Airbnb Management in St. Augustine: Self-Manage Airbnb and Vrbo

Airbnb management in St. Augustine is something you can self-manage. If your rental sits inside the incorporated City of St. Augustine, you split the work three ways: you handle city registration and taxes, BnBGenius answers guest messages on Airbnb and Vrbo 24/7, and your person on site does the physical cleaning and repairs. Your first 500 messages are free, with all features and no card; after that it is $10 a month no matter how many listings you have.

Airbnb Management in St. Augustine: How You Self-Manage with BnBGenius

BnBGenius installs as a Chrome extension in about 5 minutes, with no API keys and no passwords shared. You can manage your own Airbnb this way because BnBGenius is run from Telegram.

Three city duties stay on your side of the table. Issuance of a registration does not guarantee the land use, zoning, or final construction status of a property, and it does not confirm compliance with the City’s Comprehensive Plan or land development regulations (City page); the property owner remains responsible for that compliance (City page). You must also allow reasonable city access for the life-safety inspection when you register and each year after (Municode Sec. 28-147). And if the city provides a system for telephonic or electronic processing of preliminary compliance complaints, the property owner or the person who runs the property for the owner, as identified on the registration form, must acknowledge receipt of the complaint within 30 minutes of notification by the city or its agent (Municode Sec. 28-154).

A Week of Self-Managing Your Airbnb in St. Augustine

Here is what a normal week of Airbnb management in St. Augustine looks like when you run it yourself. The steps are a practical order, not a list of legal deadlines.

1. Before your first offer, check zoning. Look up your address on the City’s zoning map (City page). In RS-1 and RS-2, properties may be rented for one week or longer with an approved registration, and nightly rentals are not allowed (City page). In HP-1, properties may be rented for one month or longer with an approved registration (City page). Properties in all other zoning districts may be rented on a nightly basis with an approved registration (City page). Registration alone does not settle land-use questions (City page), so if the rules for your address seem unclear, ask the City for address-specific clarification before you list.

2. Before registration, gather the paperwork. Every vacation rental must register on city forms and pay the administrative fee, then pay it again each year (Municode Sec. 28-146). Upload a site plan and a floor plan with the application (City page). If you list two rentals on a platform, you need two registrations (City page). The fee scales with bedrooms (City page), and the amounts sit in the cost section below. Plan to allow reasonable city access for the Florida Fire Prevention Code, Life-Safety Code, NFPA 101 inspection at registration and annually (Municode Sec. 28-147).

3. When a booking arrives, check the details. Each listing must accurately reflect the information on your registration form (Municode Sec. 28-146), and the district rental-length rules from step 1 still apply. Occupancy is two persons per bedroom plus an additional two children under the age of 18 per vacation rental, with a total maximum of twelve persons inclusive of minor children (Municode Sec. 28-148). Studio and efficiency units are limited to two occupants (City page), so do not stack the bedroom formula on top of that limit.

4. Before arrival, prepare the unit. Visibly post maximum occupancy, guest visiting hours, the trash collection schedule, emergency contact information, and emergency evacuation information in each rental unit (Municode Sec. 28-150). Provide a smoke alarm, a carbon monoxide alarm, and a fire extinguisher for each rental unit (Municode Sec. 28-150). A quick walk-through before each arrival keeps these items ready for guests and inspectors alike. Parking has its own conditions, summarized in the checklist below (Municode Sec. 28-151) (Municode Sec. 28-151) (Municode Sec. 28-151).

5. During the stay, watch the guest rules. Guests who are not counted toward the maximum occupancy of the rental unit must vacate the premises between 10:00 p.m. and 8:00 a.m. (Municode Sec. 28-149). Large gatherings of twenty or more people are prohibited at short term rental units located in the RS-1 and RS-2 zoning districts (Municode Sec. 28-158) (Municode Sec. 28-156).

6. At checkout, close the stay. The cleaning and repair tasks and the guest-review steps follow the table’s rows above, and your person on site does the physical work. You, as the owner, must ensure garbage and trash receptacles are placed curbside consistent with city regulations (Municode Sec. 28-152). Noise complaints are handled through the St. Augustine Police Department (City page).

7. Each month and each renewal season, review your records. Good vacation rental management in St. Augustine includes a yearly paperwork check. Registration follows the fiscal year of October 1 through September 30, renewals are due by October 1 or a $100 late fee applies, and new registrations submitted outside the October 1 renewal deadline are not prorated (City page). On taxes, the county-collected tax is reported and paid directly to the county, while state tax goes to the Florida Department of Revenue (County-collected tax remittance).

