Your Short-Term Rental Regulation Guide covers the full landscape of STR investing along Northeast Florida's coastline. Inside: city-by-city zoning status for Daytona Beach, Daytona Beach Shores, Ormond Beach, New Smyrna Beach, Palm Coast, Ponce Inlet, Port Orange, Flagler Beach, and Wilbur by the Sea; HOA minimum rental periods and pricing for over 100 condo buildings from current MLS data; a complete zoning reference chart; the IRS short-term rental tax strategy and which local markets qualify; strategic considerations for coastal buyers; and a setup-to-operations guide covering licensing, insurance, pricing, guest screening, and compliance.
REGULATION GUIDE YOUR short term rental
EVERYTHING YOU NEED TO KNOW ABOUT BUYING STRS IN VOLUSIA & FLAGLER COUNTIES
IN THIS GUIDE, YOU’LL DISCOVER
CITY-BY-CITY RENTAL RESTRICTIONS
CONDO HOA MINIMUM RENTALS
CONDO PRICING & AVAILABILITY
OPERATING STR: BEST PRACTICES
ASHLEY FLATLEY | REAL ESTATE ADVISOR
Understanding Coastal Short Term Rental Regulations
Short-term rental regulations along Northeast Florida’s coastline vary significantly by municipality, zoning classification, and condominium association rules. This report outlines properties currently located within zoning districts that permit short-term rental activity, along with known condominium buildings that allow short-term leasing under their governing documents. • Municipal zoning does not override HOA restrictions • Registration and licensing requirements may apply • Rental minimums vary by city • Regulations are subject to change Important Considerations
This report is intended as an initial compliance reference. Buyers should independently verify zoning and association rules prior to purchase.
STR ELIGIBLE ZONES Daytona Beach
DESIGNATED ZONES ONLY
Zoning Overview
DaytonaBeachpermits short-term rentals within designated zoning districts. Eligibility depends on property classification and compliance with city registration requirements. Fines of up to $15,000 may be issued for listings operating outside permitted zones.
Permitted Zones
• Tourist zones: T-1, T-2, T-3, T-4, T-5 •Residential Density Beachside: RDB-1, RDB-2, RDB-3, RDB-4, RDB-5, RDB-8, RDB-9 •Residential Density Downtown: RDD-1, RDD-2, RDD-4, RDD-5 •Residential Density Multifamily: RDM-1, RDM-3 •5 CRA sub-districts: Downtown, Main St., South Atlantic, Midtown, Ballough Road corridors
Single-Family Homes
Barrier island single-family homes that legally permit short-term rental use are limited and highly sought after. Most are concentrated in T-1 and RDB beachside parcels.
Building / Subdivision Daytona Beach Club Condo Daytona Beach Resort & Conference Center Daytona Inn Beach Resort Condo Daytona Shores Fountain Beach Resort Condo Harbor View Condo Horizons Condo Khanway Le Atlantico Condo Ocean Dunes STR-Eligible Condominium Buildings
Min. Rental No Minimum No Minimum No Minimum 1 Week
Price Range $135,000 – $180,000 $63,990 – $195,000 $97,000 – $185,000 $950,000 $98,500 – $216,499 $127,000 $449,900 – $995,000
# 3 9 9 1 14 1 5 1 1 1 13 2
No Minimum No Minimum 1 Week / No Minimum No Minimum 1 Week
$650,000 $223,950 $498,000
No Minimum No Minimum No Minimum
Ocean Jewels Club Condo Ocean Walk 01 DB Condo
$118,888 – $249,000 $394,900 – $399,900
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Building / Subdivision Ocean Walk Resort, A Condo Pendleton Club Condo Sea Dip Resort The Oceanic Condo
Min. Rental No Minimum No Minimum No Minimum No Minimum
Price Range $389,000 – $399,900 $197,000 $72,000 – $179,000 $129,500
# 4 1 10 1
Compliance Notes Registration required for all STR properties. Verify each parcel via the city GIS portal (gis2.codb.us) before listing. Residential zones outside the designated districts require a 6-month minimum lease.
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STR ELIGIBLE ZONES Daytona Beach Shores
MOST PERMISSIVE
Zoning Overview Daytona Beach Shores is the most STR-friendly city in Volusia County. The city does not impose a minimum rental period — HOA governing documents are the binding layer. Daily, weekly, and monthly rentals all coexist along the oceanfront corridor.
