Short‑Term Rental Rules in Grayton Beach, Florida

Short-Term Rental Rules in Grayton Beach, Florida

Below is an investor‑focused summary of rules that commonly apply to Grayton Beach addresses in unincorporated South Walton. Always confirm your parcel’s jurisdiction and any HOA/condo restrictions before buying or listing.

Rules summary

Are short-term rentals allowed?

In most cases, STRs are allowed in the Grayton Beach area, but compliance depends on Walton County’s Vacation Rental Registration Program and any HOA/condo restrictions for the specific property.

Where is it regulated?

Primarily Walton County (registration/certification program and code compliance) plus Florida DBPR (state public lodging/vacation rental licensing where applicable). HOA/condo rules can add additional limits.

Registration or license

Walton County requires an annual Vacation Rental Registration for vacation rentals. Many operators also need a Florida DBPR vacation rental license depending on property type and how it’s offered.

Local taxes

Expect Florida sales tax (6%) plus Walton County Tourist Development Tax (South Walton: 5%) for stays of 6 months or less. Walton County’s discretionary sales surtax is 1% (applies to the taxable base under Florida rules). Confirm whether your booking platform collects/remits each component or if you must file directly.

Fees

Walton County VRRP registration fees (effective 2/1/2025): $300 per property for an Individual registration, or $227 per property for a Community registration. Common add‑on fees include $125 (managing agent modification), $25 (local responsible party modification), and $100 (paper application processing). Operating without required registration can be fined at $500/day under county policy. Additional state licensing fees may apply if your property requires a Florida DBPR vacation rental license (fees vary by license type/unit count).

Occupancy and parking

Walton County registration focuses heavily on compliance readiness (local responsible party, posting/notice requirements, and complaint response). Practical occupancy and parking constraints are often HOA‑driven in Grayton communities—verify the property’s recorded rules.

Minimum stay

No county‑wide minimum stay is summarized here for Grayton Beach; minimum stays are commonly driven by HOA/condo bylaws and listing platform strategy. Verify at the address level.

Enforcement and penalties

Enforcement is often complaint‑driven (noise, parking, trash). Walton County policies include a stated $500/day penalty for operating without required registration.

What to do next

• Confirm the parcel is located in unincorporated South Walton using the county property appraiser or GIS.
• Review HOA or condo governing documents for minimum stays, guest limits, parking rules, and approval requirements.
• Register or renew with the Walton County Vacation Rental Registration Program and keep local responsible party information current.
• Confirm whether your booking platform remits Florida sales tax and Walton County tourist development tax or if you must file directly.

FAQ

Official sources

• Walton County Clerk – Tourist Development Tax (South Walton 5% / North Walton 3%)
• Walton County – Vacation Rental Registration Program (fees, policies)
• Florida DOR – Sales tax on rental accommodations (6% + surtax)
• Florida DOR – Discretionary sales surtax (Walton County 1%)

Last verified: 2025-12-18. Rules and fees can change. Confirm directly with the relevant authority and any HOA or condo association.

Grayton Beach STR Market Context

Grayton Beach is a low-density South Walton community where short-term rental performance is driven more by neighborhood rules and walkability than resort-style amenities.

Demand is highly seasonal, with peak weeks concentrated in spring and summer, and enforcement is typically complaint-driven rather than proactive.

What makes this market different

• HOA and condo rules are the primary gating factor; many Grayton properties face stricter caps and parking limits than the county baseline.
• South Walton uses district-based tourist development tax rates; Grayton Beach falls under the 5% South Walton rate.
• Enforcement is complaint-driven, with noise, parking overflow, and trash handling being the fastest path to violations.
• Walkability and beach access materially impact performance more than large-scale resort amenities.

Investor tip: treat compliance as a first-pass filter. Verify property-specific rules before finalizing purchase assumptions.

Short-Term ROI Calculator in Grayton Beach

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