You rent out one or more properties in Delray Beach on Airbnb and Vrbo, and you run them yourself. This page starts with the city’s limit on turnovers, then covers the county’s tax steps and what software can do.
Your local person does the visits and anything that needs hands on site. BnBGenius answers guest messages on Airbnb and Vrbo 24/7 and creates cleaning and repair tasks after checkout. You check your zoning, the county registration and the taxes.
The city’s land development regulations cap how often a home may turn over.
“The entire dwelling unit or any part thereof, located in a Single Family or Planned Residential Development Zoning District, and is operated or used in such a way that any part of the dwelling unit turns over occupancy more than six times in any one year, shall be presumed to be a Transient Residential Use and therefore prohibited.”
Source: Delray Beach LDR Sec. 4.3.3(ZZZ)
What this means for you: The quote names two zoning districts: Single Family and Planned Residential Development. A home in one of them is presumed to be a Transient Residential Use and therefore prohibited when any part of it turns over occupancy more than six times in one year. Six is the number in the quote. A host with many short bookings can reach it fast. Find out your property’s zoning with the city before listing.
The same quote also exempts owners.
“The real property owners of the dwelling unit and their family are exempt regardless of how much time the owners and family spend at the dwelling unit on a yearly basis.”
Source: Delray Beach LDR Sec. 4.3.3(ZZZ)
What this means for you: The exemption is for the owners of the dwelling unit and their family. This page is about homes rented to paying guests.
What BnBGenius Does for a Host in Delray Beach
Answers guest messages on Airbnb and Vrbo 24/7
Guests ask about your listing and about the county numbers. The county says to display the TDT account number and the business tax receipt number when advertising.
“Display the TDT account # and Short-Term Rental Local Business Tax Receipt #.”
What this means for you: The county wants two numbers shown in your advertising. The county registration steps are under “What the City and the County Require” below. Put the numbers and the answers in your house rules and check-in instructions. BnBGenius answers guest messages on Airbnb and Vrbo 24/7, but it does not know local rules by itself. It is not a responsible party for the city or the county.
Requests a review from the guest and publishes the host’s review
This works the same on both platforms. A review does not replace house rules. Kent Morgan, BnBGenius co-founder:
“We went from reviewing 40% of stays to 100% overnight. The AI even thanked guests for things we fixed mid-stay. Our review-to-review rate jumped immediately.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/reviews
Creates cleaning and repair tasks after checkout
Each time one guest leaves and the next one arrives, your calendar shows a change of guests. Keep your own count of those changes and compare it with the city rule on the first screen. Ask the city how it counts a turnover. BnBGenius creates cleaning and repair tasks after checkout, but it does not count turnovers and does not track the city’s limit. The cleaning, inspection and repairs are done by your person on site. Agree turnover times with them. Kent Morgan, BnBGenius co-founder:
“We used to find out about issues in post-stay reviews. Now BnBGenius flags them mid-stay, creates the task, and our cleaners respond in under 15 minutes.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/tasks
Answers guest calls with a voice AI agent
Voice Concierge is an add-on that answers guest calls with a voice AI agent. It does not make BnBGenius a responsible party. It does not replace a person who can come to the rental. Kent Morgan, BnBGenius co-founder:
“The concierge answered 84% of our after-hours calls last month without waking anyone up. Guests thought it was our in-house team the whole time.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/voice
Sells gap nights, early check-in and late checkout
Before you accept a gap night, check it against the city rule on the first screen. Agree early check-in and late checkout times with your local person so cleaning still fits.
Is run from Telegram
BnBGenius is run from Telegram. The split of responsibilities does not change.
Your Local Person
A cleaner or handyman can do the visits. You organise cleaning and repairs yourself, with your local person or a cleaning company you choose. BnBGenius creates cleaning and repair tasks after checkout. Keep the same house rules and check-in instructions on Airbnb and Vrbo. Tell your local person the dates that matter at the property, because the monthly county return is due on the 1st and the county business tax receipt renews by September 30 (both are quoted under “What the City and the County Require”). BnBGenius is not a responsible party for the city or the county. The owner stays responsible for the rental.
What the City and the County Require
Where the turnover rule applies. The turnover quote on the first screen names Single Family and Planned Residential Development districts. Another district, Medium Density Residential (RM), lists transient residential use among its permitted principal uses and points back to the same section.
“Transient Residential Use, subject to Section 4.3.3 (ZZZ).”