Permitted Zones • Entire oceanfront condo corridor along S. Atlantic Avenue • All multifamily and tourist-zoned properties • Most oceanfront buildings eligible (subject to HOA approval)
Single-family homes are rare in Daytona Beach Shores; the inventory is overwhelmingly oceanfront condominiums. Buyers seeking SF STR product need to move especially quickly when opportunities arise. STR-Eligible Condominium Buildings Single-Family Homes
Building / Subdivision Ashley, A Condo, The Beach Club Condo Motel Caribbean Condo Castaways Beach Resort DiMucci Tower / Twin Towers N & S Grandview Condo Harbour Beach Resort
Min. Rental 2 Weeks 1 Week 2 Weeks No Minimum 2 Weeks
Price Range $485,000 – $499,000 $115,000 – $172,000 $429,000 – $699,000 $114,900 – $125,000 $449,000 – $750,000 $209,900 – $215,000 $120,000 – $209,900 $89,000 – $199,000 $247,000 – $339,900 $850,000 – $1,340,000 $549,000 – $575,000 $100,000 – $205,000 $499,000 – $674,999
# 2 3 5 2 10 2 6 17 7 4 6 15 4
No Minimum No Minimum 1 Week / No Minimum
Hawaiian Inn Beach Resort Ocean Terrace Club, A Condo Ocean Vistas Condo Oceans 25 Condo Oceanside Inn Opus Condo
1 Week 1 Week 1 Week / 3 Days No Minimum 1 Week
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Building / Subdivision Peck Plaza Condo Pirates Cove Condo Sand Dollar Condo Sandpoint Condo Sanibel Condo Seychelles Condo Sherwin Condo St. Maarten Sunglow Resort The Aruba Condominium Towers 8 & 9 Condo Towers Grande Condo Towers Ten, A Condo Twenty-six Twenty-six Condo White Surf, A Condo
Min. Rental 1 Week No Minimum
Price Range $349,000 – $1,450,000 $99,000 – $329,500 $258,500 – $459,900 $299,000 – $380,000 $560,000 – $629,500 $375,000 – $699,000 $475,000 – $605,000 $565,000 – $765,000 $299,900 – $399,399 $685,000 – $884,900 $755,000 $524,900 – $785,500 $515,000 – $999,900 $239,900 – $285,000 $679,000
# 19 14
1 Week 1 Week 1 Week
4 2 2 4 3 9 2 4 1 4 4 4 1
2 Weeks 2 Weeks 2 Weeks No Minimum 1 Week
2 Weeks 2 Weeks 2 Weeks 1 Week 1 Week
Compliance Notes No city registration required. HOA documents control eligibility, minimum stay, and approval process. Always pull condo docs prior to making an offer.
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Short-Term Rental Zoning Reference Volusia & Flagler Counties — Municipal rules as of 2025–2026
Always verify specific parcel zoning with the city planning department before purchase. HOA rules are a separate layer and may be more restrictive.
City
STR Status
Permitted Zones / Areas
Min. Stay
Key Notes
Most STR-friendly city in Volusia County. Daily, weekly & monthly all exist. HOA rules are the binding layer — verify per building before purchase. Registration required. $400 fee + $200 annual renewal. Max 10 guests. Background check for primary renter. Flagler County TDT applies. Strictly enforced — city actively monitors all platforms. Silver Sands & Bethune Beach are Volusia County jurisdiction; 30- day min applies there.
Entire oceanfront condo corridor along S. Atlantic Ave. (multifamily/tourist-zoned properties). Most buildings eligible.
No city min. (HOA governs)
Daytona Beach Shores
Most Permissive
ALL residential & commercial zoning districts permitted. (Ordinance 2025-01, effective 3/3/2025)
No minimum
Palm Coast
Citywide Permitted
East of ICW: R-3A (east of Atlantic Ave.), R-4, R-5, R-6, B-4, M-U, BBH. East of ICW + South of 3rd Ave.: R-2A. West of ICW: M-U, BBH only. T-1 Tourist Accommodations (oceanfront), T-2 Tourist/Office/Restaurant, T-3 Tourist/Entertainment, T-4 Tourist/Retail, T-5 Tourist/Highway Interchange. Plus 5 CRA sub-districts: Downtown, Main St., South Atlantic, Midtown, Ballough Road corridors.
