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
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