St. Augustine Short-Term Rental Permit and Rules: Your Checklist

Owners often search for a St. Augustine short-term rental permit; the City calls its process a short-term rental registration. Work through these ten items before and during your season.

• Zoning and registration: Confirm your district on the City’s zoning map (City page). RS-1 and RS-2 allow rentals of one week or longer with an approved registration, and nightly rentals are not allowed (City page). HP-1 allows rentals of one month or longer with an approved registration (City page). All other zoning districts allow nightly rentals with an approved registration (City page). Issuance of a registration does not guarantee land use, zoning, or final construction status (City page), and the property owner is responsible for Comprehensive Plan and land development compliance (City page).
• Application and fees: Register on city forms and pay the administrative fee at registration and annually (Municode Sec. 28-146). Upload a site plan and a floor plan (City page). Register each individual listing separately (City page). Fees run by bedroom count (City page).
• Renewal: Registration follows the October 1 to September 30 fiscal year (City page). Renewals must be submitted by October 1 or a $100 late fee applies. New registrations submitted outside the October 1 renewal deadline are not prorated (City page).
• Listing accuracy: The information on each listing must accurately reflect the information submitted on the registration form (Municode Sec. 28-146).
• Inspection and equipment: Allow reasonable city access for the Florida Fire Prevention Code, Life-Safety Code, NFPA 101 inspection at registration and annually (Municode Sec. 28-147). Provide a smoke alarm, a carbon monoxide alarm, and a fire extinguisher for each rental unit (Municode Sec. 28-150).
• Posted information: Maximum occupancy, guest visiting hours, trash collection schedule, emergency contact information, and emergency evacuation information must be visibly posted in each rental unit (Municode Sec. 28-150).
• Occupancy and other guests: Two persons per bedroom per vacation rental, plus an additional two children under 18 per vacation rental, with a total maximum of twelve persons inclusive of minor children (Municode Sec. 28-148). Studio and efficiency units are limited to two occupants (City page). Guests not counted toward the maximum occupancy must vacate between 10:00 p.m. and 8:00 a.m. (Municode Sec. 28-149).
• Parking: Provide at least one stabilized parking space per bedroom offered for rent, except as provided in the code’s exception (Municode Sec. 28-151). Vacation rentals in zoning districts that otherwise have on-site parking requirements must provide stabilized parking on the site (Municode Sec. 28-151). If on-site parking is not feasible, the owner may apply to the planning and zoning board for a use by exception for offsite parking (Municode Sec. 28-151).
• Response and gatherings: If the city provides a system for telephonic or electronic processing of preliminary compliance complaints, the property owner or the person who runs the property for the owner, as identified on the registration form, must acknowledge receipt within 30 minutes of notification by the city or its agent (Municode Sec. 28-154). Large gatherings of twenty or more people are prohibited at short term rental units in RS-1 and RS-2 (Municode Sec. 28-158) (Municode Sec. 28-156).
• Enforcement and waste: Violations of sections 28-145 through 28-156, as well as section 28-159, may be prosecuted through code enforcement or any other remedy available to the city, including revocation of the registration (Municode Sec. 28-154). Owners must ensure garbage and trash receptacles are placed curbside consistent with city regulations (Municode Sec. 28-152).

Two of these points matter enough to read in the City’s own words.

“Issuance of a Short-Term Rental Registration does not guarantee the land use, zoning, or final construction status of a property. It also does not confirm that the property complies with the City’s Comprehensive Plan or land development regulations.”

Source: City page

What this means for you: A registration is not proof of your zoning or land use. It is not proof that the building work is final. It does not show that you meet the City’s Comprehensive Plan or land development rules.

“You must register your Short-Term Rental each year. The registration period follows our fiscal year, October 1 – September 30. Renewals are to be submitted by October 1st each year, or a late renewal fee of $100 will be assessed. If a new registration is submitted outside of the October 1st deadline for renewals, registration fees will not be prorated.”

Source: City page

What this means for you: You must register each fiscal year, October 1 through September 30. Submit renewals by October 1 to avoid the $100 late fee. New registrations outside that renewal deadline are not prorated.

You can read the full official vacation rental rules in the city code’s vacation rental division, and the City’s Short Term Rentals page walks through the application.

St. Augustine Airbnb Taxes

• St. Johns County’s local transient rental tax is 5% (St. Johns county tourist tax).
• The county-collected transient rental tax is reported and paid directly to the county; the state sales tax and any discretionary surtax are reported and paid to the Florida Department of Revenue (County-collected tax remittance).
• The state describes the local-option tax as applying to rentals of living, sleeping, or housekeeping accommodations for a term of six months or less (Florida DOR).

The local tax comes in addition to the state sales tax and any applicable discretionary surtax (Florida DOR). Your registration fee is a separate cost from these taxes.

