Collecting Bed Tax In Seaside: Investor How-To

Confused about Seaside’s “bed tax” for short-term rentals? You are not alone. Between county rules, state sales tax, and platform policies, it is easy to miss a key step. In this guide, you will learn exactly what to collect, how to register, when to file, and how to avoid penalties, with a simple pricing example and investor checklist. Let’s dive in.

What the bed tax is in Seaside

The “bed tax” in Seaside is Walton County’s Tourist Development Tax, or TDT. It applies to rentals of living or sleeping accommodations for six months or less, and it is administered by the Walton County Clerk of Court and Comptroller. You can review the county’s overview and portal links on the Clerk’s Tourist Development Tax page.

• Seaside is in South Walton, which carries a TDT rate of 5% on gross taxable rental charges. You can confirm districts and rates on the county’s TDT page.
• The county explains who is subject to the tax and how it works on the TDT information pages.

Authoritative county resource: review the Walton County Clerk’s Tourist Development Tax page for districts, rates, and portal access at the Clerk’s TDT pages: Walton County Clerk TDT.

Other taxes you must collect

In addition to the county TDT, short-term rentals generally owe Florida state sales tax.

• Florida state sales tax on transient rentals is 6%, plus any county discretionary sales surtax. Many South Walton examples calculate an approximate combined sales tax of 7 percent, but you should confirm the current local surtax with the Florida Department of Revenue.
• When combined, South Walton investors commonly see a total near 12% on the taxable rental base, made up of 5 percent TDT and about 7 percent sales tax. See the Clerk’s guidance on state and local tax obligations here: Walton County tax overview.

What counts as taxable rental charges

You calculate tax on the rent plus required, nonrefundable fees a guest must pay to stay in the property.

• Taxable examples: required cleaning fees, mandatory processing or reservation fees, nonrefundable pet fees, resort or amenity fees, and required rollaway or crib fees.
• Optional, separately requested services may be treated differently. For examples and definitions, see Florida’s administrative rule on transient rentals: Florida Administrative Code 12A-1.061.

County overview of taxable charges: Walton County tax overview.

Platforms and who is responsible

Do not assume Airbnb or VRBO is handling your county bed tax. Walton County states it is not contracted with booking platforms to accept Walton County TDT on owners’ behalf. That means you, or your registered manager, must collect and remit Walton County’s TDT directly to the county’s system. Platforms may collect state sales tax in some cases, but you must verify what each platform remits for your exact address and keep that documentation. See the county’s notice and portal access here: Walton County Clerk TDT.

Register, file, and pay in four steps

Step 1: Confirm your district

Verify the property is in South Walton so you apply the 5 percent TDT rate. Use the district verification links on the Clerk’s TDT page: Walton County Clerk TDT.

Step 2: Register for Walton County TDT

Create your account and file through the county’s online portal referenced on the Clerk’s TDT page. The county uses a GovOS/MuniRevs system. Start here: Walton County Clerk TDT.

Step 3: Register with Florida DOR for sales tax

If bookings are not fully covered by a platform’s state tax remittance, register for sales and use tax with the Florida Department of Revenue. The Clerk’s overview explains how state sales tax applies and why registration matters: Walton County tax overview.

Step 4: Complete Walton County vacation rental registration

Walton County requires a separate Short-Term Vacation Rental certification through the Planning Department. Review requirements, fees, and renewal timing here: Walton County Vacation Rental Certification Program.

Filing schedule, discounts, and penalties

Walton County TDT returns are generally due monthly for the month after the rental activity. The return is due the 1st day of the month following the rental period, and it is delinquent after the 20th.

• File and pay online on time to qualify for Florida’s collection allowance. Florida law provides a 2.5 percent allowance on the first $1,200 of tax due per filing period, up to a maximum of $30, when you file and pay electronically. See the statute for details: Florida Statutes, Chapter 212.
• Late filings lose the allowance and trigger penalties and interest. The penalty is 10 percent of the tax due or 50 dollars, whichever is greater.
• Keep complete records for at least three years. County guidance on returns, delinquency, and records: Walton County TDT filing guidance.

How to calculate Seaside taxes: a quick example

Here is a simple illustration using Seaside’s South Walton rates. Confirm the current local surtax before you publish rates or file.

• Nightly rental subtotal: $300
• Required cleaning fee: $150
• Gross taxable rental amount: $450
• Walton County TDT at 5 percent: $22.50
• Florida state sales tax at 6 percent: $27.00
• Local discretionary sales surtax example at 1 percent: $4.50
• Total taxes: $54.00
• Effective tax rate: 12.0% on the taxable base

Important: if a platform remits state sales tax for you, you still must remit the county TDT yourself. File on gross taxable receipts, not net payouts. See the county’s overview: Walton County tax overview.

Pricing and accounting checklist

• Confirm your TDT district and rate on the Clerk’s site.
• Verify the current combined state and local sales tax rate for your address with Florida DOR.
• List every fee you charge and mark each as required and nonrefundable, or optional and guest requested.
• Decide whether to display taxes as line items or build them into your advertised rate, then keep guest communications clear.
• Map your accounting to gross taxable receipts so your filings match the county and state rules.

Common pitfalls to avoid

• Assuming platforms collect Walton County TDT. The county says they do not.
• Skipping registrations. You need both the county TDT account and Florida DOR sales tax registration, plus the county’s vacation rental certification.
• Filing from net deposits. File on gross taxable rental charges, including required fees.
• Missing deadlines and records. File by the 20th, pay online to receive the allowance, and keep at least three years of records.
• Falling behind. If you are out of compliance, contact the Clerk’s TDT office about voluntary disclosure options to reduce penalties. County guidance: TDT filing guidance.

Local guidance when you need it

If you want a rental-ready plan that balances lifestyle goals with solid compliance, we can help you align pricing, guest experience, and filings so ownership stays stress free. For personalized guidance on Seaside acquisitions, rental strategy, or listing prep, reach out to the Bellville Team.

FAQs

Do Seaside Airbnb or VRBO hosts need to collect Walton County TDT?

• Yes. Walton County is not contracted with booking platforms to collect TDT, so owners or managers must register, collect, and remit directly to the county’s system. See the county’s notice here: Walton County Clerk TDT.

What is the current bed tax rate for South Walton, including Seaside?

• The South Walton district rate is 5% for the county TDT, applied to gross taxable rental charges. Verify districts and rates on the Clerk’s TDT page: Walton County Clerk TDT.

Are required cleaning fees taxable on Seaside short-term rentals?

• Yes. Required, nonrefundable fees like cleaning, mandatory processing, and resort fees are generally taxable. See examples in Florida Administrative Code 12A-1.061 and the county’s overview: Walton County tax overview.

When are Walton County TDT returns due each month for Seaside rentals?

• Returns are due the 1st of the month after the rental activity and are delinquent after the 20th. Guidance on deadlines and penalties is here: Walton County TDT filing guidance.

How does the Florida collection allowance work for electronic filers?

• If you file and pay electronically on time, Florida allows 2.5 percent of the tax due on the first $1,200 per period, capped at $30. See [Florida Statutes, Chapter 212](https://www.flsenate.gov/ Laws/Statutes/2025/Chapter212/All) for the rule and limits.

Do I need a separate vacation rental certification in Walton County?

• Yes. Walton County’s Planning Department operates a Short-Term Vacation Rental certification program with fees and renewals. Details here: Walton County Vacation Rental Certification Program.