No minimum
New Smyrna Beach
Beachside Zones Only
Strictly enforced. Fines up to $15,000 for listing without proper zoning. Verify every parcel via city GIS portal (gis2.codb.us) before purchase.
6-mo. min in residential zones
Daytona Beach
Designated Zones Only
ALL residential zones: PROHIBITED. Transient lodging defined as < 6 months. No STR use permitted in any residential condo building. Outside the 10 named buildings, the 30- day Volusia County rule applies. $500 permit + $175–$325 inspection + $50 fire inspection fee for approved buildings. Harbour Village requires 1-month min per HOA and is NOT on the approved STR list. Among the most permissive jurisdictions in Volusia County at the municipal level. Always confirm building or community HOA rules — minimum stays and approval processes vary widely by association. 2008 ordinance grandfathered before state preemption. ~190 registered STRs total. No new residential STR registrations permitted. Scarcity = premium.
B-4, B-6, B-7 commercial districts only. Must be east of A1A and non-residentially zoned.
No city min.
Ormond Beach
Commercial Only
30-day minimum (county
Default jurisdiction: unincorporated Volusia County (Wilbur) and Ponce Inlet town residential. STR-eligible exceptions: 10 named buildings only — Southpoint, Towers
Ponce Inlet & Wilbur by the Sea
County Default + 10 Named Buildings
default); HOA governs at the 10 approved buildings
1–6, Lighthouse Shores, Antigua, Martinique (all on S. Atlantic Ave.).
STR activity is not regulated by the city. Permitted throughout residential and mixed-use zoning. HOA / condo documents are the only binding restriction. New registrations: commercial zones only. Existing: pre-2008 grandfathered residential properties only. (Proof of prior operation required.)
No city minimum
Port Orange
Yes — HOA Governs
7-day minimum citywide
Flagler Beach
Grandfathered Only
COLOR KEY:
Most Permissive
Designated Zones Only
Named / Grandfathered
Residential Prohibited
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STR ELIGIBLE ZONES Ormond Beach
COMMERCIAL ONLY
Zoning Overview
Ormond Beachpermits short-term rentals only in commercial districts east of A1A. ALL residential zones prohibit transient lodging (defined as stays under 6 months). No STR use is permitted in residential condominium buildings.
Permitted Zones
• B-4 Tourist Commercial (east of A1A) • B-6 Service / Tourist Commercial • B-7 General Commercial — non-residentially zoned parcels only
Single-Family Homes
Single-family homes in residential zoning are NOT eligible for STR use. Investors should focus on commercially zoned parcels east of A1A or consider properties in Daytona Beach Shores instead.
STR-Eligible Condominium Buildings
Building / Subdivision Aquarius Oceanfront Condo Bent Palm Club Condo Assn Imperial Indies House, A Condo
Min. Rental 1 Week 1 Week No Minimum 1 Week / No Minimum 2 Weeks No Minimum 1 Week No Minimum 1 Week / No Minimum
Price Range $244,900 – $479,900 $264,000 – $459,000 $489,000 $399,000 – $519,900
# 3 7 1 5 1 1 1 6 4
Las Olas Obyrne Ormond Holiday Club
$799,000 $849,900 $436,900
Ormondy Condo Seawinds Condo
$215,000 – $525,000 $440,000 – $449,995
Compliance Notes
Confirm commercial zoning classification with Ormond Beach Planning Department prior to purchase. Listed condo buildings sit on legacy commercial or grandfathered parcels - pull the most recent zoning certificate before underwriting.
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STR ELIGIBLE ZONES Port Orange
YES — HOA GOVERNS
Zoning Overview Port Orange is among the most permissive jurisdictions in Volusia County at the municipal level. The city does not regulate short-term rentals — there is no minimum stay, no city registration requirement, and no zoning prohibition on STR use in residential areas. HOA and condo association governing documents are the only binding layer.
Permitted Zones
•STR activity not regulated by the city — permitted throughout residential and mixed-use zoning •Subdivision and condominium HOA documents govern minimum stays and approval process •No city minimum rental period; no municipal license required
Single-Family Homes
Single-family homes in Port Orange are eligible for STR use unless restricted by a community HOA, CC&Rs, or deed restrictions. Always pull subdivision documents and confirm board policy before underwriting nightly income.
