Seaside STR Compliance: Registration, DBPR And Bed Tax

Thinking about listing your Seaside cottage as a short-term rental? Getting the paperwork right before you advertise protects your income and keeps fines off your doorstep. In this quick guide, you’ll learn exactly how to register with Walton County, when you need a DBPR license, and how to handle Florida sales tax and the local bed tax. Let’s dive in.

What compliance looks like in Seaside

You need to complete county registration, handle state licensing when it applies, and set up tax collection. You also need to follow Seaside HOA rules and list your license numbers in ads where required. Start early so you can open your calendar without stress.

• Walton County Vacation Rental Certification is required before you advertise or host. You renew each year.
• DBPR licensing is required when your rental meets Florida’s vacation rental definition.
• You must collect and remit Florida sales tax and Walton County’s Tourist Development Tax for Seaside.
• Keep a local responsible party on file and follow neighborhood rules on parking, trash, and noise.

Walton County registration basics

Walton County requires you to certify your short-term rental before any advertising or bookings. Use the county’s program page for applications, checklists, and affidavits. You will also complete safety items and name a local responsible party. Review forms on the county portal for details and updates. Visit the county’s Vacation Rental Certification Program for requirements and forms at the official county page: Walton County Vacation Rental Certification Program.

Starting February 1, 2025, the annual fee for an individual property is $300 per property. Seaside properties in ZIP 32459 renew on a Feb 1 to Jan 31 cycle. The county also lists modification fees and inspection fees. See the county’s fee and renewal details at mywaltonfl.gov.

Advertising or operating without certification is a code violation. The county lists civil penalties that can include $500 per day for operating without registration. Check current penalties and policies at Walton County’s program page.

DBPR licensing in Florida

Florida’s Department of Business and Professional Regulation licenses vacation rentals that meet state criteria. If you rent an entire unit more than three times a year for periods under 30 days, or you hold it out to the public as regularly rented, a DBPR vacation rental license is typically required. Review state guidance at the DBPR’s Vacation Rental Licensing Guide.

To apply, submit the HR-7028 application and required items listed by the Division of Hotels and Restaurants. The DBPR site provides the application packet and instructions. Find forms and publications at DBPR Forms and Publications.

Florida emphasizes displaying your vacation rental license number in advertising. Recent legislative updates also address platform verification. For background on state updates, see the Florida Senate’s 2024 summary at the bill summary page.

Sales tax and the 5 percent bed tax

Short-term rental income is taxable. Register with the Florida Department of Revenue to collect and remit state sales and transient rental taxes. DBPR materials often request proof of your tax registration in the application packet. See DBPR’s application resources at DBPR Forms and Publications.

In Seaside, you must also collect the Walton County Tourist Development Tax. Seaside is in South Walton, where the tourist tax rate is 5 percent of rent plus required nonrefundable fees. Districts and rates are listed by the county tax office at the Walton TDT information page.

Walton County states it is not contracted with major platforms to collect TDT for you. That means you are responsible for registering and remitting the county bed tax through the Clerk’s portal. Filing is typically monthly. See instructions and the county’s position on platform collection at the Walton Clerk Tourist Tax page.

Seaside HOA and neighborhood rules

Many Seaside properties have HOA rules and deed restrictions that govern beach pavilion access, parking passes, and guest guidelines. These private rules can be stricter than county policy and may affect your ability to rent. Review Seaside’s community notices and policies, such as seasonal rules, at the Seaside community news page.

Common mistakes to avoid

• Advertising before you complete Walton County certification.
• Assuming Airbnb or VRBO will collect Walton County TDT for you.
• Failing to name and maintain a local responsible party.
• Overlooking Seaside HOA rules on parking, pavilion access, or guest policies.

A simple step-by-step checklist

1. Check Seaside HOA and deed restrictions, including pavilion access and parking guidance. Review community notices at the Seaside community news page.

2. Complete Walton County’s Vacation Rental Certification before you advertise. Apply, schedule inspections, submit affidavits, and note the renewal window for ZIP 32459. Start at the Walton County program page.

3. Determine if DBPR licensure applies. If yes, apply using the HR-7028 packet and post your DBPR license number in your listings. See the DBPR Licensing Guide.

4. Register for Florida sales tax and set up Walton County TDT collection and filing through the Clerk’s portal. Confirm platform collection status for Walton County. Learn more at the Walton Clerk Tourist Tax page.

5. Maintain a local responsible party who can respond promptly, keep safety items current, and display your registration and license numbers where required.

Enforcement and penalties

Walton County has increased enforcement and holds special magistrate hearings to address noncompliance. Local reporting shows owners fined for advertising or operating without registration, with penalties listed by the county that can include $500 per day. See coverage of recent efforts on 30A at Mid Bay News and confirm current penalties on the county portal at mywaltonfl.gov.

Keep your listing compliant

Mark your renewal date for ZIP 32459, keep your local contact active, and refresh your listing with valid license numbers. Build clear house rules that reflect Seaside’s parking and pavilion policies so guests arrive prepared. If you want help aligning income goals with a smooth, compliant launch, we are here to guide you.

Ready to set up a turnkey, compliant Seaside rental strategy or to buy a property with strong rental potential? Reach out to the Bellville Team for local guidance, premium marketing, and hospitality-focused rental solutions.

FAQs

Do I need both county registration and a DBPR license for a Seaside STR?

• Often yes. Walton County requires local certification, and DBPR licensure is required when your rental meets Florida’s vacation rental definition.

What is the bed tax rate for Seaside in South Walton?

• The Tourist Development Tax rate for Seaside is 5 percent on rent plus required nonrefundable fees.

Will Airbnb or VRBO collect Walton County TDT for me?

• Walton County states it is not contracted with platforms to collect TDT, so you must register and remit through the Clerk’s portal unless that changes.

How much is the Walton County registration fee and when do I renew in Seaside?

• The annual fee is $300 per property starting February 1, 2025, and ZIP 32459 renews from Feb 1 to Jan 31 each year.

What are the penalties for advertising without county certification?

• The county lists civil penalties that can include $500 per day for operating without registration, plus administrative fees.

How often do I file Walton County TDT returns?

• Monthly filing is typical in Walton County. Confirm your schedule in the Clerk’s tax portal instructions.