PanhandleSTR

Alys Beach, Florida STR Guide

Alys Beach short-term rental rules

Alys Beach is in Walton County (South Walton/30A). This guide covers the short-term rental rules that matter most here — county vacation rental certification, required taxes, and common compliance steps for vacation rentals. Because Alys Beach is a planned community, HOA/condo rules can be stricter than county policy, so always verify your specific property’s governing documents.

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Short-term Rental Rules in Alys Beach, Florida

Alys Beach is in Walton County (South Walton). Short-term rentals are allowed in the area, but you must follow Walton County’s Vacation Rental Certification Program and any applicable community/HOA rules for the specific property.

Rules summary

Are short-term rentals allowed?
Yes (subject to property/community rules and county certification)
Where is it regulated?
Walton County, FL (unincorporated South Walton) + any HOA/condo rules for the property
What counts as a “short-term rental”?
Stays of less than 30 days (Walton County uses this threshold for certification requirements)
County registration required?
Yes — Walton County Vacation Rental Certification is required for properties rented more than three times per year for periods of less than 30 days.
County certification fee
$300/property (individual) or $227/property (community), per Walton County’s posted fee schedule (effective Feb 1, 2025).
Penalties for operating without registration
Walton County lists $500/day for operating without registration.
Tourist Development Tax (bed tax)
5% in South Walton (includes Alys Beach area ZIP codes such as 32461).
Florida sales tax + surtax
7% total (6% state sales tax + 1% discretionary surtax), generally remitted to the Florida Department of Revenue. Some booking platforms may collect/remit on your behalf.
Minimum stay
Walton County’s certification program is based on the <30 day threshold. Individual properties in Alys Beach often set a 3-night minimum, but this varies by property and season.
Lease / house rules requirements
Walton County publishes minimum lease requirements (including maximum occupancy and a local responsible party/contact).

What to do next

  • Confirm the parcel/community rules (HOA/condo documents can be stricter than county rules).
  • Complete Walton County Vacation Rental Certification before advertising or renting.
  • Register with the Florida Department of Revenue and confirm tax collection responsibilities.
  • Document your maximum occupancy, parking, and local contact/responsible party information in your rental agreement.

FAQ

Does Alys Beach allow short-term rentals?

Yes. Short-term rentals can operate in the Alys Beach area, but you must comply with Walton County’s Vacation Rental Certification Program and any HOA/condo rules for the specific property.

What counts as a short-term rental in Walton County?

Walton County generally treats stays of less than 30 days as short-term rentals for certification and compliance purposes.

Do I need Walton County Vacation Rental Certification?

Yes, if the property is rented more than three times per year for periods of less than 30 days, Walton County requires Vacation Rental Certification before advertising or renting.

What are the Walton County certification fees?

Walton County’s posted fee schedule lists $300 per property for an individual registration, or $227 per property for a community registration (effective Feb 1, 2025).

What is the STR tax rate in South Walton?

South Walton listings are generally subject to a 5% Walton County Tourist Development Tax (bed tax). Florida sales tax and discretionary surtax may also apply.

Is there a penalty for operating without Walton County certification?

Walton County’s published guidance lists a $500 per day penalty for operating without required registration/certification.

Official sources


Last verified: December 2025. Rules and fees can change — always confirm directly with Walton County and your HOA/condo association.

Alys Beach STR Calculator

Estimate monthly revenue, expenses, and cash flow for a short-term rental in Alys Beach.

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This calculator ignores closing costs, reserves, capex, and many line items a full pro forma would include. It's meant for quick directional checks only.

Output · Rough estimates
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Estimated total expenses (incl. debt) $0
Estimated net income (before income tax) $0
Cash-on-cash return (approx.) 0%
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All values are approximate and for illustration only. Real underwriting should layer in property taxes, insurance, reserves, maintenance, capex, and your specific management structure in Alys Beach.

This tool does not store or send your inputs; everything runs in your browser.

Alys Beach STR Market Context

Alys Beach is a planned community on Scenic 30A in South Walton (Walton County). It’s known for a highly consistent, design-forward streetscape and white masonry architecture, and the community emphasizes build quality and resilience standards. For investors, that “place identity” can support premium demand, but the tradeoff is stricter rules and higher standards that can impact your underwriting.

What makes this market different

  • Premium positioning: Alys Beach typically attracts higher-end vacation demand tied to design, walkability, and curated amenities.
  • Standards & restrictions: HOA/condo rules, community standards, and property-specific requirements can be more restrictive than county rules.
  • Supply dynamics: Inventory is limited and not every property is equally “STR-friendly,” so confirm rules before you assume STR use.
  • Underwriting focus: Model realistic seasonality, operating costs, and compliance overhead (certification, taxes, local contact/house rules).

Investor tip: treat compliance as a first-pass filter—verify property-specific rules before you finalize purchase assumptions.

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