Palm Coast, Florida Short Term Rental Regulations Guide for Airbnb hosts

I. Overview: Are Short-Term Rentals Allowed in Palm Coast, FL?

Yes, short-term rentals (STRs) are explicitly allowed in Palm Coast, FL. Ordinance 2025-01 (adopted January 7, 2025, effective March 3, 2025) permits STRs in all residential zoning districts, provided they comply with city requirements. The ordinance explicitly states Florida Statute §509.032(7) prevents local governments from prohibiting vacation rentals or regulating their duration/frequency, but allows cities to impose safety and operational standards. Palm Coast's new regulations focus on licensing, safety, occupancy limits, parking, trash, and neighborhood compatibility.

II. How to Start a Short-Term Rental Business in Palm Coast

Verify Zoning Compliance: Ensure the property is in a permitted residential zoning district. Most residential areas allow STRs.
Apply for City Registration: Submit a complete registration application to the City of Palm Coast by the effective date (March 3, 2025) to operate legally.
Obtain State/County Licenses:
- Florida Business Tax Receipt (from Flagler County Tax Collector)
- DBPR Transient Public Lodging Establishment License
- Florida Department of Revenue Tourist Development Tax Certificate
Designate a Responsible Party: Appoint an individual (owner or agent) available 24/7 and able to respond to issues within 2 hours.
Ensure Life Safety Compliance: Install smoke/CO alarms, fire extinguishers, emergency lighting, and comply with pool safety codes.
Establish Advertising & Operations: Reflect the property’s maximum occupancy in listings. Adhere to noise, parking, trash, and background check rules.
Annual Renewal: Register annually and maintain a clean violation record to renew.

III. Required Documents, Permits, Licenses & Guidelines

City of Palm Coast Registration (Mandatory):

Application: Short-Term Vacation Rental registration form (available via City).
Lease/Rental Agreement Sample: Must include disclosures per Section 17-68(A)(2):
- Guest names/ages; vehicle tag numbers & parking limit; maximum occupancy.
- RV/boat/trailer parking prohibition.
- 24/7 contact details for owner, manager, and secondary contact.
- Guest acknowledgment of City inspection rights.
- Agreement to comply with noise ordinances.
Responsible Party Designation: Form naming the 24/7 point of contact.
Business Tax Receipt: From Flagler County Tax Collector.
DBPR License: Florida Department of Business & Professional Regulation license as a transient public lodging establishment.
Tourist Tax Certificate: Florida Department of Revenue registration.
Affidavit: Certifying compliance with STR regulations, safety standards, and background check procedures.
Application Fee: $450 (set by City Council resolution).
Background Check: Evidence that guests are not registered sex offenders (platform checks like Airbnb suffice).

State of Florida (Mandatory):

Florida Statute Chapter 509: Governs public lodging establishments (apply via DBPR).
Rule Chapter 61C & 69A, Florida Administrative Code: Health & safety standards.
Tourist Development Tax: Register with the Florida Department of Revenue.

Flagler County (Mandatory):

Business Tax Receipt: Apply through the Flagler County Tax Collector’s Office.

IV. Specific Regulations for Palm Coast, Flagler County & Florida

City of Palm Coast (Ordinance 2025-01):

Maximum Occupancy: 10 guests per unit, max 2 per sleeping room (children ≤3 years excluded).
Parking: All vehicles must park on the driveway. No street, swale, or right-of-way parking. RVs/boats/trailers prohibited in front yards except for temporary loading/unloading/cleaning.
Trash: Covered containers; 1 per 4 guests; curbside pickup timing enforced (6 PM day before to 6 AM day after).
Life Safety:
- Smoke & CO alarms per Florida Building Code.
- Multi-purpose fire extinguisher (2A:10B:C) on each floor.
- Battery-powered emergency lighting (90-minute capacity).
- Pool safety per Florida Building Code.
Postings: Required inside unit near main entrance/fridge:
- Owner/manager contact; max occupancy; vehicle limits.
- Evacuation map; nearest hospital; noise rules (10 PM - 7 AM quiet hours).
- Trash/recycling pickup days; canal regulations; leash laws.
Advertising: Must include residential location and accurate occupancy.
Background Checks: Required for all guests; cannot be registered sex offenders.
Responsive Management: Responsible party must respond within 2 hours to issues.
Enforcement: Violations enforced under Florida Statute Chapter 162 (Code Enforcement Board). Fines/penalties apply.