What this means for you: This line comes from the RM district list. It refers back to Section 4.3.3 (ZZZ), the section quoted on the first screen. The quotes do not say how the turnover limit applies in RM or in any other district. Check the zoning of your property with the city.
If the rule is broken.
“Any property owner that leases, rents, licenses, subleases, or otherwise allows in any manner or form the use of an entire dwelling unit within a single-family zoning district for a period of less than 12 months with a turnover in occupancy of any part of the dwelling unit more often than six times in any one year shall be in violation of this section.”
Source: Delray Beach LDR Sec. 4.3.3(ZZZ)(4)
“The City adopts all enforcement methods, which include, but are not limited to, the issuance of a citation, summons, notice to appear in county court, arrest for violation of municipal ordinances, civil citations, injunction or any other enforcement method authorized by law”
What this means for you: This rule covers the whole dwelling unit. It applies in a single-family zoning district. It covers stays under 12 months. It covers renting, leasing, licensing, subleasing, or allowing the use in any way. The rule is broken when any part of the unit turns over occupancy more than six times in any one year. The city can issue a citation, a summons, a notice to appear in county court, or civil citations. It can arrest for violating a municipal ordinance. It can also seek an injunction. And it can use any other enforcement method allowed by law.
Hardship waiver.
“In all instances where there is a claim of undue economic hardship, the property owner may be granted a waiver from Section 4.3.3 (ZZZ) after submission of a waiver request to the Development Services Department.”
Source: Delray Beach LDR Sec. 4.3.3(ZZZ)(2)
“When a waiver has been requested, the Director, or his/her designee, shall issue a written determination within 45 days of the date of receipt of all required documentation”
What this means for you: An owner can ask for a waiver based on undue economic hardship. The request goes to the Development Services Department. A waiver may be granted, but approval is not promised. The written decision comes within 45 days after all required documents are received.
County registration. The Palm Beach County Tax Collector runs the tourist development tax (TDT), which is the county’s tax on stays of six months or less. These are county steps, and they are why a listing needs two numbers.
“Anyone offering transient accommodations must register a TDT account online with the Tax Collector.”
Source: Palm Beach County Tax Collector TDT page
“Vacation Rentals must obtain a Short-Term Rental Local Business Tax Receipt for each TDT account.”
Source: Palm Beach County Tax Collector TDT page
“Renew the Business Tax Receipt annually by September 30th.”
What this means for you: Register a TDT account online with the Tax Collector. Vacation rentals must obtain a Short-Term Rental Local Business Tax Receipt for each TDT account. Renew it annually by September 30. Set a reminder before that date.
Advertising. The county’s advertising rule is quoted earlier on this page. Both the Airbnb and the Vrbo listing need the numbers.
Monthly reporting.
“Monthly reporting to the Tax Collector is due on the 1st and deemed late after the 20th, resulting in interest and penalties.”
Source: Palm Beach County Tax Collector TDT page
“You must file $0.00 to report no rental activity.”
What this means for you: Your report is due to the Tax Collector on the 1st of each month. It is late after the 20th, and late filings bring interest and penalties. If you had no rental activity, you must still file a zero return.
Taxes
Florida’s state tax on short rentals.
“Florida’s 6% state sales tax, plus any applicable discretionary sales surtax, applies to rental charges or room rates paid for the right to use or occupy living quarters or sleeping or housekeeping accommodations for rental periods of six months or less, often called “transient accommodations” or “transient rentals.””
Source: Florida Department of Revenue
This is how the Palm Beach County Tax Collector describes the county tax.
“Palm Beach County Tourist Development Tax (also referred to as ”TDT”, Tourist Tax, or Bed Tax) is a 6% charge on the revenue from transient rentals (6 months or less).”
What the tax is paid on.
“Tourist Tax is to be paid on the rental revenue including all mandatory fees such as cleaning and pet fees.”
The Florida Department of Revenue lists Palm Beach County at this rate and shows the county as the collector.
“Palm Beach 6.0% County”
This is the county’s own statement about the state sales tax.
“This tax is in addition to state sales tax (6.5% in Palm Beach County).”
This is the Palm Beach row of the Florida Department of Revenue’s discretionary sales surtax list.
