Rosemary Beach short‑term rental rules (Walton County)

Short-Term Rental Rules in Rosemary Beach, Florida

Rosemary Beach is typically in unincorporated Walton County (South Walton). That means you’ll focus on Walton County’s vacation rental certification/registration program, tourist tax remittance, and any HOA/condo restrictions that apply to your neighborhood or building.

Rules summary

Are short-term rentals allowed?

Short-term rentals are generally allowed in many parts of South Walton, but your exact parcel matters. Zoning and private covenants (HOA/condo) can add stricter limits or prohibit STRs outright.

Where is it regulated?

Primarily Walton County (South Walton / unincorporated county). Florida state rules (tax + DBPR licensing where applicable) still apply. HOA/condo rules may be stricter.

Registration or license

Walton County commonly requires an annual vacation rental registration. You’ll also need to handle Florida sales tax registration and may need a DBPR vacation rental license depending on how the unit is offered.

Local taxes

Florida state sales tax is 6%. Walton County’s discretionary surtax is 1%. Walton County’s local option transient rental tax is commonly 5% in South Walton ZIP codes, for an estimated all‑in lodging tax burden of 12.0% (before platform fees).

Fees

Budget for Walton County’s annual registration fee(s) and possible inspection/administrative costs. Private communities can add separate HOA/resort fees, registration requirements, and fines.

Occupancy and parking

Most complaint-driven enforcement is tied to parking, noise/quiet hours, and over‑occupancy. Even where STRs are allowed, plan for clear guest rules and a fast local response.

Minimum stay

No single county-wide minimum stay is summarized here; minimum nights often come from HOA/condo rules, subdivision covenants, or specific zoning overlays. Verify at the address.

Enforcement and penalties

Expect escalating enforcement for repeat issues (noise, trash, parking, life‑safety). Walton County materials commonly reference significant daily penalties for non-compliance; treat licensing/registration as a must-have.

What to do next

• Pull Rosemary Beach POA/HOA documents (minimum stays, guest limits, parking passes, fine schedule).
• Confirm your ZIP + Walton tax district and register for TDT + Florida sales tax.
• Complete Walton County vacation rental certification (or confirm whether a community administrator applies).
• Create a “quiet luxury” guest manual with parking map, beach access, and conduct expectations.
• Stress test expenses: HOA dues, insurance, reserves, and management—don’t underwrite on ADR alone.

FAQ

Official sources

• Walton County – Vacation Rental Certification Program
• Walton County Clerk – Tourist Development Tax (TDT) info
• Florida DOR – Local option transient rental tax rates (DR-15TDT)
• 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.

Rosemary Beach STR Market Context

Rosemary Beach often behaves like a “luxury micro‑market”: higher ADR, higher expectations, and tighter rules.

Investors should treat HOA covenants, design standards, and guest conduct policies as the core underwriting items.

What makes this market different

• <strong>Premium ADR potential:</strong> Walkability + curated vibe tends to support higher nightly rates versus nearby corridors.
• <strong>Rules can be stricter than county:</strong> HOA/POA guidelines may regulate signage, events, parking, and even occupancy assumptions.
• <strong>Guest experience is the product:</strong> Small details (bikes, beach gear logistics, curated guidebooks) drive reviews in this price tier.
• <strong>Noise tolerance is low:</strong> Dense, walkable streets mean guest behavior is visible—set clear rules and enforce them.
• <strong>Plan for permit/certification timelines:</strong> Walton County certification plus any community admin steps can impact your “go‑live” date.

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

Short-Term ROI Calculator in Rosemary Beach

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