Thinking about renting your Miramar Beach condo on Airbnb or Vrbo this season? You’re not alone, and you’re smart to check the rules first. Short-term rentals can be a great way to offset costs, but the details matter. In this guide, you’ll learn how to verify condo association rules, county requirements, state taxes, and platform settings so you stay compliant and protect your investment. Let’s dive in.
Know where rules come from
Short-term rental rules for Miramar Beach condos come from three places. First, your condo association’s Declaration, Bylaws, and Rules control what is allowed inside the community. Second, Walton County ordinances and tourist tax rules set local obligations. Third, Florida state law governs sales and transient rental taxes and other statewide requirements.
You must comply with all three levels. Even if county rules are permissive, an association can still restrict or ban short-term rentals inside the building. Always verify permission in writing before you buy or list.
Gather the right documents
Condo documents to request
- Declaration of Condominium and any recorded amendments
- Bylaws
- Rules & Regulations and any leasing or rental policy addenda
- Parking, pool, and facility rules
- Rental or guest registration forms and owner registration addenda
- Recent board meeting minutes and board resolutions related to rentals
- Any management agreements describing enforcement or attorney actions
Where to find them
Start with the association or its management company. Ask for recorded versions of the Declaration and amendments. You can also search the county clerk or recorder for recorded condo documents. Request the most recent Rules & Regulations and any proposed changes that may affect rentals.
Read for these key terms
Definitions and stay length
Scan for defined terms like “lease,” “rent,” “tenant,” “guest,” “short-term,” or “transient.” Note any minimum or maximum rental terms, such as “no lease under 7 nights” or “no rental under 30 days.” Confirm if restrictions apply year-round or by season.
Caps, approvals, and registration
Look for percentage caps on the number of units that can be rented at once. Check approval steps, such as submitting a lease to the association before guest arrival or waiting periods for approval. Identify any guest registration requirements or a required local 24/7 contact.
Use limits and conduct rules
Review occupancy limits per unit, parking assignments, trash handling, and quiet hours. Some associations require a minimum gap between bookings for cleaning or inspection. Confirm if there are restrictions on advertising or listing platforms.
Enforcement and amendments
Read penalty sections carefully. Many associations can levy escalating fines, suspend amenities, or place liens for noncompliance. Identify how leasing rules can be amended and whether any grandfathering applies if rules change.
Confirm county and state obligations
Registration and tourist taxes
Most Florida counties require collection and remittance of tourist development tax and state sales tax on transient rentals. Verify registration with the Walton County tax office for bed or tourist development tax and with the Florida Department of Revenue for sales and use tax. Clarify who remits taxes if you use a manager and how often filings are due.
Safety, noise, and parking
Check Walton County code for life-safety requirements, such as working smoke detectors and clear egress. Learn any noise, parking, sanitation, or occupancy rules that could affect your operation. Some places require periodic inspections, so confirm whether that applies.
Enforcement and penalties
Local code violations can lead to fines, liens, or forced closure. Associations enforce separately, so an owner can face both HOA penalties and county actions at the same time. Keep copies of registrations and filings in case you need to show proof.
Booking platforms and settings
Platform rules vs HOA rules
Airbnb and Vrbo let you set minimum stays and house rules, but platform settings do not override HOA or county requirements. If an association requires a permit number, a local contact, or prior approval, make sure your listing reflects that.
Minimum stays and calendars
Beach communities often use nightly, weekly, or 30-day thresholds. If the HOA sets a minimum stay, match your listing settings to that rule. Confirm if you need a buffer between bookings for inspections or cleaning and whether the HOA wants a booking calendar or notice.
Local contact on listings
If a 24/7 local contact is required, list that person consistently across platforms and guest communications. Property managers often serve in this role and can respond to issues quickly.
Owner-use and timing issues
Some condos require owner occupancy for a period before you can rent. Others limit total rental days per year or treat short-term and long-term leases differently. Confirm whether new owners face a waiting period, such as no rentals for the first 12 months. Ask how these limits affect dues, assessments, or access to amenities.