“Palm Beach .5% Jan 1, 2026 Dec 31, 2035”
What this means for you: The Department of Revenue’s 2026 surtax list shows 0.5% for Palm Beach. It runs from January 1, 2026 to December 31, 2035. The state’s 6% plus this 0.5% surtax makes 6.5%. That matches the 6.5% the county page gives, so the two sources agree. Check the rate with the Tax Collector before each filing, because rates can change.
Who must collect the county tax.
“The HOST must collect and remit TDT. Online platforms do not remit TDT to the Palm Beach County Tax Collector.”
| Platform | What the platform lists | What the owner checks |
|---|---|---|
| Airbnb | “Florida Transient Rental Tax: 6% of the listing price including any cleaning fee for reservations 182 nights and shorter.” (Source: Airbnb Help) “Florida Discretionary Sales Surtax: 0.5%-1.5% of the listing price including any cleaning fee for reservations 182 nights and shorter.” (Source: Airbnb Help) “If you host short-term stays (fewer than 180 consecutive nights) in Palm Beach County, you are required to have a County-Issued Tourist Development Tax (TDT) account number and a County-Issued Business Tax Receipt (BTR) number for each of your listings.” (Source: Airbnb Help, Palm Beach County article) | “Palm Beach County requires you to collect the TDT from the guest and remit it via your TDT account number.” (Source: Airbnb Help, Palm Beach County article) “Hosts may need to manually collect and remit other applicable taxes on their stay or experience price.” (Source: Airbnb Help) |
| Vrbo | “County Tourist Development Tax All Florida counties under 184 nights December 1, 2018” (Source: Vrbo Help) “Note: Discretionary County Surtax is state tax surcharges required by various counties that Vrbo will also be collecting and remitting.” (Source: Vrbo Help) | “You’re also responsible for collecting and remitting lodging taxes when we’re not liable to do so.” (Source: Vrbo Help) |
What this means for you: The sources do not all say the same thing. The county page says online platforms do not remit the county tax. Airbnb’s Palm Beach County article says the host collects the county tax from the guest and remits it. Vrbo’s list shows a county tourist development tax row for all Florida counties. This page does not choose between them. Check after each booking whether anything is left to collect and remit. File every month, including a zero return.
BnBGenius is not an accounting tool.
Airbnb and Vrbo
| Guest work | Airbnb | Vrbo |
|---|---|---|
| Messages | “Every reservation automatically creates a group thread where all bookers, co-travelers, hosts and co-hosts can connect.” (Source: Airbnb Help) | “You can send a message to a host through our secure messaging platform.” (Source: Vrbo Help) |
| Reviews | “After a guest checks out, both the guest and their host will be prompted to leave a review. Both parties will have 14 days after checkout to submit their review.” (Source: Airbnb Help) | “You and your guests have 180 days to provide your review. Once one party submits their review, the other party has 14 days to complete their review.” (Source: Vrbo Help) |
| Check-in details | “Guests will see your check-in method (such as smart lock, keypad, or lock box) but they won’t see the detailed check-in instructions until 48 hours before check-in.” (Source: Airbnb Help) | “The welcome guide includes: Host or property manager contact information. Directions to the property. Parking instructions. Access instructions. Check-in and check-out instructions.” (Source: Vrbo Help) “The welcome guide information is emailed to your guests in the language you wrote it in, three days before check-in.” (Source: Vrbo Help) |
| Listing details | Both listings need the county TDT account number and the Short-Term Rental Local Business Tax Receipt number, in plain words under “What the City and the County Require”. | Same two county numbers as Airbnb. |
What this means for you: On Airbnb, each reservation creates a group thread. Both sides have 14 days after checkout to write a review. Guests see your check-in method. They do not see the detailed instructions until 48 hours before check-in. On Vrbo, guests can message you through the secure messaging platform. Reviews there run on a 180-day window. Once one side submits, the other side gets 14 days. The welcome guide is emailed three days before check-in. Keep the same house rules and check-in instructions on both platforms.
On both platforms, answers about check-in, house rules and the county numbers must rest on your house rules and check-in instructions. BnBGenius answers guest messages on Airbnb and Vrbo 24/7 and requests a review from the guest and publishes the host’s review. You check taxes separately.
How to Start
BnBGenius is not a PMS, a channel manager, a calendar sync, a direct-booking, pricing or accounting tool.
More City Guides
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- Self-managing an Airbnb in Coconut Creek, FL
- Self-managing an Airbnb in Coral Springs, FL
- Florida short-term rental laws by city
Rules and rates last checked on 2 October 2026.