STR-Eligible Condominium Buildings
No STR-eligible condominium inventory in this jurisdiction.
Compliance Notes
Confirm HOA /condo doc language on minimum lease term, leasing approval process, transient occupancy, and any cap on the number of rental units per association. Lender condo questionnaires often flag STR-heavy buildings. Get this in front of your lender early.
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STR ELIGIBLE ZONES Ponce Inlet & Wilbur by the Sea
COUNTY DEFAULT + 10 NAMED BUILDINGS
Zoning Overview
PonceInlet and Wilbur by the Sea are treated together because both fall under Volusia County's 30-day minimum residential rental rule. The only exceptions are 10 named buildings in Ponce Inlet that hold grandfathered town-level STR approval. All other properties — single-family, condo, or townhouse — default to the 30-day minimum.
Permitted Zones
•Default: Volusia County 30-day minimum applies to all residential properties •STR-eligible exceptions (Ponce Inlet, named buildings only): Southpoint, Towers 1–6, Lighthouse Shores, Antigua, Martinique (all on S. Atlantic Ave.) •Wilbur by the Sea: no STR-eligible buildings; defaults to county 30-day rule
Single-Family Homes
Single-family homes in both Ponce Inlet and Wilbur by the Sea are NOT eligible for nightly or weekly STR use. Monthly (30+ day) rentals are fully legal — viable for snowbird and corporate-housing strategies.
STR-Eligible Condominium Buildings
Building / Subdivision Inlet Point Southpoint Of Daytona
Min. Rental 1 Month 1 Week / 3 Days
Price Range $1,395,000 $424,900 – $438,800
# 1 2
Compliance Notes For the 10 approved Ponce Inlet buildings: permit fee $500 + inspection $175–$325 + $50 fire inspection. Harbour Village requires a 1-month minimum per HOA and is NOT on the approved STR list. Outside of the named buildings, plan for 30+ day rental strategies only; nightly underwriting is not appropriate for this market.
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STR ELIGIBLE ZONES New Smyrna Beach
BEACHSIDE ZONES ONLY
Zoning Overview
NewSmyrna Beach permits short-term rentals in designated beachside overlay districts. The city actively monitors all platforms and enforcement is strict. Silver Sands and Bethune Beach fall under Volusia County jurisdiction (30-day minimum applies there).
Permitted Zones
•East of ICW: R-3A (east of Atlantic Ave.), R-4, R-5, R-6, B-4, M-U, BBH •East of ICW + South of 3rd Ave: R-2A •West of ICW: M-U, BBH only
Single-Family Homes
Single-family homes within designated beachside overlay districts are STR-eligible. Inventory is heavily oceanfront. Properties in Silver Sands and Bethune Beach are NOT eligible (county jurisdiction).
STR-Eligible Condominium Buildings
Building / Subdivision Atlantic Villas Bahamian Club Castle Reef Condo Chateau By The Sea / Coronado Arms Mariners Cove Condo
Min. Rental 1 Week No Min / 3 Days / 1 Week 1 Week
Price
Range
# 1 4 1 1 1 2 1 1 1 1 1 1 1
$1,195,000 $300,000 – $345,000 $415,000 $450,000 $245,000 $549,000 – $699,000
3 Days 3 Days 1 Week / 2 Weeks 3 Days
Ocean View Towers Condo Ocean Walk NSB – Bldg 6 Ocean Walk NSB – Bldg 7 Ocean Walk NSB – Bldg 10 Ocean Walk NSB – Bldg 16 Ocean Walk NSB – Bldg 19 Ocean Walk NSB – Bldg 20 Ocean Walk NSB Phase I
$379,400 $433,000 $430,000 $450,000 $460,000 $469,500 $819,000
1 Week 1 Week 1 Week No Minimum 3 Days 1 Week
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STR ELIGIBLE ZONES Palm Coast
CITYWIDE PERMITTED
Zoning Overview
PalmCoast permits short-term rentals citywide in all residential and commercial zoning districts under Ordinance 2025-01 (effective March 3, 2025). Registration is required. Palm Coast is currently the most permissive jurisdiction in Flagler County.
