Short‑Term Rental Rules Around Sandestin And Destin

Thinking about turning a Sandestin or Destin property into a short-term rental? Before you start taking bookings, the smartest move is to understand who regulates rentals, what taxes apply, and how HOA or condo rules can affect your plan. You want steady income, happy neighbors, and zero surprises. This guide walks you through the essentials so you can buy and operate with confidence. Let’s dive in.

Sandestin vs. Destin: who regulates STRs

Short-term rental rules are local. Sandestin sits in the Miramar Beach area of unincorporated Walton County. Destin is a city in Okaloosa County. Your property’s location determines which government sets the rules, and your HOA or condo may add more.

• In Sandestin and Miramar Beach, look to Walton County along with any applicable resort or association restrictions.
• In Destin, look to the City of Destin. If the property is outside city limits in Okaloosa County, county rules apply.
• Always confirm the exact jurisdiction by parcel ID and zoning before you buy or list.

Walton County and Sandestin checks

If you are evaluating a property in Sandestin or Miramar Beach, confirm two layers: county rules and association rules.

• Verify Walton County requirements: zoning allowances for rentals, any short-term rental registration, a local business tax receipt, and enforcement policies for noise, parking, and occupancy limits.
• Identify the governing associations: the resort association, the neighborhood association, and the condo association, if applicable. Get the CC&Rs, bylaws, rental policies, and community guidelines in writing.
• Ask if Sandestin has an on-site rental program, whether participation is mandatory, and how guest access and amenity passes work.

City of Destin and Okaloosa checks

If the property is within the City of Destin, expect city-specific rules and processes.

• Confirm the City of Destin’s STR registration or permit requirements, where rentals are allowed by zoning, and any minimum-stay or occupancy rules.
• Check whether a business license is needed, what information must be posted in the unit, and what must be shown in public listings.
• For properties outside city limits, verify Okaloosa County’s rules and tax obligations.

Taxes you must handle

Short-term rental income in Florida generally triggers both state and local taxes. Plan your registrations and filings early.

• State sales and use tax: Register with the Florida Department of Revenue to report rental income and file returns.
• Tourist development or bed tax: Register with the appropriate county office for Walton County or Okaloosa County, depending on your property’s location.
• Discretionary county surtax: Ask if a local surtax applies to your rental transactions.
• Platform collection: Some platforms may collect certain taxes, but you are still responsible for proper registration, filing, and recordkeeping.
• Maintain receipts and booking calendars in case of audits.

HOA and resort rules

Association rules can be stricter than city or county rules. A property can be legal to rent under local law but prohibited by the HOA or condo.

• Common limits: minimum rental nights, seasonal blackout dates, caps on the number of rentable units, or limits on the number of rentals per year.
• Registration: many associations require guest registration, owner insurance documentation, and approved management companies.
• Operations: expect rules on parking, trash, quiet hours, amenity use, signage, and how you present the property in ads.
• Fees: some resorts or associations charge application or usage fees for rental units.

Safety, permits, and operations

Safe, well-run rentals face fewer complaints and fewer fines. Build compliance into your setup from day one.

• Life safety: install and test smoke and CO detectors, place fire extinguishers, verify egress, and post evacuation and emergency contact information.
• Pools and waterfront: confirm required safety signage and any special equipment or rules.
• Local contact: many jurisdictions require a 24/7 local agent or manager to respond to issues.
• Posting requirements: some areas require a permit or registration number in all advertisements and inside the unit.

Common enforcement and penalties

Most enforcement starts with neighbor complaints and routine checks.

• Triggers: noise, parking, trash, and over-occupancy are the usual complaints.
• Penalties: fines, civil citations, suspension or revocation of rental registration, liens, or orders to stop renting.
• Timelines: ask how notices, cure periods, and appeals work where your property is located.

Buyer and investor checklist

Use this quick checklist during due diligence to stay on track.

• Confirm jurisdiction and zoning for the parcel. Verify if the property is in the City of Destin or unincorporated Walton County and identify the zoning designation.
• Collect documents: deed, CC&Rs, bylaws, rental rules, and any board minutes that address rentals.
• Contact authorities: planning, zoning, and code enforcement for Walton County or the City of Destin; the county tourist development tax office; and the Florida Department of Revenue.
• Verify taxes: what is due, how to register, filing frequency, and whether any platform collects a portion.
• Ask the HOA/condo: permission status, minimum stays, unit caps, blackout dates, required approvals, fees, insurance requirements, parking rules, amenity access, and guest ID procedures.
• Operational setup: 24/7 local contact, trash and parking plans, required postings, and house rules.
• Insurance: confirm short-term rental coverage or secure a proper endorsement or policy.
• Property management: if you plan to hire a manager, review contract terms for complaint response, tax remittance support, and guest screening.
• Recordkeeping: set up a system for bookings, receipts, tax filings, and communications.

Next steps to verify today

Here is a practical path to confirm current rules before you buy or list.

1. Use the parcel ID to confirm jurisdiction and zoning with the appropriate city or county.
2. Request the property’s recorded CC&Rs and association rental policies in writing.
3. Speak with planning, zoning, and code enforcement about STR registration and enforcement practices. Ask for written guidance or ordinance citations.
4. Register with the Florida Department of Revenue and the county tourist tax office to understand filing steps and schedules.
5. Obtain a written statement from the HOA or condo confirming rental permission, any fees, and required approvals.
6. Consult a qualified local professional for legal or tax advice on your specific situation.
7. Create an operational plan that covers safety equipment, cleaning and inspection, guest rules, trash and parking, and a 24/7 contact.

Pitfalls to avoid

• Relying only on platform tax collection. You remain responsible for proper registration, returns, and full remittance.
• Assuming resort customs are policy. Get written rules and procedures from the association.
• Overlooking HOA restrictions when county rules seem permissive. Association limits can block rentals.
• Skipping insurance updates. Make sure your coverage includes short-term rental activity.
• Not having a local point of contact. Fast response can prevent complaints from becoming violations.

Local guidance you can count on

You deserve clear answers before you invest. Our team lives and works along the Emerald Coast, and we know how to navigate local rules, associations, and timelines so you can move forward with confidence. If you are weighing a purchase or need help preparing a property for compliant renting, connect with The Babe Group for thoughtful guidance and full-service representation.

FAQs

What counts as a short-term rental in Sandestin or Destin?

• Short-term rentals generally mean lodging rented for short stays; confirm the exact definition and any minimum-stay rules with the city or county where the property sits and with your HOA or condo.

Do I need a permit or license to rent short term in Destin?

• Many jurisdictions require registration or a permit; contact the City of Destin to confirm current STR registration, business licensing, and posting rules for your address.

Are short-term rentals allowed in Sandestin’s resort area?

• It depends on both Walton County zoning and your specific association’s rules; request the CC&Rs and written rental policy for the exact building or neighborhood.

What taxes apply to short-term rentals in these areas?

• Expect Florida state sales and use tax plus county tourist development or bed tax; register with the Florida Department of Revenue and the local county tax office to file correctly.

Do platforms collect all my short-term rental taxes for me?

• Platforms may collect some taxes, but you are still responsible for registering, reconciling, and remitting all required taxes and keeping records for audits.

What are common HOA or condo limits on rentals?

• Typical rules include minimum night stays, seasonal blackout dates, caps on rentable units, guest registration, insurance requirements, and restrictions on parking, signage, and amenities.

What are typical penalties for noncompliance?

• Penalties can include fines, citations, suspension or revocation of your rental registration, liens, and orders to stop renting; HOA penalties can include fines and amenity suspensions.