Pensacola Beach short‑term rental rules (Escambia County)

Short-Term Rental Rules in Pensacola Beach, Florida

Pensacola Beach is generally in unincorporated Escambia County. Your compliance focus is tax setup (sales tax + TDT), DBPR licensing where applicable, and strict adherence to condo/association rules.

Rules summary

Are short-term rentals allowed?

Short-term rentals are generally allowed, but zoning and private condo/HOA rules can restrict or prohibit them. Pensacola Beach also has unique leasehold/community constraints that make HOA/condo review critical.

Where is it regulated?

Escambia County (unincorporated areas including most Pensacola Beach and Perdido Key addresses) plus Florida state requirements (sales tax + DBPR licensing where applicable).

Registration or license

Plan to register for Florida sales tax and Escambia County Tourist Development Tax (TDT) (filed through the Escambia County Clerk). If you rent an entire unit as a vacation rental/public lodging, a DBPR vacation rental license may be required.

Local taxes

Florida state sales tax is 6%. Escambia County’s discretionary surtax is 1.5%. Escambia County’s Tourist Development Tax is 5%, for an estimated all‑in lodging tax burden of 12.5% (before platform fees).

Fees

Expect DBPR licensing fees (if applicable) and any condo/HOA registration, parking pass, or amenity fees common in coastal condo buildings.

Occupancy and parking

In high-density beach areas, the recurring friction points are parking, guest limits, and noise. Have a local contact and clear guest messaging to prevent complaints.

Minimum stay

Minimum stays frequently come from condo/HOA policies (some buildings require 7–30+ nights). Verify building rules before you buy.

Enforcement and penalties

Non-compliance can trigger county code enforcement, condo association fines, and tax penalties for late or missing filings.

What to do next

• Pull condo/HOA docs first stays, rental caps/waitlists, parking passes, fine schedule.
• Register taxes Florida sales tax + Escambia TDT (Clerk). Confirm platform remittance.
• Confirm DBPR licensing based on how the unit is offered and managed.
• Underwrite HOA + insurance with a stress test for assessments and premium increases.
• Write “beach ops” house rules: parking, quiet hours, trash, balcony rules, and storm guidance.

FAQ

Official sources

• Escambia County Clerk – Tourist Development Tax (TDT)
• Escambia County Clerk – TDT Registration Form (PDF)
• Florida DOR – Local option transient rental tax rates (DR-15TDT)
• Florida DOR – Discretionary sales surtax rates (DR-15DSS)
• Florida Department of Revenue – Sales tax on rental accommodations (GT-800034)
• Florida DBPR – Vacation rentals (licensing information)

Last verified: 2025-12-21. Rules and fees can change. Confirm directly with the relevant authority and any HOA or condo association.

Pensacola Beach STR Market Context

Pensacola Beach can deliver strong peak‑season occupancy, but returns depend on the building’s rental rules and the total cost stack (HOA dues, reserves, insurance, management).

Model the “all‑in monthly” before you assume beach ADR will save the deal.

What makes this market different

• <strong>Minimum stays vary by building:</strong> Some towers require weekly/monthly rentals—confirm before you buy.
• <strong>Parking is a profit lever:</strong> Units with reliable assigned parking and guest passes avoid complaints and bad reviews.
• <strong>HOA reserves matter:</strong> Older beachfront towers can have special assessments; underwrite conservatively.
• <strong>Storm/humidity operations:</strong> Plan for rapid turnovers, mold prevention, and post‑storm guest messaging.
• <strong>Tax compliance:</strong> Escambia’s TDT filings go through the Clerk—set reminders and keep records.

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

Short-Term ROI Calculator in Pensacola Beach

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