Before you list on Airbnb or Vrbo in Holmes Beach, read the city’s own rules. This page quotes them exactly, so you can check what applies to your property.
Who does what: you, the owner, check your address, certificate, and taxes. People you arrange do the visits, cleaning, and repairs. Software like BnBGenius, which answers guest messages on Airbnb and Vrbo 24/7 and creates cleaning and repair tasks after checkout, is only an option if your address and proposed use qualify under the quoted rules.
What Is Banned or Limited
The limits depend on your zoning district.
“A resort housing dwelling unit in the R-1AA or R-1 Zoning District must be leased, subleased, occupied or rented not more than one time in any 30-day period, and that occupancy must be for a period of no less than 30 consecutive days.”
Source: Land Development Code 6.7.V.1.b
What this means for you: In the R-1AA or R-1 district, a resort housing unit can be rented no more than once in any 30-day period. Each stay must last at least 30 days in a row. This is a use and occupancy rule, not just a calendar setting.
The code also lists exceptions and a records duty.
“The property owner, and multiple property manager, if applicable, shall maintain written records verifying compliance with this limitation. All required records shall be available to the city for inspection if requested. Provided, however, that the seven and 30-day use occupancy restrictions shall not apply to temporary nonpaying guests of a lawful occupant or property owner of any dwelling unit, or to legal nonconformities pursuant to subsections 4.2C. and 4.2D.of this [Land Development] Code.”
Source: Land Development Code 6.7.V.1.b
What this means for you: Keep written records that prove you follow the stay limits. Have them ready if the city asks. The 7-day and 30-day rules do not apply to temporary nonpaying guests of a lawful occupant or owner, or to legal nonconformities under subsections 4.2C and 4.2D. Ask the city about your address and exception status before relying on either one. Another group of districts has a shorter minimum, covered next. That does not promise your property qualifies.
Where Short-Term Rentals Are Allowed
The code sets a shorter minimum in certain districts.
“A resort housing dwelling unit in the R-2, R-3 or R-4 Zoning District must be leased, subleased, occupied or rented not more than one time in any seven-day period, and that occupancy must be for a period of no less than seven consecutive days.”
Source: Land Development Code 6.7.V.1.b
What this means for you: In the R-2, R-3, and R-4 districts, a resort housing unit can be rented no more than once in any 7-day period. Each stay must last at least 7 days in a row. This is not automatic approval for every property. It is subject to the exceptions above and the certificate and use requirements below. Plan a stay that fits this rule. Get city confirmation before you offer the unit on Airbnb or Vrbo.
How to Check Your Address
The code names an official zoning map kept at City Hall.
“The official zoning map shall be so designated thereon, and shall be validated by the signature of the mayor and the chairman of the planning commission and attested to by the city clerk. 2. Upon validation, the official zoning map, together with all explanatory matter thereon, is hereby adopted by reference and declared to be part of this chapter, and shall be kept in the city hall under the care and supervision of the city clerk. 3. A copy of the official zoning map shall be kept on display at the city hall, available to persons seeking information on zoning boundaries and other pertinent data.”
Source: City of Holmes Beach LDC6.2
What this means for you: The official zoning map is kept and displayed at City Hall, under the city clerk’s care. Take your exact address, unit, and parcel there. Ask the city to identify your district, such as R-1, R-2, R-3, or R-4, and whether your proposed resort housing use qualifies. Write down the city’s answer and keep it with your rental records. That is good practice, not an extra city duty. If you are unsure, contact the city and ask.
What the City Requires Where Rentals Are Allowed
Certificate and renewal
The certificate comes first, before any rental or offer.
“No vacation rental unit shall either be rented or offered for rent within the city without a valid vacation rental certificate.”
Source: Chapter 4, section 4-5
“A vacation rental certificate shall be valid for a two-year period beginning with its issuance date.”
Source: Chapter 4, section 4-5
“A vacation rental certificate must be renewed prior to the end of its term by filing an application for renewal between 60 and 30 days before the expiration of the certificate.”
Source: Chapter 4, section 4-5
“A vacation rental unit shall be inspected before the issuance of an initial vacation rental certificate or a renewal certificate.”
Source: Chapter 4, section 4-5
What this means for you: You need a valid certificate before you rent or even offer the unit. It lasts 2 years from its issue date. File the renewal application between 60 and 30 days before it expires. The city inspects the unit before the first certificate and each renewal. Filing is not the same as approval. Set a reminder before the renewal window opens.
License and application attestations
The application asks for specific state items.