Permitted Zones
• ALL residential zoning districts • ALL commercial zoning districts • Subject to Ordinance 2025-01 registration requirements
Single-Family Homes
Single-family homes throughout Palm Coast — including Hammock Beach, Hammock Dunes, Grand Haven, and the F-section barrier island — are eligible for STR use upon registration.
STR-Eligible Condominium Buildings
Building / Subdivision Beach Hammock
Min. Rental No Minimum No Minimum No Minimum No Minimum 1 Week / No Minimum No Minimum No Minimum No Minimum No Minimum 3 Days No Minimum 3 Days / No Minimum No Minimum
Price Range $550,000 $289,000 $350,000 $550,000 $469,000 – $1,395,000 $2,599,995 $514,900 $384,900 $635,000 – $975,000 $595,000 $729,000 $564,000 – $1,599,000 $325,000 – $579,900
# 1 1 1 1 6 1 1 1 2 1 1 11 4
Belle Terre Florida Park Grand Haven
Hammock Beach Hammock Dunes
Hidden Lakes Indian Trails
Marineland Acres Matanzas Woods Northshore 05 Ocean Hammock Palm Coast (general)
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Building / Subdivision Palm Harbor / Hammock at Palm Harbor Surf Club Condos
Min. Rental No Minimum 1 Week
Price Range $330,000 – $735,000 $489,300
# 11 1
Compliance Notes Registration required: $400 initial fee + $200 annual renewal. Maximum 10 guests per property. Background check required for primary renter. Flagler County Tourist Development Tax (TDT) applies to all stays.
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STR ELIGIBLE ZONES Flagler Beach
GRANDFATHERED ONLY
Zoning Overview
Flagler Beach restricts new STR registrations to commercial zones only. Existing residential STRs must demonstrate pre-2008 operation to qualify under the grandfather clause. The city's 2008 ordinance predates Florida's state preemption — making it a rare, supply-constrained STR market with built-in scarcity premium.
Permitted Zones
• Commercial zones (new registrations) • Pre-2008 grandfathered residential properties (existing only) • ~190 total registered STRs citywide
Single-Family Homes
Single-family homes legally operating as STRs in Flagler Beach are limited to grandfathered properties. New SF acquisitions in residential zoning cannot be registered. Grandfathered status transfers with the property if properly documented.
STR-Eligible Condominium Buildings
Building / Subdivision Nautilus Ocean Beach Club II Ocean Breeze Ocean Palm
Min. Rental 1 Week / No Minimum No Minimum 1 Week No Minimum 1 Week
Price Range $430,000 – $448,000
# 2 1 1 1 1 1 1
$299,000 $399,000 $477,000 $729,900 $898,900 $919,900
Oceanside River Oaks Venice Park
No Minimum No Minimum
Compliance Notes
7-day minimum citywide. Active STR license required. Always request proof of grandfathered status and current registration certificate. No new residential STR registrations are being issued.
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STR-Eligible Condo Buildings — Volusia & Flagler Counties Source: Daytona Beach Realtor Board MLS. Always verify current HOA rules before purchase.
City ORMOND BEACH
Building / Subdivision
Min. Rental Period
Price Range
#
1 Week 1 Week No Minimum 1 Week / No Minimum 2 Weeks No Minimum 1 Week No Minimum 1 Week / No Minimum
Aquarius Oceanfront Condo Bent Palm Club Condo Assn Imperial Indies House, A Condo Las Olas Obyrne Ormond Holiday Club Ormondy / Ormondy Condo Seawinds Condo
$244,900 – $479,900 $264,000 – $459,000 $489,000 $399,000 – $519,900
3 7 1 5 1 1 1 6 4
$799,000 $849,900 $436,900
$215,000 – $525,000 $440,000 – $449,995
DAYTONA BEACH
