Edgewater, Florida
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Edgewater, FL
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STR Regulations for Edgewater, Florida
(Investor‑focused, detailed, professional, and based solely on the supplied sources)
1. Overview – Are Short‑Term Rentals Permitted in Edgewater, FL?
Yes, short‑term rentals are permitted in Edgewater, but only under the framework of a “Bed & Breakfast” (B&B) operation.
The City’s Land Development Code (LDC) does not list a separate “short‑term rental” or “guest tourist home” use. Instead, rentals of fewer than 30 days are treated as a Bed & Breakfast, which is a conditional use in the following residential zoning districts: R‑1, R‑2, R‑3, R‑4, and R‑5.
Key points from the Edgewater LDC (Article III, 2018‑O‑28) that govern this allowance:
| Zoning District | Permitted Status for Bed & Breakfast | Special Requirements | |----------------|---------------------------------------|----------------------| | R‑1, R‑2, R‑3, R‑4, R‑5 | Conditional Use (C) | 1‑off‑street parking space per bedroom + residential parking; landscaping as for hotel/motel uses; one sign ≤ 6 sq ft; City Business Tax Receipt required. |
All other residential districts (e.g., R‑1A, R‑1AA, etc.) prohibit short‑term rentals. Therefore, before any investment you must confirm that the target property lies within one of the above “R‑” districts and that a conditional use can be obtained.
Source: Edgewater Land Development Code – Article III, Table III‑3 and Section 21‑34.08 (Bed & Breakfast requirements).
What do Airbnb hosts actually earn in Edgewater?
Edgewater hosts earn a median $32,813/year with $184 ADR and 71% occupancy.
Top performers pull in $55,243+ per year.
See the full Edgewater market breakdown2. How to Start a Short‑Term Rental Business in Edgewater
The process follows a logical, step‑by‑step sequence. Each step must be completed before the next can begin; failure at any stage will delay or prevent operation.
| Step | Action | Why It Matters | Where to Obtain | |------|--------|----------------|-----------------| | 1. Zoning Verification | Confirm the parcel’s zoning (R‑1, R‑2, R‑3, R‑4, or R‑5). Use the City’s official zoning map or the Orange County Zoning Lookup tool referenced by Edgewood (the same tool works for Edgewater). | Only these districts permit a B&B‑type STR. | Link: <www.orangecountyfl.net/PermitsLicenses/ZoningDivision.aspx> | | 2. Conditional Use (Special Exception) Application | Submit a Conditional Use Permit (CUP) to the Development Services Department, including a site plan that shows parking, landscaping, and sign placement. | Required by the LDC to legally operate a B&B in a residential zone. | City of Edgewater – Development Services (contact details below). | | 3. Business Tax Receipt (BTR) | Apply for a City Business Tax Receipt (formerly “occupational license”). This is mandatory for any business activity, including STRs. | Provides the city with a record of the business and ensures compliance with local tax requirements. | Edgewater City Hall – Business Tax Office (see contact). | | 4. State Registration | Register the rental unit with the Florida Department of Business & Professional Regulation (DBPR) to obtain a Rental Unit Registration Number (Florida Statute 509.032). | State law requires every transient rental to be registered. | DBPR website: <www.myfloridalicense.com/> | | 5. Tourist Development Tax (TDT) Enrollment | Enroll with Volusia County to collect and remit the 5 % Tourist Development Tax on all rentals. | Volusia County imposes TDT on all short‑term stays. | Volusia County Tax Collector: <www.volusia.org/> (registration details on the site). | | 6. Compliance with Bed & Breakfast Standards | Implement off‑street parking (1 space/bedroom + residential requirement), landscaping, signage (≤ 6 sq ft), and any fire‑code inspections. | LDC explicitly lists these as conditions for B&B approval. | Local fire marshal & building department (via Development Services). | | 7. Ongoing Reporting | File quarterly TDT returns with Volusia County and annual BTR renewal with the city. | Failure to remit taxes can result in fines or revocation. | County tax collector & City business tax office (see contact). |
3. Required Documents, Permits, Licenses & Guidelines
Below is a consolidated checklist of documents you must prepare and permits/licenses you must obtain, based on the sources.
| Document / Permit | Issuing Authority | Applicability | Key Details | |-------------------|-------------------|---------------|-------------| | Zoning Confirmation | City of Edgewater (or Orange County GIS) | All properties | Must show property is R‑1, R‑2, R‑3, R‑4, or R‑5. | | Conditional Use (Special Exception) Application | Edgewater Development Services | Bed & Breakfast operation | Site plan with parking & landscaping; fee applies. | | City Business Tax Receipt (BTR) | Edgewater City Hall | All businesses | Annual renewal; proof of property ownership or lease required. | | **Florida Rental Unit
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Overview of Edgewater
Edgewater sits on the western bank of the Indian River Lagoon in Volusia County, on Florida's central Atlantic coast. With a population of roughly 23,000, it has the feel of a relaxed, family-friendly coastal community where mangrove shoreline, quiet residential streets, and small-town amenities meet growing suburban energy. Edgewater is best known as the mainland gateway to New Smyrna Beach, and it lies about 60 miles northeast of Orlando and roughly 20 miles south of Daytona Beach, putting both major destinations within an easy day trip.
Just across the Intracoastal Waterway, New Smyrna Beach offers 13 miles of Atlantic shoreline, a walkable historic downtown, and a thriving surf culture. The drive from Edgewater to the beachside is typically less than 10 minutes depending on the crossing, making the area especially appealing for travelers who want a quieter home base with quick access to one of Florida's most recognized beach towns. Galleries, seafood restaurants, and the Canal Street Historic District give the destination a character that feels distinct from the larger, more commercialized beaches to the north.
South of town, Canaveral National Seashore stretches along a barrier island of undeveloped beach, dunes, and salt marsh. It is roughly a 30- to 40-minute drive from Edgewater, and visitors come for shelling, birdwatching, and a chance to experience one of the longest stretches of pristine coastline in the eastern United States. The park's proximity to Kennedy Space Center also makes it a popular viewing spot for rocket launches from the Cape.
A little closer to home, the Indian River Lagoon itself is one of the most biodiverse estuaries in North America, and the Marine Discovery Center, just over the bridge in New Smyrna Beach, offers boat tours, kayak trips, and hands-on exhibits focused on dolphins, manatees, and the lagoon's ecosystems. For travelers who prefer a bigger-city vibe, Daytona Beach, with its boardwalk, International Speedway, and broader shopping and dining, is about 25 minutes north up U.S. 1 or I-95.
Edgewater makes a compelling base for short-term rentals because it combines a peaceful, residential setting with immediate access to some of central Florida's most appealing coastal experiences. Guests can spend mornings on quiet lagoon waters, afternoons on uncrowded national seashore, and evenings enjoying the restaurants and surf-town energy of New Smyrna Beach, all while remaining within reasonable reach of Orlando's theme parks and Daytona Beach's entertainment.
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