, including Airbnb, collect and remit the state sales tax automatically, but county-level tourist tax often still needs to be handled separately by the property owner. Confirming exactly which taxes are being collected on your behalf versus which ones you are responsible for filing yourself is worth doing directly with your county tax collector's office rather than assuming your booking platform has it fully covered.
Why the Disney-Area Corridor Is Different
Kissimmee and Davenport, both within Osceola County, remain among the more short-term rental-friendly markets in Florida, which is part of why this corridor has such a dense concentration of vacation home inventory built specifically for the tourist market.
That relative openness at the city and county level does not extend to private HOA and condo association rules, however, which sit entirely outside the state's preemption framework. A community with a 30-day minimum rental restriction in its governing documents can effectively block short-term rental use even in a city that otherwise permits it freely.
Before assuming a property qualifies for short-term rental use simply because it sits in a favorable municipality, checking the specific HOA or community association documents is a necessary step, not an optional one. This is especially true for owners who purchased a property specifically for vacation rental income and are relying on that income to support their investment.
Staying Compliant Without the Guesswork
Given how much outdated or incomplete information circulates about Florida's short-term rental rules, keeping your compliance status current requires checking primary sources rather than general online guides, many of which have not been updated since the SB 280 veto.
Our vacation property management services handle licensing renewals, tax registration, and local compliance tracking directly, so your rental income is not put at risk by a lapsed license or a missed local requirement.
FAQ
Is there a new statewide vacation rental registry in Florida?
No. Senate Bill 280 would have created one, but Governor DeSantis vetoed it in June 2024. The current framework remains the 2011 preemption law combined with DBPR licensing and local rules.
Do I need a local permit in addition to my DBPR license?
Often yes, particularly in cities and counties that have adopted their own registration programs. Requirements vary significantly by jurisdiction, so confirming with your specific city or county is essential.
Can my HOA restrict short-term rentals even if my city allows them?
Yes. State preemption does not apply to private HOA or condominium restrictions, which can impose minimum rental periods or outright bans regardless of what local government permits.
What happens if my DBPR license lapses?
Beyond legal exposure and potential fines, major booking platforms verify license numbers and can suppress or remove listings tied to an expired license, which can quietly cut off your bookings.
Protecting Your Vacation Rental Investment
Florida's short-term rental landscape looks deceptively simple from a distance, but the layered reality of state licensing, tax registration, and local rules means real compliance risk for owners who rely on outdated information.
If you want a team that actively tracks these requirements across the Central Florida market, reach out to our office and let's talk about your property.