Daytona Beach Club Condo Daytona Beach Resort & Conference Center Daytona Inn Beach Resort Condo Daytona Shores Fountain Beach Resort Condo Harbor View Condo Horizons Condo Khanway Le Atlantico Condo Ocean Dunes
No Minimum No Minimum No Minimum 1 Week
$135,000 – $180,000 $63,990 – $195,000 $97,000 – $185,000 $950,000 $98,500 – $216,499 $127,000 $449,900 – $995,000
3 9 9 1 14 1 5 1 1 1 13 2 4 1 10 1 2 3 5 2 10 2 6 17 7 1 4 6 15 4 19 14
No Minimum No Minimum 1 Week / No Minimum No Minimum 1 Week
$650,000 $223,950 $498,000
No Minimum No Minimum No Minimum No Minimum No Minimum No Minimum No Minimum 2 Weeks 1 Week 2 Weeks No Minimum 2 Weeks
Ocean Jewels Club Condo Ocean Walk 01 DB Condo Ocean Walk Resort, A Condo Pendleton Club Condo Sea Dip Resort The Oceanic Condo
$118,888 – $249,000 $394,900 – $399,900 $389,000 – $399,900 $197,000 $72,000 – $179,000 $129,500 $485,000 – $499,000 $115,000 – $172,000 $429,000 – $699,000 $114,900 – $125,000 $449,000 – $750,000 $209,900 – $215,000 $120,000 – $209,900 $89,000 – $199,000 $247,000 – $339,900 $4,250,000 $850,000 – $1,340,000 $549,000 – $575,000 $100,000 – $205,000 $499,000 – $674,999 $349,000 – $1,450,000 $99,000 – $329,500 $1,925,000 $258,500 – $459,900 $299,000 – $380,000 $329,000 $560,000 – $629,500 $465,000
DAYTONA BEACH SHORES
Ashley, A Condo, The Beach Club Condo Motel Caribbean Condo Castaways Beach Resort DiMucci Tower / Twin Towers / Twin Towers N & S Grandview Condo Harbour Beach Resort Hawaiian Inn Beach Resort
No Minimum No Minimum 1 Week / No Minimum
Ocean Terrace Club, A Condo Ocean View Sec Halifax Estates Ocean Vistas / Ocean Vistas Condo Oceans 25 / Oceans 25 Condo Oceanside Inn Opus Condo Peck Plaza Condo Pirates Cove / Pirates Cove Condo
1 Week 1 Week 1 Week 1 Week / 3 Days No Minimum
1 Week 1 Week No Minimum
1 4 2 1 2 1
River Ridge Estates Sand Dollar Condo Sandpoint Condo Sands Point Sanibel Condo Sea Fern Condo
1 Week 1 Week 1 Week 1 Week 1 Week 1 Week
City
Building / Subdivision Seychelles / Seychelles Condo Sherwin / Sherwin Condo St. Maarten Sunglow Resort The Aruba Condominium Towers 8 & 9 Condo Towers Grande Condo Towers Ten, A Condo Twenty- six Twenty-six Condo White Surf, A Condo
# 4 3 9 2 4 1 4 4 4 1 1 4 1 1 1 1 2 1 1 1 1 1 1 1 1 1 1 1 3 1 3
Price Range $375,000 – $699,000 $475,000 – $605,000 $565,000 – $765,000 $299,900 – $399,399 $685,000 – $884,900 $755,000 $524,900 – $785,500 $515,000 – $999,900 $239,900 – $285,000 $679,000 $1,195,000 $300,000 – $345,000 $415,000 $450,000 $245,000 $245,000 $549,000 – $699,000 $379,400 $433,000 $430,000 $450,000 $460,000 $469,500 $819,000 $394,000 $549,999 $399,999 $345,000 $450,000 – $660,000 $775,000 $419,900 – $979,000 $550,000 $289,000 $350,000 $550,000 $469,000 – $1,395,000 $2,599,995 $514,900 $384,900 $635,000 – $975,000
Min. Rental Period 2 Weeks 2 Weeks 2 Weeks No Minimum 1 Week
2 Weeks 2 Weeks 2 Weeks 1 Week 1 Week
NEW SMYRNA BEACH
Atlantic Villas Bahamian Club Castle Reef Condo Chateau By
1 Week No Min / 3 Days / 1 Week
1 Week 3 Days 3 Days No Minimum 1 Week / 2 Weeks
The
Sea
Coronado
Arms
Condo
Mariners Cove Condo Ocean View Towers Condo Ocean Walk NSB - Bldg 6 Ocean Walk NSB - Bldg 7 Ocean Walk NSB - Bldg 10 Ocean Walk NSB - Bldg 16 Ocean Walk NSB - Bldg 19 Ocean Walk NSB - Bldg 20 Ocean Walk NSB Phase I Ocean Walk Residence Condo Point East Ponce De Leon Towers Sea Woods Condominium Seascape Towers Silver Sands Condo Venetian Bay
3 Days 1 Week 1 Week 1 Week No Minimum 3 Days 1 Week 1 Week No Minimum 1 Week No Minimum 1 Week No Minimum No Minimum
PALM COAST
1 1 1 1 6 1 1 1 2 1 1 11 4 11 1