Questions to ask before you buy or list
Ask the HOA or manager
- Is short-term rental expressly permitted, restricted, or prohibited?
- What is the exact definition of “short-term” in our documents?
- Are there minimum or maximum rental durations? Are any seasonal?
- Are there caps on rental units or concurrent rentals?
- What registration, notice, or approval steps are required for each booking?
- Are there owner-occupancy requirements or waiting periods after purchase?
- Are there restrictions on advertising or listing platforms?
- What fines or enforcement actions apply for violations?
- Have there been recent amendments or proposed changes to rental rules?
- Are any moratoriums, lawsuits, or settlements currently affecting rentals?
Ask the seller or current owner
- Has the unit been rented previously, and can you provide booking and complaint history?
- Are there any outstanding violations, fines, or litigation tied to rentals?
- Is there a local contact or property manager under contract?
- Does current insurance cover short-term rental activity?
Ask the property manager
- Will you handle Walton County and Florida tax registrations and remittance?
- Can you serve as the 24/7 local contact for the HOA and county?
- How do you prevent calendar conflicts with owner stays?
- Will you submit required documents to the HOA for each booking?
- What is your process for guest screening and emergency response?
How a property manager helps compliance
- Document review and onboarding: Summarize HOA rules and create a compliance checklist.
- Registration and taxes: Set up county and state tax accounts, collect and remit, and maintain records.
- HOA coordination: File guest registrations, submit leases, and manage any complaints.
- 24/7 local contact: Answer calls, dispatch vendors, and resolve issues that could trigger fines.
- Listing management: Align minimum-stay settings with HOA rules and block owner-use days.
- Guest screening and rules: Communicate house and HOA rules, collect deposits, and inspect after checkout.
- Recordkeeping: Keep booking, payment, inspection, and tax records available on request.
- Insurance and safety: Verify coverage and confirm safety devices are installed and documented.
Common pitfalls to avoid
- Assuming platform settings are enough. HOA or county rules may still be violated.
- Relying on verbal statements. Get permissions and rules in writing.
- Missing tax registration or remittance. Penalties add up fast.
- Ignoring rule changes. Update listings and operations when amendments pass.
A quick due diligence checklist
- Get the Declaration, Bylaws, Rules, and any rental addenda and amendments.
- Search for “rental,” “lease,” “transient,” “occupancy,” and defined terms.
- Note any minimum stay, owner-occupancy rules, and rental caps.
- Confirm HOA and Walton County registration needs and who pays and files taxes.
- Request written confirmation of current rental rules and fine schedules.
- Verify insurance covers short-term rental use and required local contact.
- Align platform settings with all rules and turn off instant book if pre-approval is required.
- Keep records of bookings, taxes, and communications for several years.
Your next steps in Miramar Beach
If you want income potential without surprises, start with the documents and get everything confirmed in writing. Then set up your tax accounts and dial in your listing settings so they match the rules. A qualified manager can simplify this and protect your operation.
If you’d like help evaluating a specific condo or you want introductions to trusted property managers, reach out to Rachel Hutchings for a concierge consult. We’ll help you match the beach life you want with a compliant plan that works.
FAQs
What counts as a short-term rental in Miramar Beach condos?
- Definitions vary by condo. Many documents treat stays under 30 days as short-term, but you must read the association’s exact language and follow it.
Do I need to collect tourist and sales taxes on my condo rental?
- Most Florida transient rentals require county tourist development tax and state sales tax. Register with the county tax office and the Florida Department of Revenue and remit on schedule.
Can an HOA prohibit short-term rentals even if the county allows them?
- Yes. Associations can set and enforce leasing rules inside the community. You must follow HOA rules and county and state law at the same time.
Do Airbnb or Vrbo handle my Walton County permits and taxes?
- Platforms may provide tools or reminders, but they do not replace your legal duty to register and remit taxes or to meet HOA requirements. You are responsible for compliance.
What records should I keep to show compliance?
- Keep written HOA approvals, registrations, booking logs, guest communications, tax filings and receipts, and any inspection or complaint records for several years.
