Short-term rentals are legal in Fernandina Beach only in certain places. The city limits them by zoning district and requires a permit.
BnBGenius answers guest messages on Airbnb and Vrbo 24/7 and creates cleaning and repair tasks after checkout. You handle the permit and tax work, and your local contact responds in person when the city requires it. BnBGenius does not check zoning and does not act as the required contact.
What Is Banned or Limited
The city’s main prohibition is simple: no valid permit, no short-term rental.
“Renting without a valid city issued RRDP is strictly prohibited. Violating this Ordinance may result in suspension, revocation of their Local Business Tax Receipts or citation fines.”
What this means for you: You cannot rent short-term without a city-issued RRDP. If you do, the city may suspend or revoke your Local Business Tax Receipt. You may also get citation fines.
The code also defines what counts as a resort rental by length of stay.
“which are limited to occupancy periods per rental of less than 30 days.”
Source: City of Fernandina Beach Code section 26-101 (Municode)
What this means for you: A resort rental is a stay of less than 30 days.
Outside the allowed zones, the city sets a minimum stay.
“For all other zoning districts, the minimum rental duration is set for 30 days or more, which is classified as a long-term rental in the City of Fernandina Beach.”
What this means for you: In other zoning districts, you cannot rent for less than 30 days. Stays of 30 days or more are the long-term rental category there.
Where Short-Term Rentals Are Allowed
The city lists two ways a property can qualify.
“To qualify for an RRDP, your property must meet either of the following conditions: 1. Your property must be zoned R-3 (High Density Residential). 2. Zone R-1 and/or R-2 properties that have been granted grandfathered status.”
What this means for you: Your property must be zoned R-3, or have grandfathered status in R-1 or R-2. This makes you eligible to apply. It is not permission to rent by itself.
The city then states what you must do before renting.
“If your property is located in an R-3 zone or has maintained grandfathered status, you are eligible to apply for a Resort Rental Dwelling Permit. To conduct a short-term rental, you must first obtain the RRDP.”
What this means for you: Even in an R-3 zone, you must first get the RRDP.
The city webpage also describes grandfathered status.
“If a resort rental is situated in an R-1 or R-2 zoning district and existed before October 3, 2000 (the effective date of Ordinance 2000-28), it can remain legally non-conforming, granted that the Resort Rental Dwelling Permit has not lapsed for more than 180 days before the zoning restrictions went into effect are grandfathered into the RRDP program. This status is transferable with the property address, not the property owner.”
What this means for you: The city ties grandfathered status to permit history and the property, not just the 2000 date. The page says the status transfers with the address, not the owner. Ask the city to confirm your property’s status and permit record before relying on it.
How to Check Your Address
The city tells you where to look up your zone.
“To determine your zone, kindly refer to Nassau County’s Property Appraisers GIS Map or contact the Planning Department at (904) 310-3480.”
What this means for you: Use the map linked on the city’s page. You can also call the Planning Department at (904) 310-3480. Ask them about your zone.
The city gives steps for the map.
“Click on “Map Layers” Click on the “+” icon beside “Planning and Growth Management” (a drop-down menu will appear) Check the box labeled “City of F.B. Zoning” Zoom in on the map to locate your property.”
What this means for you: Open Map Layers, then the plus icon beside Planning and Growth Management. Check the box labeled City of F.B. Zoning. Zoom in to find your parcel. Compare the result against the R-3 and grandfathered R-1/R-2 eligibility above. If unsure, ask Planning. It does not prove a grandfathered permit exists.
What the City Requires Where Rentals Are Allowed
Application and term. The code sets when you must apply.
“Such application shall be submitted at least 30 calendar days prior to the proposed occupancy date.”
Source: City of Fernandina Beach Code section 26-101 (Municode)
The permit lasts a set period.
“A resort rental dwelling permit shall remain valid for a period of one year from the date of issuance.”
Source: City of Fernandina Beach Code section 26-101 (Municode)
What this means for you: Submit your application at least 30 calendar days before the proposed occupancy date. Once issued, the permit is valid for one year from the date of issuance.
License and city business receipt.
“A Florida State Public Lodging License is required for a Resort Rental permit.”
Source: City of Fernandina Beach resort-rental guide
“Any business physically located in the incorporated city limits must have a Local Business Tax Receipt issued by the City of Fernandina Beach.”
What this means for you: You need a Florida State Public Lodging License for the resort rental permit. You also need a Local Business Tax Receipt from the city if your business is inside city limits.
Fees. The city lists its permit fees.
“New Permits (2024): $300.00 Renewals (2024): $200.00 Transfers (2024): $5.25 each”
What this means for you: These amounts are labeled 2024 on the city page. Ask the Building Department what the fees are today before you budget.
Local contact. The city requires a contact person.
“A contact person, available 24/7, must be listed on the resort rental dwelling unit and provided to the city police department. The contact person must respond to complaints and address any violation within 30 minutes of notification.”
The code adds a response standard.