What Airbnb Management in St. Augustine Costs When You Self-Manage

Your city costs come first.

• The current registration fee for a studio is $315.51 (City page).
• One bedroom costs $398.36, two bedrooms $481.21, and three bedrooms $564.06 (City page).
• Four bedrooms cost $646.91, and five or more bedrooms cost $729.76 (City page).
• Confirm your payable amount with the City before submitting.
• Each individual listing needs its own registration (City page).
• Registration runs October 1 to September 30; renewals are due by October 1 or a $100 late fee applies, and new registrations outside that deadline are not prorated (City page).
• A reinspection costs $50 (City page).
• The 5% county transient rental tax is reported and paid directly to the county (St. Johns county tourist tax) (County-collected tax remittance).
• Cleaning and repairs are arranged with your person on site; no software performs physical work.

Your software costs are simple. Your first 500 messages are free, with all features and no card; after that it is $10 a month no matter how many listings you have. Voice Concierge is $30/month. It includes 20 resolved calls each month, then $0.35 per resolved call.

If you would rather compare against hiring, ask any management company directly for a quote.

St. Augustine Airbnb FAQ for Self-Managing Owners

Can I manage my own Airbnb? Yes. The property owner is responsible for Comprehensive Plan and land development compliance (City page), and every vacation rental must register and pay the administrative fee annually (Municode Sec. 28-146). Registration does not guarantee zoning or construction status (City page), so the land-use homework is yours. You also arrange the physical cleaning and repairs with your person on site.

Do I need a St. Augustine short-term rental permit? The City’s process is a registration. Every vacation rental must register on city forms, pay the administrative fee, and pay it again annually (Municode Sec. 28-146). Each listing must accurately reflect the registration form (Municode Sec. 28-146), and each individual listing needs its own registration (City page).

How much does registration cost? Current fees run from $315.51 for a studio to $729.76 for five or more bedrooms, with one-bedroom at $398.36 and two-bedroom at $481.21 in between (City page). A reinspection costs $50 (City page). A renewal submitted after the October 1 deadline adds a $100 late fee (City page).

What rental length applies in my zoning district? RS-1 and RS-2 require one week or longer with an approved registration, and nightly rentals are not allowed (City page). HP-1 requires one month or longer with an approved registration (City page). Every other district allows nightly rentals with an approved registration (City page). Check the zoning map and ask the City about your specific address if you are unsure (City page).

How many people may stay? The formula is two persons per bedroom plus two additional children under 18 per vacation rental, capped at twelve persons inclusive of minor children (Municode Sec. 28-148). Studio and efficiency units are a separate case, limited to two occupants (City page).

What can other guests do? Guests not counted toward the maximum occupancy of the rental unit must leave the premises between 10:00 p.m. and 8:00 a.m. (Municode Sec. 28-149). A gathering of twenty or more people counts as a large gathering (Municode Sec. 28-156), and large gatherings are prohibited at short term rental units in RS-1 and RS-2 (Municode Sec. 28-158).

Where do guests park? The base rule is at least one stabilized parking space per bedroom offered for rent, except as the code provides (Municode Sec. 28-151). Districts that otherwise have on-site parking requirements must provide stabilized parking on site (Municode Sec. 28-151). If on-site parking is not feasible, you may apply to the planning and zoning board for a use by exception for offsite parking (Municode Sec. 28-151).

What must I post and prepare for inspection? Each unit needs maximum occupancy, guest visiting hours, trash collection schedule, emergency contact information, and emergency evacuation information visibly posted (Municode Sec. 28-150). Each unit also needs a smoke alarm, a carbon monoxide alarm, and a fire extinguisher (Municode Sec. 28-150). Allow reasonable city access for the inspection at registration and annually (Municode Sec. 28-147).

Which local tax do I budget? St. Johns County’s local transient rental tax is 5% (St. Johns county tourist tax), reported and paid directly to the county (County-collected tax remittance). The state side goes to the Florida Department of Revenue (County-collected tax remittance). See the tax section above for how the state tax stacks on top.

When do I renew, and can my registration be revoked? Registration follows the October 1 to September 30 fiscal year, and renewals must be submitted by October 1 or a $100 late fee applies (City page). Violations of sections 28-145 through 28-156, as well as section 28-159, may be prosecuted through code enforcement or any other remedy available to the city, including revocation of the registration (Municode Sec. 28-154).

Airbnb Property Management in St. Augustine: Self-Manage or Hire a Company

Airbnb property management in St. Augustine comes down to one choice: do the work yourself with your person on site, or hand the whole job to a management company.

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Rules and rates last checked on 1 November 2026.