Short-Term Rental Regulations in St. Johns County: 2026 Update

St. Johns County — which encompasses St. Augustine, Ponte Vedra Beach, Nocatee, and the surrounding communities north of the Flagler County line — is one of the most in-demand vacation rental markets in Northeast Florida. It’s also one where STR regulations have evolved meaningfully over the past few years. If you own or are considering purchasing a vacation rental in St. Johns County, here’s what you need to know.

Current STR Regulatory Framework

Under Florida state law, counties and municipalities have limited authority to ban vacation rentals outright, but they can regulate them. St. Johns County has implemented a vacation rental registration program that requires all STR operators to comply with specific licensing and safety standards.

St. Johns County Registration Requirements

As of 2026, operating a short-term rental in unincorporated St. Johns County requires:

Vacation Rental License from Florida DBPR: The Florida Department of Business and Professional Regulation requires all vacation rentals offered more than 3 times per year to obtain a license. This is a statewide requirement that applies everywhere in Florida.
St. Johns County Business Tax Receipt: A local business tax receipt is required for vacation rentals operating within the county.
Tourist Development Tax (TDT) Registration: Operators must register with St. Johns County to collect and remit the applicable Tourist Development Tax (TDT) on all short-term rentals. The current TDT rate in St. Johns County is 5% of the rental amount, applied on top of Florida’s 6% state sales tax.
Safety Requirements: Properties must meet Florida’s vacation rental safety standards, including functioning smoke detectors, carbon monoxide detectors, fire extinguishers, and pool safety compliance (where applicable).

City of St. Augustine Regulations

Properties within the incorporated city limits of St. Augustine face additional regulations. The city has implemented a Vacation Rental Registration Ordinance that requires:

Annual vacation rental registration with the city
A local contact person available 24/7 who can respond to complaints within one hour
Property identification numbers displayed on the property
Occupancy limits based on square footage and bedroom count
Compliance with parking requirements

The city has also implemented noise ordinances and nuisance complaint processes that apply to vacation rentals. Multiple substantiated complaints can result in fines and registration revocation.

HOA Restrictions: A Critical Due-Diligence Item

Beyond county and city regulations, many of the most desirable communities in St. Johns County are governed by HOAs that have their own vacation rental restrictions — and these can be more restrictive than county regulations.

Communities like Nocatee, Palencia, and Ponte Vedra Beach HOAs in some cases have minimum lease terms (often 30 days or 6 months), which effectively prohibit nightly vacation rentals. Always review the CC&Rs of any HOA community before purchasing with vacation rental intent.

Areas like St. Augustine Beach and portions of the A1A corridor are more STR-friendly, but individual community-level restrictions still apply in many cases.

Tax Obligations for St. Johns County STR Operators

Short-term rental income in St. Johns County is subject to:

Florida State Sales Tax: 6%
St. Johns County Tourist Development Tax: 5%
Total combined tax on rentals: 11%

If you list on Airbnb or VRBO, both platforms collect and remit most of these taxes automatically in Florida. If you accept direct bookings, you are responsible for collecting and remitting taxes yourself. Failure to remit TDT can result in penalties and interest.

Flagler County Comparison

For context, STR regulations in neighboring Flagler County (Palm Coast, Flagler Beach) are somewhat less complex. Flagler County requires a business tax receipt and tourist development tax registration, but doesn’t have the same level of city-level overlay regulation that exists in the City of St. Augustine. For property owners who want a simpler regulatory environment, Flagler County properties are worth comparing.

Staying Current

STR regulations in Florida are not static. Both the state legislature and local municipalities continue to adjust rules, and there is ongoing legislative activity around vacation rental preemption (the extent to which the state limits local authority to regulate STRs). Monitoring the St. Johns County Commission and City of St. Augustine agendas is advisable for active STR investors in the area.

We manage properties across both St. Johns and Flagler Counties. If you have questions about navigating the regulatory environment for a specific property, reach out to our team.