“That the property owner or agent has an active license from the Department of Business and Professional Regulation (DBPR) for use of the property as a public lodging establishment;”
Source: Chapter 4, section 4-5
“That the property owner or agent has an active resale certificate for sales tax issued by the state; (4) That the property owner or agent collects and remits the required tourist development tax pursuant to Chapter 212, Florida Statutes;”
What this means for you: The application includes an active DBPR license for use as a public lodging establishment. It also includes a state resale certificate for sales tax. And it includes collecting and remitting the tourist development tax under Chapter 212, Florida Statutes. These are the documents quoted here. The DBPR license is an application attestation. It is not proof that the city approves your zoning.
Local contact and agent
The city also requires a local contact.
“local emergency contact and phone with 24-hour availability for receiving notice of violations.”
Source: City of Holmes Beach Chapter4 section4-5
“An owner of a vacation rental may designate an agent to manage the unit on his behalf. The city will provide a form for such purpose which form must be completed, notarized and submitted to the city. The agent must accept the agent designation on a form provided by the city. The designation of an agent does not relieve the owner of the responsibility to comply with all state and local statutes and ordinances.”
Source: Chapter 4, section 4-8
What this means for you: You must give a local emergency contact and phone, available 24 hours to receive notices of violations. You may name an agent on a city form. It must be completed, notarized, and submitted, and the agent must accept on a city form. Naming an agent does not pass your responsibility to them. You stay responsible for all state and local laws. People you arrange do the physical work, like visits, cleaning, and repairs.
Occupancy and parking
Occupancy has its own rule.
“A resort housing dwelling unit may be occupied only by a family as that term is defined in this Land Development Code. However, the number of overnight occupants of a resort housing unit shall not exceed six persons or two persons per bedroom, whichever is greater as set forth in the description of the medium density residential future land use category in the city’s adopted comprehensive plan as amended by Ordinance No. 08-05 adopted on February 24, 2009.”
Source: Land Development Code 6.7.V.1.a
“Parking. All vacation rental units within the city are required to provide one on site parking space per bedroom.”
Source: Chapter 4, section 4-6
What this means for you: A resort housing unit may be occupied only by a family. The code defines that term. Overnight occupancy cannot exceed 6 persons or 2 per bedroom. Use whichever number is greater. Parking requires one on-site space per bedroom. Count your bedrooms and spaces before you set your listing’s occupancy.
Noise notice
The city requires a specific posted notice.
“(a) In each vacation rental unit, the following information shall be either posted in a conspicuous place on a single page, or in a tabbed notebook: (1) The name, address and phone number of the vacation rental agent or owner; (2) The maximum overnight occupancy of the vacation rental unit; (3) A written notice stating that quiet hours are to be observed between 10:00 p.m. and 7:00 a.m. daily. Excessive or boisterous noise or loud sound is not permitted. The notice shall state that the maximum permissible noise levels of the city are 65 decibels between the hours of 7:00 a.m. and 10:00 p.m., and 50 decibels between the hours of 10:00 p.m. and 7:00 a.m.”
What this means for you: Each unit must post the listed items on a single page or in a tabbed notebook. That includes the owner or agent’s name, address, and phone, the maximum overnight occupancy, and the quiet-hours notice. Quiet hours run from 10:00 p.m. to 7:00 a.m. daily. The notice must state the noise limits: 65 decibels from 7:00 a.m. to 10:00 p.m., and 50 decibels from 10:00 p.m. to 7:00 a.m. This is the required notice. It does not replace the city’s noise ordinance.
Fees
Fees exist, but the amounts are set separately.
“In order to secure a vacation rental certificate, the applicant must pay all application and inspections fees, the amount of which will be established by resolution of the city commission and may be amended from time to time.”
Source: Chapter 4, section 4-10
What this means for you: You must pay all application and inspection fees to get the certificate. The city commission sets the amounts by resolution, and they can change. Ask the city for the current amounts. Do not rely on dollar figures from other sources.
Advertising
Your listings must say specific things.
“All advertising for vacation rental units shall state the maximum occupancy limit of the vacation rental unit, the maximum parking available on the property, the minimum stay requirement as set forth in the city’s land development code, and shall include the following statement: “You are vacationing in a residential area. Please be a good neighbor by keeping the noise to a respectful level during the day and night. Excessive and unreasonable noise can deprive neighbors of the peaceful enjoyment of their private property.””
Source: Chapter 4, section 4-14
“The vacation rental certificate number shall be included on all advertising, including, but not limited to print and internet-based advertising.”