Beach Hammock Belle Terre Florida Park Grand Haven Hammock Beach Hammock Dunes Hidden Lakes Indian Trails
No Minimum No Minimum No Minimum No Minimum 1 Week / No Minimum No Minimum No Minimum No Minimum No Minimum 3 Days No Minimum 3 Days / No Minimum
Marineland Acres Matanzas Woods Northshore 05 Ocean Hammock Palm Coast Palm Harbor / Hammock at Palm Harbor Surf Club Condos
$595,000 $729,000
$564,000 – $1,599,000 $325,000 – $579,900 $330,000 – $735,000 $489,300
No Minimum No Minimum 1 Week
PONCE INLET
Inlet Point Southpoint Of Daytona
1 Month 1 Week / 3 Days
$1,395,000 $424,900 – $438,800
1 2
FLAGLER BEACH
City
Building / Subdivision Nautilus Ocean Beach Club II Ocean Breeze Ocean Palm
Min. Rental Period 1 Week / No Minimum No Minimum 1 Week No Minimum 1 Week
Price Range $430,000 – $448,000
# 2 1 1 1 1 1 1
$299,000 $399,000 $477,000 $729,900 $898,900 $919,900
Oceanside River Oaks Venice Park
No Minimum No Minimum
1. Barrier Island Proximity Drives Booking Performance Oceanfront and oceanview properties consistently outperform inland inventory. The S. Atlantic Avenue corridor (Daytona Beach Shores → Ponce Inlet) and Flagler Beach oceanfront are the highest-performing micro-markets in the region. Strategic Considerations for Coastal STR Buyers 2. HOA Rules Often Change - Always Confirm Current Status Condo associations vote regularly to tighten or loosen STR allowances. Pull the most recent rules, regs, and any pending amendments before underwriting. A 'STR-eligible' building today may amend in 90 days. 3. Insurance Premiums Differ Materially for STR Use Standard HO-3 policies often exclude commercial / rental activity. Plan for DP-3 with business pursuits endorsement or a dedicated STR carrier. Quotes are property-specific — get them during your due diligence period. 4. Operating Illegally Carries Real Financial Risk Daytona Beach fines reach $15,000 per listing. New Smyrna Beach actively monitors platforms. Volusia County 30-day rule enforcement has been upheld in court. Cease-and-desist + back-tax exposure is real. 5. Non-Compliance Can Force Resale If Projected Income Doesn't Pencil Buyers who underwrite to nightly STR revenue and then find the property is restricted to 6-month leases face cash-flow shortfalls that typically force resale at a loss. Verify FIRST, underwrite SECOND.
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TAX STRATEGY The Short-Term Rental Tax Strategy Often called the "STR Loophole" An IRS-recognized strategy that lets high-income earners use short-term rental losses to offset W-2 and other active income — without needing Real Estate Professional status. How It Works Under IRS §469, rental real estate is normally classified as a passive activity — losses can only offset other passive income. There is an exception: if the average rental period of a property is 7 days or less, the activity is NOT treated as a rental for passive activity purposes. Combined with material participation (one of seven IRS tests; most commonly 100+ hours AND more than any other individual, or 500+ hours alone), losses become non-passive and CAN offset W-2 income, business income, and capital gains. Why It's Powerful in 2026 Even with bonus depreciation phasing down (60% in 2024, 40% in 2025, 20% in 2026), cost segregation studies on coastal STR properties routinely generate 15–30% of the building basis in first-year deductions. High-income W-2 earners — physicians, attorneys, executives, business owners — can shelter $50,000 to $300,000+ of active income in year one.