“Said contact person must be able to respond in person to a call regarding a complaint within 30 minutes of said call, and said contact person shall be responsible to take any action necessary to address the violation of law or City ordinance;”
Source: City of Fernandina Beach Code section 26-101 (Municode)
What this means for you: You must list a contact person available 24/7, post that person on the unit, and give the name to the city police department. That person must respond in person to a complaint call within 30 minutes and take action to address the violation. BnBGenius does not hold this role.
Occupancy and parking. Occupancy is based on floor area.
“The total gross floor area of the dwelling unit, as determined by the county property appraiser’s office or a certified survey of the dwelling unit, shall be used to calculate the maximum occupancy rating, which is calculated at 150 square feet gross floor area per person;”
Source: City of Fernandina Beach Code section 26-101 (Municode)
Parking has its own rule.
“Parking: The owner shall provide one off-street parking space for every four guests accommodated for sleeping in the unit.”
Source: City of Fernandina Beach Code section 26-101 (Municode)
What this means for you: The county property appraiser or a certified survey sets the unit’s gross floor area. The city uses that area to calculate the maximum occupancy. It allows 150 square feet of gross floor area per person. Parking is one off-street space for every four guests sleeping in the unit.
Inspection and association. Inspections are yearly.
“Life / Safety Inspection(s) – are required yearly. You must submit this to the city Building Department.”
If you have an association, you must file with it.
“You must file with your association within 10 days of obtaining or renewing your RRDP.”
What this means for you: You need a Life/Safety inspection each year and must submit it to the city Building Department. Within 10 days of getting or renewing your RRDP, you must file with your association.
Advertising, display and guest paperwork. Every ad must carry your permit number.
“All advertisements MUST have a current, valid City issued Resort Rental Dwelling Permit (RRDP) number listed. Advertising including, but not limited to online, print listings and on-site signage.”
The permit must be displayed inside the unit.
“Every resort rental dwelling shall display at all times a current RRDP in a conspicuous place near the main entrance inside the dwelling unit;”
Source: City of Fernandina Beach Code section 26-101 (Municode)
Each responsible guest must agree in writing.
“The owner or his agent or manager shall require of each responsible guest a written agreement between a residential dwelling owner and the responsible guest and it shall contain the responsible guest’s agreement to abide by the City’s ordinances regarding the collection and disposal of solid waste as set forth in chapter 66, article II, sections 66-36 through 66-46; litter on private property as set forth in chapter 42, section 42-92; noise as set forth in chapter 42, sections 42-141 et seq.; nuisances as set forth in chapter 42, sections 42-41 and 42-42; beach littering as set forth in section 90-41; alcohol in open containers as set forth in chapter 10 of the City Code; restrictions on outdoor lighting during sea turtle nesting season as set for in the City Code and Land Development Code; and with F.S. § 562.111 which prohibits possession of alcoholic beverages by person(s) under the age of 21, as well as all restrictions, conditions and limits of any permit issued under this section.”
Source: City of Fernandina Beach Code section 26-101 (Municode)
What this means for you: Three rules cover ads and the permit. Your current permit number must appear in every advertisement. That includes your Airbnb and Vrbo listings. The current permit must be displayed at all times. It goes near the main entrance, inside the dwelling. Each responsible guest needs a written agreement with the owner. It must cover all the city rules listed in the quote. It must also cover every restriction, condition and limit of the permit.
Trash. Trash service is part of the permit rules.
“Each resort rental dwelling unit owner shall participate in the City’s “roll-out/roll-back” service as provided in section 66-44 (a)(2) of the Code of Ordinances, and condominiums and other multi-family units are exempt from this requirement if they use a common-area trash receptacle such as a dumpster;”
Source: City of Fernandina Beach Code section 26-101 (Municode)
What this means for you: You must take part in the city’s roll-out/roll-back trash service. Condos and other multi-family units are exempt. The exemption applies only if they use a common-area receptacle such as a dumpster.
Fines and Enforcement
The code sets a fine for a first permit violation.
“A first violation of the RRDP requirements (not having a valid permit) of this section within any 12-month period shall be punishable by a citation and fine of $1,000.00.”
Source: City of Fernandina Beach Code section 26-101 (Municode)
What this means for you: This fine is for not having a valid permit. It applies to a first violation within any 12-month period. You would get a citation and the quoted fine.
More violations can trigger a board process.
“If more than one violation of this section (permitting requirements) or any other City Code provision including but not limited to noise, outdoor lighting during turtle nesting season, nuisance or garbage violations occur in any 12-month period, the owner of the resort rental dwelling property shall be notified in writing of the violation, and the City shall proceed to prosecute the violation through the code enforcement board process as specified in chapter 2 of this City Code. If the code enforcement board finds a violation, the owner may be fined up to $250.00 per day and lien(s) may be placed on the owner’s property.”
Source: City of Fernandina Beach Code section 26-101 (Municode)
What this means for you: This starts after more than one violation in any 12-month period. The violations can be permit problems or other code rules. The owner gets written notice of the violation. The city then takes the case to the code enforcement board. If the board finds a violation, the owner may be fined up to the quoted daily amount. Liens may also be placed on the property.
The code also allows revocation.
“In addition, any license or RRD permit granted hereunder may be revoked for cause.”