Source: Chapter 4, section 4-14
What this means for you: All ads must state the maximum occupancy, the maximum parking, and the minimum stay from the Land Development Code. They must include the good-neighbor statement quoted above, word for word. Your certificate number must appear on all ads, including internet ads. Check both your Airbnb and Vrbo listings for all of this. BnBGenius does not edit or synchronize your listings, so review them yourself.
Fines and Enforcement
The city enforces this chapter with written notices.
“A code enforcement officer is authorized to issue a written notice of violation (NOV) for any violation relating to the vacation rental unit ordinance including any of the violations set forth below. Each designated violation set forth below includes a specific period within which the violation shall be corrected.”
Source: Chapter 4, section 4-11
“(c) Violations relating to the vacation rental unit ordinance shall include any of the violations set forth below. Each designated violation set forth below includes a specific period within which the violation shall be corrected. If the violation is corrected within the prescribed time, the city will take no further action although the violation is deemed admitted as set forth in (e), below. Violations which do not have a designated period for correction shall be corrected within the time designated by the code enforcement officer. (1) Advertising without a valid vacation rental certificate issued by the city (48 hours). (2) Advertising that violates this chapter or any other city code or ordinance (48 hours). (3) Advertising that fails to specifically state the minimum stay requirements as set forth in the city’s Land Development Code (48 hours). (4) Advertising which exceeds the authorized occupancy requirements (48 hours). (5) Failure to list the vacation rental certificate number on all advertising (48 hours). (6) Failure to list the number of on-site parking spaces in all advertising (48 hours). (7) Failure to register any new agent with the city within 15 business days (48 hours). (8) Failure to schedule an inspection within 30 days of application (48 hours). (9) Failure to schedule a re-inspection within 30 days of an inspection failure (48 hours). (10) Improper placement of short-term rental sign on property (24 hours). (11) Renting a property without a valid vacation rental certificate issued by the city (48 hours). (12) Renting a property for an improper length of stay. (13) Exceeding the maximum occupancy limits. (14) Failure to comply with any advertising requirement set forth in this chapter, including but not limited to the failure to post the following statement: “You are vacationing in a residential area. Please be a good neighbor by keeping the noise to a respectful level during the day and night. Excessive and unreasonable noise can deprive neighbors of the peaceful enjoyment of their private property.””
What this means for you: A code enforcement officer can issue a written notice of violation. The quote lists each violation and its correction period. Some have a 48-hour period. Others, like an improper stay length or excess occupancy, have no set window. Then the officer sets the time. Read the notice carefully. Note the dates. Ask the city what correction is due and by when.
The fine is separate from fixing the problem.
“The fines and penalties for single or multiple violations shall be assessed as set forth by resolution of the city commission and may be amended from time to time.”
Source: Chapter 4, section 4-11
“A violator shall pay the fine to the city clerk within ten business days of receiving the notice of violation even if the violation has been corrected within the prescribed time. Correcting a violation does not eliminate or mitigate the fine.”
Source: Chapter 4, section 4-11
What this means for you: Fine amounts are set by city commission resolution and can change. Ask the city for the current amount. You must pay the fine to the city clerk within 10 business days of receiving the notice. Fixing the violation does not erase or reduce the fine. These are business days, not hours. Do not confuse them with the 48-hour correction periods. A correction period is never permission to advertise without a certificate.
You can challenge a notice if you disagree.
“If a person receiving a notice of violation desires to challenge the notice, the person shall request a hearing before the city’s special magistrate by filing a request for hearing with the city clerk within ten business days of receipt of the notice of violation.”
What this means for you: To challenge a notice, file a request for a hearing with the city clerk within 10 business days of receiving it. The hearing is before the city’s special magistrate. Again, these are business days, not hours. Mark the deadline as soon as the notice arrives.
Taxes
The state tax comes first.
“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’s 6% state sales tax, plus any applicable surtax, applies to rentals of 6 months or less. If your stays are that short, this state tax applies to your rental charges.
The county tax facts are listed in the state’s official table.
| Item | Amount | Notes |
|---|---|---|
| Manatee County tourist development tax | “Manatee 6% County” (Source: Florida Department of Revenue) | Collected by the county |
| Manatee County 2026 discretionary surtax | “Manatee 1% (.5%) Jan 1, 2003 Dec 31, 2032 (.5%) Jan 1, 2017 Dec 31, 2031” (Source: Florida Department of Revenue 2026 DR-15DSS) | Two 0.5% parts |
What this means for you: Manatee County’s tourist development tax is 6%. The 2026 county surtax is 1%, made of two 0.5% parts. One part runs through December 31, 2032. The other runs through December 31, 2031. Both expiry dates stand on their own. They are not the same date.
The county tax is your responsibility, not the platforms’.
