Executive Overview: Are Short-Term Rentals Allowed in Rosemary Beach?

YES – Short-term rentals are explicitly allowed in Rosemary Beach, Florida, but they are subject to comprehensive regulations at the county, state, and local levels. Rosemary Beach is located within Walton County jurisdiction, and property owners must comply with the Walton County Short-Term Vacation Rental Ordinance (2023-03), along with applicable Florida state statutes and any community-specific requirements imposed by the Rosemary Beach Property Owners Association.

The regulatory framework requires multiple registrations, licenses, and ongoing compliance with safety, occupancy, parking, and operational standards. While operationally permitted, investors must be prepared for a rigorous compliance process and ongoing regulatory oversight.

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How to Start a Short-Term Rental Business in Rosemary Beach

Phase 1: Pre-Registration Requirements

Before operating any short-term rental in Rosemary Beach, investors must complete the following five prerequisite registrations:

1. Business Registration with Florida Department of State

   • Required if property is deeded to a company, LLC, or other business entity
   • Register your business entity at: dos.fl.gov/sunbiz/forms/limited-liability-company/

2. Property Registration with Florida Department of Revenue

   • Required for state tax remittance
   • Online enrollment: taxapps.floridarevenue.com/EEnrollment/
   • Tax documentation: floridarevenue.com/Forms_library/current/gt800034.pdf
   • Note: If exclusively renting through Airbnb or VRBO, provide listing ID(s) only

3. Property Licensing through Florida Department of Business and Professional Regulation

   • MANDATORY - Operating without this license violates Florida state law
   • Application guide: www2.myfloridalicense.com/hotels-restaurants/licensing/vrtsp-guide/

4. Property Registration with Walton County Clerk of Courts

   • Required for Tourism Development Tax (TDT) remittance
   • Registration portal: waltontdt.munirevs.com

5. Walton County Vacation Rental Registration Program

   • County-level certification required
   • Contact: stvr@mywaltonfl.gov with business address and account email
   • Registration portal: waltonvrc.munirevs.com

Phase 2: Application Process

Important Note: Simply holding the first four registrations does not automatically qualify you for Walton County registration. A complete application with supporting documents must be submitted to the Walton County Vacation Rental Registration Program along with appropriate fees.

Application Requirements:

• Completed application form
• Affidavit of Compliance (must be notarized)
• Agent Affidavit (if using property management company)
• Supporting documentation as specified in WCSTR Form 3201-C
• Business entity documentation for LLC-owned properties

Phase 3: Ongoing Compliance Setup

Local Responsible Party Designation:

• Designate a local responsible party who is at least 18 years old
• Must be available 24/7 via landline or mobile phone
• Must respond to rental property within one hour of notification
• Must monitor property at least weekly for compliance
• Contact information must be posted as required

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Required Documents, Permits, Licenses, and Guidelines

State-Level Requirements (Florida)

Florida Department of Business & Professional Regulation (DBPR) License:

• Public Lodging Establishment license required for all STRs
• Must comply with Florida Statutes Chapter 509
• Annual renewal required
• Specific requirements for properties 3+ stories including balcony inspections

State Tax Obligations:

• Florida sales tax registration and remittance
• Tourist Development Tax registration and remittance through county clerk
• Professional property management if handling guest stays

County-Level Requirements (Walton County)

Walton County STVR Certification:

• Annual renewal required with specific expiration dates by zip code:
  • 32550: August 1 - July 31
  • 32461, 32462, 32578, 32413, 32439: November 1 - October 31
  • 32459: February 1 - January 31
  • 32435, 32455, 32539, 32464, 32467, 32433: May 1 - April 30

Required Affidavits:

• Affidavit of Compliance with Walton County Florida Code 1.13.16
• Agent Affidavit (if using property management company)

Property-Specific Documentation

For LLC-Owned Properties:

• Florida Department of State business registration documentation
• List of all people owning 10% or more of outstanding stock/equity
• Names and addresses of officers, directors, chief executives
• Documentation of foreign entity registration if applicable
• Fictitious name registration if using "dba"

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Specific Regulations for Short-Term Rentals

Occupancy and Capacity Standards

Maximum Occupancy Calculation:

• One person per 150 square feet of heated/cooled living area
• OR lower agreed-upon maximum occupancy established during certification
• Applies to all advertising and actual occupancy

Life Safety Requirements:

• Automatic smoke detection systems (UL 217 listed)
• Battery-powered emergency lighting (minimum 1-hour duration for primary exit)
• Portable fire extinguisher (2A:10B:C rating) on each floor
• Primary and secondary means of egress
• Fire safety information pamphlet for guests

Parking Requirements

Existing Units:

• Parking capacity established during certification process
• Typically equals current on-site parking availability
• Must be clearly advertised

New Construction/Conversions:

• One space per 900 square feet of gross floor area
• One space per six transient occupants
• Garage spaces only count if open and accessible to guests
• On-street parking prohibited within public rights-of-way
• Golf carts, RVs, trailers may not occupy designated parking spaces

Waste Management Standards

Trash Container Requirements:

• 35 gallons capacity per four occupants (round up)
• Containers must have secure lids to prevent spills and animal access
• Curbside placement: no earlier than 4:00 PM day before pickup
• Curbside removal: no later than sunset on pickup day

Wildlife Protection Zone Requirements

Sea Turtle Nesting Areas:

• Check property location using Walton County GIS: waltongis.maps.arcgis.com/apps/webappviewer/index.html?id=c4f2e4f8aa494138be1c8159cb11f446
• If in Wildlife Protection Zone: post sea turtle nesting season restrictions
• Sea turtle lighting usage requirements apply

Safety Equipment for Multi-Story Properties

Properties 3+ Stories High:

• Certificate of balcony inspection required (Form DBPR HR-7020)
• Railings on all balconies, platforms, and stairways must be safe and secure
• Evacuation maps posted on third floor and higher (minimum 8½" x 11")
• Inspection valid for three years from completion date

Required Signage and Posting

Building Sign (Exterior):

• Maximum 216 square inches of surface area
• Prominently placed on wall or property (not in public right-of-way)
• Must show: property name, 24/7 contact number, STVR certificate number
• Must be legible from public right-of-way

Interior Posting Requirements:

• Posted on back/next to main entrance door OR on refrigerator
• Address for emergency purposes
• Local responsible party contact information
• Maximum occupancy statement (Florida Administrative Code 69A-43.018)
• Parking capacity with sketch of usable spaces
• Noise ordinance notice (Article 5, Walton County Code)
• Trash and recycling pickup days
• Hospital location information
• Beach safety and flag notification system
• Evacuation notice requirements
• Sea turtle restrictions (if applicable)

Advertising Requirements

Mandatory Inclusion in All Advertising:

• Short-Term Vacation Rental certificate number
• TDT registration number
• Accurate maximum occupancy
• Accurate parking capacity
• Must conform to certificate information

Lease/Agreement Requirements

Minimum Required Language:

• Maximum occupancy certification
• Noise ordinance notification (fines up to $500, criminal offense 10 PM - 6 AM)
• Trash and recycling pickup days
• All trash must be kept in provided containers
• Evacuation order compliance requirements
• Maximum on-site parking with prohibited areas

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State-Level Florida Regulations

Florida Administrative Code Requirements

Sanitary Standards (61C-3):

• Glassware, tableware, and utensils cleaning/sanitizing requirements
• Kitchen and equipment maintenance standards
• Ice handling and storage protocols
• Approved locking device requirements (not sliding chains or hook/eye)

Smoke Detection Standards (69A-43):

• UL 217 listed single station smoke detectors
• Weekly testing requirements with maintenance logs
• Specialized detectors for hearing-impaired guests (1:50 ratio)
• Building electrical system power with battery backup for new facilities

Life Safety Code Compliance:

• Primary and secondary means of egress requirements
• Emergency lighting standards
• Portable fire extinguisher requirements (NFPA 10)
• Floor diagram posting requirements

Florida Building Code Compliance

Swimming Pool Safety:

• All doors/windows providing direct pool access must have exit alarms OR
• Complete enclosure fence with self-closing, self-latching gate
• Tampering with safety mechanisms prohibited

Florida Statutes Compliance

Section 509.211 Requirements:

• Balcony inspection certification for 3+ story properties
• Railing maintenance and repair standards
• Administrative sanctions for violations

Section 509.141 Compliance:

• Guest ejection procedures and security accommodation fees
• Grounds for removal (controlled substances, intoxication, disturbance)

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Contact Information for Local Authority

Walton County Short-Term Vacation Rental Registration Program

Primary Contact:

• Email: stvr@mywaltonfl.gov
• Use for: Registration questions, modification requests, compliance issues

Walton County Administration:

• Address: 76 N 6th Street, P.O. Box 1355, DeFuniak Springs, FL 32433
• Phone: County Phone Directory available at: www.co.walton.fl.us/directory.aspx
• Hours: Monday-Thursday 8 AM to 4:30 PM, Friday 8 AM to 3:30 PM

Tourism Development Tax Registration:

• Portal: waltontdt.munirevs.com
• Website: waltontclerk.com/touristtax

Fire and Life Safety Contacts

South Walton Fire District:

• Address: 911 N. County Highway 393, Santa Rosa Beach, FL 32459
• Email: info@swfd.org
• Administrative Phone: (850) 267-1298
• Fax: (850) 267-3294

Walton County Fire & Rescue Administrative Office:

• Address: 10 Sheriff Circle, DeFuniak Springs, FL 32433
• Phone: (850) 892-8111

Rosemary Beach Community Management

Rosemary Beach Cottage Rental Company:

• Address: 78 N Barrett Square, Unit B, Rosemary Beach, FL 32461
• Phone: (866) 348-8952
• Website: rosemarybeach.com
• Contact for: Community-specific rules and rental management services

State Regulatory Contacts

Florida Department of Business & Professional Regulation:

• Website: www2.myfloridalicense.com/hotels-restaurants/licensing/vrtsp-guide/
• Phone: (850) 487-1395

Florida Department of Revenue:

• Online enrollment: taxapps.floridarevenue.com/EEnrollment/

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Source Links

Primary Regulatory Sources

1. Walton County Short-Term Vacation Rental Registration Program:

   • www.mywaltonfl.gov/faq.aspx?TID=65
   • Complete FAQ resource for all county requirements

2. Walton County STVR Certification Program:

   • waltonvrc.munirevs.com
   • Online registration portal

3. Tourism Development Tax Registration:

   • waltontdt.munirevs.com
   • waltontclerk.com/touristtax

4. Florida DBPR Vacation Rental Licensing:

   • www2.myfloridalicense.com/hotels-restaurants/licensing/vrtsp-guide/

5. Florida Department of State Business Registration:

   • dos.fl.gov/sunbiz/forms/limited-liability-company/

6. Florida Department of Revenue Tax Enrollment:

   • taxapps.floridarevenue.com/EEnrollment/
   • floridarevenue.com/Forms_library/current/gt800034.pdf

Community-Specific Resources

7. Rosemary Beach Property Management Company:

   • rosemarybeach.com/rental-agreement/
   • Community-specific rental policies and procedures

8. 30A Escapes Property Management Compliance Guide:

   • www.30aescapes.com/walton-county-short-term-rental
   • Industry perspective on compliance requirements

Mapping and Safety Resources

9. Walton County GIS Interactive Mapping:

   • waltongis.maps.arcgis.com/apps/webappviewer/index.html?id=c4f2e4f8aa494138be1c8159cb11f446
   • For identifying wildlife protection zones

10. Walton County Interactive Flood and Evacuation Mapping:

    • waltongis.maps.arcgis.com/apps/webappviewer/index.html?id=03358c36fd584c6ab6492a7c4d2b0e0e
    • For evacuation routes and flood zone information

Application Forms

11. Walton County STVR Application Checklist:

    • www.mywaltonfl.gov/DocumentCenter/View/41991/Application-Checklist-Form-WCSTVR-2301-C

12. DBPR Certificate of Balcony Inspection Form HR-7020:

    • www.flrules.org/Gateway/reference.asp?No=Ref-06411

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Important Compliance Notes

Violations and Enforcement:

• First-time violations receive warnings with correction periods
• Non-compliance results in citations
• Each day of violation constitutes a separate violation
• Civil citation fines set by Board resolution for repeat violations
• Walton County may pursue violations through Florida Chapter 162

Property Manager Requirements:

• Property managers can register on behalf of owners
• Require notarized signatures from property owners on affidavits
• Must complete modification workflow for changes

Renewal Timeline:

• Begin renewal process 30 days before expiration
• Reminder email sent 45 days prior
• Failure to renew may result in additional fees and fines

Grandfathered Properties:

• Existing units maintain current parking during certification
• New construction must meet updated parking standards
• Life safety requirements apply to all properties regardless of age

This comprehensive regulatory framework reflects Walton County's commitment to maintaining neighborhood character while allowing legitimate short-term rental operations. Investors should budget significant time and resources for initial compliance and ongoing regulatory oversight.