Requirements
Why This Report Matters for the Strategy • ELIGIBLE markets (No Min / 1 Week / 3 Days): Daytona Beach Shores, Palm Coast, Port Orange, designated zones in Daytona Beach and New Smyrna Beach • WATCH-LIST (right at the line): Flagler Beach — 7-day citywide minimum requires careful averaging to stay eligible • NOT eligible (30-day minimums push average over 7 days): Wilbur by the Sea, unincorporated Volusia County, most of Ponce Inlet •Average rental period must be 7 days or less, calculated annually (total rental days ÷ total reservations) •Material participation in the tax year — document hours with a contemporaneous log •Cost segregation study (typically $3,000–$6,000) to break out 5/7/15-year components •Maintain audit-defense documentation: guest stay logs, hour logs, contractor invoices
Important Caveats: This is a general overview, not tax advice — consult your CPA before underwriting. Bonus depreciation continues to phase down (0% in 2027 unless reinstated by Congress). Material participation must be re- tested annually. One year with an average stay above 7 days closes the loophole for that year.
386.214.6714 • www.CoastalVentures.us • Ashley@CoastalVentures.us
OPERATING YOUR COASTAL STR Setup & Systems The foundation: licensing, insurance, pricing, and the local team — the difference between a great-grossing listinganda great-netting one. Licensing & Tax • Register with the city before listing (see city-specific requirements earlier in this report) • Apply for a Florida DBPR Vacation Rental license • Collect and remit Florida sales tax plus County Tourist Development Tax (TDT) — typically 12.5%–13% combined, depending on county • Set up Florida Department of Revenue and County TDT accounts before your first booking Insurance • Switch from HO-3 to DP-3 with a business-pursuits endorsement, or use a dedicated STR carrier (Proper, Steadily, Obie, Slide)
• Verify HOA "use" classification — some buildings require commercial coverage • Carry $1M+ liability minimum; consider $2M+ on oceanfront properties
Pricing & Distribution
•Use a dynamic pricing tool (PriceLabs, Wheelhouse, Beyond) — operators without one typically leave 10– 20% of revenue on the table •Multi-platform listing: Airbnb + VRBO + a direct booking site for repeat guests •Build a minimum-stay calendar around the local market — daily during peak, 3-night midweek in shoulder, weekly off-season
Local Operations
• Reliable cleaning team with a documented turnover SOP (linen pars, restocking checklist, photo verification at every turn)
• Smart locks with unique per-guest codes that auto-expire at checkout • 24/7 local backup contact with a response SLA of under 30 minutes • Pre-stocked supply cache on-site: paper goods, cleaning, replacement linens, beach gear
386.214.6714 • www.CoastalVentures.us • Ashley@CoastalVentures.us
OPERATING YOUR COASTAL STR Guest Experience & Compliance
Listings win on photos and reviews. Profit and longevity win on guest screening and staying ahead of HOA and city rule changes. Listing Quality • Professional photography is non-negotiable on STR listings — drone shots, twilight exteriors, lifestyle interior shots • Write descriptions with specific proximity callouts (steps to sand, walk to restaurants, drive to attractions) • Highlight building amenities (pool, gym, beach access, garage) as separate gallery items • Refresh photos every 18–24 months to keep listings competitive
Guest Screening
• Verify government ID (Superhog, Autohost, or platform-native verification) • Set minimum guest age 25 where the platform allows • Use SafelyStay or Truvi for accidental-damage protection • Noise monitoring (Minut, NoiseAware) — increasingly required by HOAs
Reviews & Reputation
• Personalized welcome message plus check-in confirmation within 1 hour • Mid-stay touchpoint surfaces issues BEFORE they show up in the review • Request a review within 24 hours of checkout • Respond to every review — positives with personalization, negatives briefly and factually
Compliance Watchlist Read HOA agendas quarterly — STR rule amendments are the #1 risk to your underwriting. Subscribe to city ordinance change notifications. Renew permits and licenses annually (calendar reminder 60 days out). Maintain rental logs for 7 years for IRS and city audit defense. Re-verify zoning if you refinance — lenders increasingly ask.
386.214.6714 • www.CoastalVentures.us • Ashley@CoastalVentures.us
Request a personalized STR strategy review
If you are evaluating a coastal short-term rental property — whether for investment, hybrid use, or a long-term Live. Lease. Repeat. strategy — a property-specific compliance review is recommended before underwriting projected returns.
To request a current list of STR-eligible properties or a zoning review of a specific address, contact me directly.
Ashley Flatley Real Estate Advisor, Broker/Owner Coastal Ventures Real Estate Barrier Island & Coastal STR Advisory 386.214.6714
Ashley@CoastalVentures.us www.CoastalVentures.us
386.214.6714 • www.CoastalVentures.us • Ashley@CoastalVentures.us
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