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Marathon, FL

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STR Regulations for Marathon, Florida

Overview: Are Short-Term Rentals Allowed in Marathon, FL?

Yes, short-term rentals (STRs) are explicitly allowed in Marathon, Florida, but are heavily regulated. The City of Marathon permits licensed vacation rentals for stays of 7 to 28 nights; rentals for fewer than 7 nights are prohibited. The City requires licenses for property owners and agents, mandatory training, fire inspections, and compliance with local and state regulations. While Monroe County governs unincorporated areas, Marathon is an incorporated city with its own STR framework. Investors must comply with both City of Marathon regulations (for properties within city limits) and Monroe County rules (for surrounding unincorporated areas). This guide prioritizes City of Marathon requirements, followed by County rules for context.

How to Start an STR Business in Marathon, FL

  1. Zoning Verification: Confirm your property is in an area where STRs are permitted. Within Marathon city limits, zoning dictates STR rules.
  2. Obtain Required Licenses:
    • Vacation Rental Property License (City): Mandatory for the owner of each STR unit. Valid for 1 year. Renewal application due 30 days before expiration.
    • Vacation Rental Agent License (City): Mandatory for any person acting on behalf of the property owner (e.g., property managers). Valid for 1 year. Renewal application due 30 days before expiration. One Agent License can manage multiple properties.
  3. Complete Mandatory Training:
    • Property owners must complete a City of Marathon Vacation Rental Training Session and obtain a certificate (renewed every 2 years). Only one owner per property needs the certificate.
    • Agents must complete the training annually to maintain their license.
  4. Fire & Life Safety Inspection: Schedule and pass an inspection by the Monroe County Fire Marshal's Office for each property (required for both initial permits and renewals). Fees vary by bedroom count.
  5. Business Tax License: Obtain a Monroe County Business Tax License (for both long-term and short-term rentals where allowed).
  6. Comply with State Regulations: Register with Florida State for taxes (Sales Tax, Tourist Development Tax) and lodging compliance (see State Regulations section).
  7. Advertising Compliance: Crucial: All advertisements must reflect a minimum 28-day stay requirement for county properties and the City license number (Property License - PLR and Agent License numbers must be displayed prominently). Renting for < 7 days is illegal in the City.
  8. Ongoing Compliance: Maintain local contact availability, adhere to occupancy limits, noise rules, parking, and waste management requirements.

Required Documents, Permits, Licenses, and Guidelines

  • City of Marathon (Property within City Limits):
    • Vacation Rental Property License Application (Initial/Renewal/Transfer).
    • Vacation Rental Agent License Application (Initial/Renewal).
    • Vacation Rental Training Certificate (Owner: Valid 2 yrs; Agent: Valid 1 yr).
    • Fire & Life Safety Inspection Certificate (by Monroe County Fire Marshal - required for both initial and renewal).
    • Monroe County Business Tax License.
    • Florida State Sales Tax & Tourist Development Tax Registration (see State Regulations).
    • Proof of compliance with Florida Statutes Ch. 509 (Public Lodging), Ch. 212 (Tax & Revenue), 69A-43 F.A.C. (Fire Safety), 61C-3.001 F.A.C. (Sanitation), 69A-60 F.A.C. (Fire Prevention Code), and Florida Dept. of Health/DEP wastewater standards.
    • Written Lease Agreement (must include tenant compliance with city rules, violation consequences).
    • Registered Tenant/Occupancy/Vehicle List (must be available to city/sheriff upon request).
    • Copy of required in-unit Notice/Sign.
  • Monroe County (Unincorporated Areas):
    • Special Vacation Rental Permit Application (Initial: $490; Renewal: $100).
    • Special Vacation Rental Manager License Application ($110).
    • Fire & Life Safety Inspection Certificate (by Fire Marshal - fees depend on bedroom count).
    • Monroe County Business Tax License.

Specific Regulations

City of Marathon Key Requirements:

  • Stay Duration: 7 to 28 nights only. Rentals under 7 nights are prohibited.
  • Licenses: Non-transferable. Ownership change requires new application and transfer fee within 30 days of sale.
  • Occupancy: Max is 2 persons per bedroom plus 2. No occupancy over the max overnight tenant limit before 7 AM (or dawn) or after 10 PM. City may grant additional occupancy for large lots (>0.5 acre) with sufficient parking and no safety/traffic impact.
  • Kitchens: Only one kitchen per unit.
  • Local Contact: Owner/Agent must be available 24/7 to respond to complaints or tenant issues within 1 hour.
  • Parking: Must provide off-street parking for all tenant vehicles, watercraft, and trailers on owned/leased property. Right-of-way parking allowed only if common on the street and doesn't impede traffic.
  • Vessel Docking: Total docked vessel length cannot exceed property width at waterline. Vessels cannot be rafted together creating navigation hazards (>25% of waterway width). No chartering to non-guests or live-aboards.
  • RV Use: RVs cannot be used for sleeping or overnight accommodations.
  • Trash: Four (4) covered trash containers required. Trash only placed on right-of-way from 6 PM day before pickup until pickup day.
  • Cleanliness: Thorough cleaning required before each tenancy (vacuum/mop floors).
  • Noise: No unnecessary noise disturbances before 7 AM (or dawn) or after 10 PM.
  • In-Unit Notice: Must post a clearly visible sign by the front door listing contact info, max occupancy, parking rules, trash pickup day, violation consequences, and license numbers.
  • Complaint Response: Respond to complaints within 1 hour (on-site if necessary), contact complainant within 2 hours, and report actions to the City.
  • Advertising: Must display both Property License (PLR) and Agent License numbers prominently on all advertising (especially internet homepages).
  • Violations & Penalties: Up to $500/day per unit per violation.
    • 3 violations in 12 months: Suspension of Property License for 12 months.
    • License suspended in previous 5 years + 3 violations: Revocation.
    • 3 Agent violations in 12 months: Double next year's Agent Registration Fee. 6 Agent violations in 12 months: 12+ month Agent License suspension.
    • Operating while suspended/revoked: Immediate revocation of both licenses for 60+ months.
  • Evacuation: Must evacuate per posted orders during emergencies.