Florida State Laws:

Chapter 509, F.S.: Requires DBPR licensing for transient public lodging establishments.
§509.032(7), F.S.: Prevents local bans or limits on rental duration/frequency (but allows safety/operational rules).

V. Contact Information

City of Palm Coast:
- Website: www.palmcoastgov.com (Search "Short-Term Rentals")
- Phone: (386) 986-2480 (Code Enforcement Division)
- Address: 160 Cypress Point Parkway, Suite B-202, Palm Coast, FL 32164
Flagler County Tax Collector:
- Phone: (386) 313-4160
- Website: flaglertax.com
Florida Department of Business & Professional Regulation (DBPR):
- Phone: (850) 487-1395
- Website: www.myfloridalicense.com
Florida Department of Revenue:
- Phone: (877) 357-3725
- Website: floridarevenue.com (Search "Tourist Tax")

VI. Links to Source Pages

Palm Coast Ordinance 2025-01: STR Ordinance PDF
News Coverage:
- MyNews13 - 10-Guest Limit
- Daytona Beach News-Journal - STR Rules Overview

VII. Key Takeaways for Investors

Profitability: $450 annual fee + operational limits (10-guest max) may affect income, but the market remains open.
Compliance Costs: State licenses, tourist tax registration, and safety equipment investments required.
Risk Management: Assigning a dedicated, responsive property manager is critical to avoid fines.
Location Matters: Properties in HOA-governed multi-family complexes may be exempt from City rules but still subject to HOA bylaws.
Enforcement: First-time violations get warnings; repeat offenders face fines via the Code Enforcement Board.

What do Airbnb hosts actually earn in Palm Coast?

Palm Coast hosts earn a median $36,572/year with $228 ADR and 62% occupancy.

Top performers pull in $53,953+ per year.

See the full Palm Coast market breakdown

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Ask the AI Advisor about Palm Coast

Palm Coast is a relatively young coastal city in Flagler County on Florida's northeast Atlantic shoreline, with a population of roughly 90,000 to 95,000 residents. The city has the feel of a planned, residential community that grew rapidly from swampland in the latter half of the twentieth century, and it remains a quieter alternative to the busier resort strips of central Florida. It is best known for its wide, uncrowded Atlantic beaches, a high concentration of golf courses, and its position as a gateway between the historic Spanish-colonial attractions of St. Augustine to the north and the motorsports and boardwalk energy of Daytona Beach to the south. Jacksonville lies about 60 to 70 miles to the north, and Orlando is roughly 90 to 100 miles to the southwest.

Just south of Palm Coast, straddling the border with Flagler Beach, Washington Oaks Gardens State Park combines manicured formal gardens with a rare coquina-rock shoreline that draws photographers and shell collectors year-round. The drive from central Palm Coast to the park typically takes about fifteen to twenty minutes, making it an easy half-day outing for vacationers based in the city.

A short drive farther south brings visitors to Fort Matanzas National Monument, a small Spanish coquina watchtower built in the 1740s to guard the southern approach to St. Augustine. Reached only by a free ferry from the visitor center on Anastasia Island, the site offers a quick but memorable look at colonial Florida and is roughly thirty minutes from Palm Coast, depending on traffic across the Matanzas Inlet.

To the north, the city of St. Augustine lies about thirty to forty minutes away and is one of the oldest continuously occupied European-established settlements in the continental United States. Its historic downtown, the Castillo de San Marcos, the Colonial Quarter, and the scenic bayfront draw millions of visitors each year and provide Palm Coast guests with an easy day trip into a very different atmosphere.

Closer to home, the surrounding Intracoastal Waterway and the inland portions of Flagler County offer fishing, kayaking, and miles of shaded trails through pine flatwoods and tidal marsh. Hammock Beach and other oceanfront resorts sit just off the city's main corridors, and the small beach town of Flagler Beach, with its pier and low-key surf vibe, is only about ten to fifteen minutes south.

Palm Coast's mix of natural preserves, a relaxed residential shoreline, and proximity to two of northeast Florida's strongest tourist draws make it a versatile base for short-term rentals, appealing to beachgoers, golfers, families visiting St. Augustine, and travelers seeking a quieter home base within easy reach of the region's marquee attractions.