“The Tourist Development Tax (TDT), also known as the tourist tax, resort tax, or bed tax, applies to the rental or lease of accommodations for six months or less. The Tourist Development Tax applies to any person or business that rents, leases, lets, or grants the use of living quarters or accommodations for periods of six months or less, regardless of the owner’s state or country of residence.”
Source: Manatee County Tax Collector
“Manatee County is not contracted with Airbnb, VRBO, Evolve or any other third-party booking platforms to collect or remit Tourist Development Tax on your behalf. It is the responsibility of the property owners or their authorized representatives to collect and remit the 6% Manatee County Tourist Development Tax directly to the Manatee County Tax Collector on all short-term rentals.”
Source: Manatee County Tax Collector
What this means for you: The county tax applies to rentals of 6 months or less. It applies no matter where the owner lives. Manatee County has no contract with Airbnb, Vrbo, or any other booking platform to collect or remit it. You, or your authorized representative, must collect and remit the 6% county tax. Pay it directly to the Manatee County Tax Collector. This duty is separate from anything the platforms do with state tax.
Here is the Florida tax text each platform publishes.
| Platform | Published Florida tax text | Stated scope |
|---|---|---|
| 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) | Reservations 182 nights and shorter |
| Vrbo | “State Transient Rentals Tax, Discretionary County Surtax 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%. The state of Florida under 184 nights December 1, 2018” (Source: Vrbo Help) “You’re also responsible for collecting and remitting lodging taxes when we’re not liable to do so.” (Source: Vrbo Help) | Under 184 nights |
What this means for you: Airbnb says it collects Florida’s 6% transient rental tax for stays of 182 nights or shorter. It lists a surtax range of 0.5% to 1.5%. Vrbo says it collects the state tax and a county surtax for stays under 184 nights. It lists rates between 0.5% and 2%. Those ranges cover all of Florida. They are not Manatee’s 1% surtax rate. Neither statement says the platform collects Manatee’s 6% county tax. Where a platform does not collect a tax, you are still responsible. BnBGenius is not an accounting tool. For context on what tools can and cannot do, see Airbnb accounting and tax software.
If Your Address Qualifies: What BnBGenius Does
This section is only for owners whose address and proposed use qualify under the quoted rules above. BnBGenius does not check zoning, does not know local law, and is not the city’s responsible party. It is also not a PMS, channel manager, calendar sync, direct-booking, pricing, or accounting tool.
Answers guest messages on Airbnb and Vrbo 24/7
BnBGenius answers guest messages on Airbnb and Vrbo 24/7. See Airbnb automated messages and Vrbo automated messages for how it works on each platform. You write the guest instructions. Put your documented rules in them, like the parking limit, the quiet hours, and the minimum stay. BnBGenius does not know the law itself.
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. More on that in reviews. Kent Morgan, BnBGenius co-founder, described his own experience with reviews.
“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. Details in tasks. The people you arrange still do the physical cleaning and repairs. Kent Morgan described how tasks work for him.
“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)
BnBGenius answers guest calls with a voice AI agent (Voice Concierge, an add-on). More details are on the voice add-on page. This does not replace the local human contact the city requires for receiving notices of violations. Keep your 24-hour local contact as the city’s rules demand.
Sells gap nights, early check-in and late checkout
BnBGenius sells gap nights, early check-in and late checkout. See upsells. Use this within the quoted rules. Do not use it to split a stay in a way that breaks the minimum-stay or frequency limits. BnBGenius does not sync calendars or set pricing.
Is run from Telegram
BnBGenius is run from Telegram. See the Telegram guide for how it works.
Airbnb and Vrbo
Both platforms handle messages and reviews differently.
| Topic | 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) |
What this means for you: Airbnb creates a group thread for each reservation. It prompts both guest and host to review on checkout day, with 14 days to submit. On Vrbo, you message through its secure messaging platform. Both you and your guest have 180 days to review. Once one party submits, the other has 14 days to finish. Keep accurate, locally compliant guest rules on both listings. BnBGenius does not publish or sync your listings.
How to Start
First, confirm your address and use qualify. Take your exact address and parcel to City Hall, check the official zoning map, and ask the city directly. If the city confirms you can proceed, decide which guest work you will self-manage and who will do the physical cleaning, repairs, and visits. If you are weighing software against a full-service option, read do you need an Airbnb PMS.
More City Guides
- Self-managing an Airbnb in Bradenton, FL
- Self-managing an Airbnb in Sarasota, FL
- Airbnb rules in Gulfport, FL
- Airbnb rules in Clearwater, FL
- Florida short-term rental laws by city
Rules and rates last checked on 3 October 2026.