Source: City of Fernandina Beach Code section 26-101 (Municode)
What this means for you: The city may revoke a license or permit for cause. The prohibition quote above also lists suspension and revocation of business tax receipts.
Taxes
Florida taxes short stays at the state level.
“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
What this means for you: Florida charges a 6% state sales tax. The county surtax that applies is added on top. This applies to rental periods of six months or less.
Nassau County collects a tourist development tax.
“Nassau County began collection of the Amelia Island Tourist Development Tax, also known as “bed tax”, effective January 1, 1989 pursuant to Nassau County Ordinance 88-31 and increased to the current rate of 5% effective July 1, 2018 under Nassau County Ordinance 2018-16.”
The Florida Department of Revenue lists the county row.
“Nassau (3) 5% County”
Source: Florida Department of Revenue
The same document adds a geographic limit.
“(3) Nassau: Applies only to ZIP code 32034 for Amelia Island.”
Source: Florida Department of Revenue
What this means for you: The county tourist development tax rate is 5%. The Department of Revenue footnote says this applies only to ZIP code 32034, on Amelia Island. Check your own ZIP code before assuming it applies to you.
The county tax collector states who remits.
“At this time, the online platforms do not remit Tourist Tax to the Nassau County Tax Collector. You are responsible for the collection and remittance of the 5% Tourist Development Tax.”
What this means for you: The Nassau County Tax Collector says the online platforms do not remit the tourist tax to the county. The collector says you are responsible for collecting and remitting the 5% tax. This is the county’s statement, not a promise from Airbnb or Vrbo.
The state also lists a discretionary surtax for Nassau.
“Nassau 1% Mar 1, 1996 None”
Source: Florida Department of Revenue
What this means for you: The state source shows a 1% surtax for Nassau County. It has been in effect since March 1, 1996.
Here is what each platform’s Florida help page says, next to what you must check.
| Platform | What its Florida help page lists | Owner’s tax check |
|---|---|---|
| Airbnb | “Florida Transient Rental Tax: 6% of the listing price including any cleaning fee for reservations 182 nights and shorter.” (Source: Airbnb Help Florida occupancy taxes) “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 Florida occupancy taxes) | “Hosts may need to manually collect and remit other applicable taxes on their stay or experience price.” (Source: Airbnb Help) |
| Vrbo | “State Transient Rentals Tax, Discretionary County Surtax” (Source: Vrbo Help Florida lodging taxes) “Note: Discretionary County Surtax is state tax surcharges required by various counties that Vrbo will also be collecting and remitting. These rates vary between 0.5-2%.” (Source: Vrbo Help Florida lodging taxes) The state scope: “The state of Florida under 184 nights” (Source: Vrbo Help Florida lodging taxes) | “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: Airbnb’s page covers reservations of 182 nights and shorter. Vrbo’s page mentions the state under 184 nights. BnBGenius is not an accounting tool.
If Your Address Qualifies: What BnBGenius Does
This section is only for owners whose address qualifies under the city rules above and who have obtained the required permit. BnBGenius does not know local rules and does not check zoning.
Answers guest messages on Airbnb and Vrbo 24/7
BnBGenius answers guest messages on Airbnb and Vrbo 24/7. You can also read how it answers guest messages on Airbnb and Vrbo 24/7 for Vrbo listings. It does not read the city code or enforce your house rules for you.
Requests a review from the guest and publishes the host’s review
BnBGenius requests a review from the guest and publishes the host’s review. See how it works on the reviews page.
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
BnBGenius creates cleaning and repair tasks after checkout. Real people on site do the actual work. See the tasks page. The legal trash-service duty stays with you.
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, an add-on, answers guest calls with a voice AI agent. It does not replace the city’s required 24/7 contact person.
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
BnBGenius sells gap nights, early check-in and late checkout. See the upsells page. Any proposed booking must still be checked against the city rules on this page.
Kent Morgan, BnBGenius co-founder:
“BnBGenius filled nine gap nights in the first month. $2.3k we would have lost. Guests got a friendly Airbnb message and we didn’t lift a finger.”
Kent Morgan, BnBGenius co-founder, on bnbgenius.ai/upsells
Is run from Telegram
BnBGenius is run from Telegram. Learn more on the Telegram page.
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 | “On the day of checkout, 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) |
What this means for you: On Airbnb, guests see your check-in method. The detailed instructions stay hidden until 48 hours before check-in. On Vrbo, the welcome guide is emailed three days before check-in. Airbnb gives both parties 14 days after checkout to submit a review. On Vrbo, you and your guests have 180 days to review. Once one of you submits a review, the other has 14 days. Keep your listing text, parking instructions, and contact details consistent on both platforms, matching what the city requires.
How to Start
BnBGenius is not a PMS or channel manager. Read why on do you need an Airbnb PMS. It is also not an accounting tool. See Airbnb accounting and tax software for what it does not do.
More City Guides
- Self-managing an Airbnb in Jacksonville Beach, FL
- Airbnb rules in St. Augustine, FL
- Airbnb rules in Savannah, GA
- Airbnb rules in New Smyrna Beach, FL
- Florida short-term rental laws by city
Rules and rates last checked on 3 October 2026.
