St. George Island • Franklin County, FL

St. George Island short‑term rental rules (Franklin County)

St. George Island is a lower‑density barrier‑island market with a “natural beach” brand—strong family demand, fewer high‑rises, and a premium on quiet operations. On SGI, guest behavior (dunes, beach gear, parking) can be as important as what happens inside the home.

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Short-Term Rental Rules in St. George Island, Florida

St. George Island is in Franklin County. The county’s ordinance and zoning standards address vacation rentals, and owners must handle Florida sales tax plus Franklin’s local transient rental tax. Because SGI has sensitive dunes and beach management rules, operational compliance matters for both guest experience and enforcement risk.

Rules summary

Are short-term rentals allowed?: Short-term rentals are common on St. George Island, but zoning rules and subdivision/HOA covenants can still restrict how a property may be rented.
Where is it regulated?: Franklin County (zoning/standards) plus Florida state requirements (sales tax + DBPR licensing where applicable).
Registration or license: Plan for Florida sales tax registration and Franklin County’s local transient rental tax collection (administered through the Florida Department of Revenue). If the unit is operated as a vacation rental/public lodging, a DBPR vacation rental license may be required.
Local taxes: Florida state sales tax is 6%. Franklin County’s discretionary surtax is 1.5%. Franklin County’s local option transient rental tax is 3%, for an estimated all‑in lodging tax burden of 10.5% (before platform fees).
Fees: There may be local application or compliance costs tied to zoning standards and subdivision rules. HOA communities can add separate fees and fines.
Occupancy and parking: Beach management rules (including guest behavior, dunes/boardwalk protection, and parking) can be as important as inside-the-home rules. Give guests clear beach/parking guidance.
Minimum stay: Minimum stays are often set by HOAs/subdivisions and property managers, not a single island-wide rule. Verify your neighborhood’s covenants before purchase.
Enforcement and penalties: Non-compliance can lead to tax penalties, code enforcement actions, and HOA fines. Clear guest compliance guidance reduces enforcement risk.

What to do next

Verify your zoning + neighborhood covenants (especially in planned/plantation communities).
Set up taxes: Florida sales tax + Franklin local transient tax filing through Florida DOR.
Create a beach‑focused house manual: dunes/boardwalk use, leave‑no‑trace, trash, and parking map.
Confirm DBPR licensing requirements based on how the property is offered and managed.
Stress test insurance + maintenance for a barrier‑island environment.

FAQ

Do I need a county permit to operate an STR on SGI?

Franklin County’s ordinances include standards for vacation rentals. Review the county code and confirm any application or compliance steps tied to your zoning/neighborhood.

What taxes apply?

Expect Florida sales tax + Franklin surtax, plus Franklin’s 3% local transient rental tax (administered through Florida DOR).

What’s the biggest operational mistake?

Not educating guests about dunes, beach items, and parking. Those issues trigger neighbor complaints fast.

Are minimum stays required?

Often driven by HOA/neighborhood covenants and management strategy, not a single island-wide minimum.

Do platforms collect the Franklin tax?

Some platforms remit certain taxes; coverage varies by platform and locality. Always verify and keep proof of remittance.

Official sources

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

St. George Island STR Market Context

SGI tends to reward “high‑trust hosting”: clear beach rules, fast maintenance, and a property built for families (bunk rooms, outdoor rinse stations, storage).

Investors should underwrite weather risk and maintenance costs, but the lower lodging tax burden can help net returns.

What makes this market different

Beach operations are part of compliance: Dunes/boardwalk protection and “leave no trace” expectations reduce complaints and fines.
Underwrite storm risk: Barrier‑island insurance, deductibles, and downtime should be modeled conservatively.
Home features that win:< Outdoor showers, storage for beach gear, and well‑designed parking plans perform better than flashy décor.
Neighborhood covenants vary:< Plantation-style communities may impose stricter rental and behavior rules than the county baseline.
Tax advantage: Franklin’s local transient tax is lower than many Panhandle counties—still, filings must be correct.

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

Short-Term ROI Calculator in St. George Island

Estimate monthly revenue, expenses, and cash flow for a short-term rental in St. George Island.

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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 this market.

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