Monroe County (Unincorporated Areas) Key Restrictions:

  • Permitted Districts: STRs allowed with Special Vacation Rental Permits in: SR (Suburban Residential), MU (Mixed Use), UR (Urban Residential), IS-V (Improved Subdivision Vacation Rental), OS (Offshore Islands).
  • PROHIBITED Districts: STRs are unlawful for rentals under 28 days in: IS (Improved Subdivision), URM (Urban Residential Mobile Home), IS-M (Improved Subdivision Masonry).
  • Stay Duration: All rentals must be 28 consecutive days or more to the same tenant. Monthly rates must be advertised.
  • Permits: Annual Special Vacation Rental Permit required for each unit (non-transferable - new owner must reapply).
  • Manager: Every STR must have a licensed Special Vacation Rental Manager.
  • Business Tax License: Required for all rentals (long-term and short-term).
  • Advertising: Must reflect the 28-day minimum stay and monthly rates.

Florida State Regulations (Apply to all STRs):

  • Registration & Taxes: Register with the Florida Dept. of Revenue for Sales Tax (6%) and Monroe County Tourist Development Tax (varies, typically 4-5%). Collect and remit these taxes on all bookings. Registration under Florida Statutes Ch. 212 (Tax & Revenue Act) is mandatory.
  • Lodging Compliance: Comply with Florida Statutes Ch. 509 (Public Lodging Establishments), Chapter 69A-43 F.A.C. (Uniform Fire Safety Standards), Chapter 61C-3.001 F.A.C. (Sanitation & Safety), and Chapter 69A-60 F.A.C. (Florida Fire Prevention Code).
  • Health & Wastewater: Meet Florida Dept. of Health and Florida Dept. of Environmental Protection standards for wastewater treatment and disposal.

Contact Information for Local Authority

City of Marathon (Code Compliance - Vacation Rentals within City Limits)

Monroe County (Planning & Environmental Resources - STR Permits/Licenses in Unincorporated Areas)

Links to Source Pages

What do Airbnb hosts actually earn in Marathon?

Marathon hosts earn a median $59,827/year with $422 ADR and 67% occupancy.

Top performers pull in $94,760+ per year.

See the full Marathon market breakdown

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Marathon

Market Saturation Score

036912
Mild Saturation
3/ 12
months with declining YoY revenue
2–4 declining months: early saturation pressure - watch for trend persistence.
View Full Marathon Market Analysis

Photos of Marathon

Overview of Marathon

Marathon is a small coastal city in Monroe County, Florida, situated in the heart of the Florida Keys. With an approximate population of around 8,000, it carries the laid-back, sun-bleached character of a working island town that doubles as a popular vacation hub. The city stretches across Vaca Cut between Vaca Key and Knight's Key and serves as a natural midpoint for travelers exploring the Overseas Highway, the scenic route that links the mainland to Key West. Marathon sits roughly 50 miles north of Key West and about 100 miles south of Miami, with the drive from the mainland taking around two and a half hours depending on traffic.

One of the area's signature draws is Bahia Honda State Park, located southwest of Marathon on Bahia Honda Key. Long recognized as one of the best beaches in the continental United States, the park is known for its calm turquoise water, soft sand, and sweeping views of the Seven Mile Bridge, the iconic old railway span that arches across the water toward the Lower Keys. It is approximately a 30- to 40-minute drive from the city center.

History and natural beauty come together at the Crane Point Museum & Nature Center, a roughly 63-acre preserve and cultural complex within Marathon. Visitors can wander through tropical hardwood hammocks and mangrove wetlands along shaded nature trails while also exploring exhibits on Keys history, including the restored Adderley House, one of the oldest structures in the Florida Keys. Just off the Overseas Highway, the property is only a few minutes' drive from most local accommodations.

The Turtle Hospital is a working marine rehabilitation facility dedicated to the rescue and recovery of injured sea turtles. Open for educational tours, it offers visitors a close look at the animals in its care, from small hatchlings to large sub-adults, and has become a favorite stop for families traveling through the Keys.

For a dose of local heritage, Pigeon Key sits beneath the Old Seven Mile Bridge, about 15 minutes southwest of Marathon. The small historic island once housed workers who built the Key West Extension of the Florida East Coast Railway in the early twentieth century and now functions as a museum and educational center, giving visitors a window into the engineering feats that made life in the Keys possible.

Marathon's mix of natural beauty, marine wildlife, and central-Keys location makes it a compelling base for short-term rentals. Travelers are drawn by the proximity to world-class snorkeling and diving on nearby reefs, the convenience of a half-day's drive from Miami, and easy day-trip access south to Key West, all while enjoying a quieter, more residential pace than the busier end-points of the Overseas Highway.

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