This guide covers the incorporated City of Tarpon Springs, Florida, in Pinellas County. The first job is checking whether your address qualifies.
You, the owner, check the address and get any approvals the city requires. A person on site handles cleaning and repairs. BnBGenius answers guest messages on Airbnb and Vrbo 24/7.
What Is Banned or Limited
The city draws its line based on how long a guest stays.
“Any residential property can be rented for more than 6 weeks, however, there are restrictions on where short term rentals (6 weeks and less) are allowed in the City.”
What this means for you: Stays longer than 6 weeks are treated differently from stays of 6 weeks or less. Short stays face zoning limits on where they can happen. Longer stays do not face those limits.
The city uses two names for this use, depending on which of its two codes applies to your property.
“Our codes refer to vacation rentals as ‘Tourist Homes’ in our Land Development Code (LDC) and ‘Seasonal/Short Term Rentals’ in our SmartCode. Depending on where your property is located, either the LDC or the SmartCode applies. The zoning of your property will help you determine which code to refer to. You can always contact the Planning and Zoning Department to verify an address to see whether a tourist home/short-term rental is allowed.”
What this means for you: One code calls this use a “Tourist Home.” The other calls it a “Seasonal/Short Term Rental.” Your zoning decides which code applies. Planning and Zoning can verify your address.
The city is direct about districts that are not on its lists.
“If a zoning district is not listed above, a tourist home/seasonal/short-term rental is not permitted.”
What this means for you: If your zoning district is not on the city’s allowed lists, a short-term rental is not permitted there. Verify your address before you list.
For longer stays, the city’s own map statement points the other way.
“Short Term Rental Map (PDF) – Use this map as a guide. The legend outlines the information above regarding where this use is allowed. Anywhere shown in white on this map does not permit short term rentals/tourist homes. The areas in white would be permitted to rent more than six (6) weeks.”
What this means for you: White areas do not allow short-term rentals or tourist homes. The city says those areas are permitted to rent for more than 6 weeks. The map shows where the short use is off limits and where longer rentals are permitted.
Where Short-Term Rentals Are Allowed
The Land Development Code lists the districts that can allow this use.
“The following zoning districts potentially allow ‘Tourist Homes’: Allowed By Right: Resort Residential Zoning District (Subject to Requirements in Code) Allowed by Conditional Use (Public Hearing Process): Residential Multi-family (RM) District Residential Office (RO) District Waterfront Commercial Fishing & Tourism Redevelopment District (WDI-B) Waterfront Development District (WDI)”
What this means for you: Resort Residential allows the use by right, subject to the code. The other districts need conditional use approval, which involves a public hearing. A listed district alone does not mean your property is approved.
The SmartCode has its own list of zones.
“The following standards apply to ‘Seasonal/Short Term Rentals’: Rented for periods of six (6) or less. The following zones potentially allow ‘Seasonal/Short-Term Rentals’: Allowed By Right: T4c Allowed By Conditional Use (Public Hearing Process): T4a T4b T4d T5a T5b T5c T5d SDa SDd”
What this means for you: Under the SmartCode, zone T4c allows the use by right. Nine other zones can allow it through conditional use, which requires a public hearing. A listed zone alone does not mean your property is approved.
The SmartCode defines the use itself.
“Seasonal/Short-term Rental: A dwelling unit that may also be used to provide temporary lodging accommodations for compensation to transient residents, especially motor tourists or travelers. A transient resident shall mean a visitor to the community who does not use the dwelling as a principal residence, who is neither gainfully employed in the community nor a student currently enrolled in a school located in the community or who resides in the dwelling for 6 weeks or less.”
Source: Tarpon Springs SmartCode definition of seasonal/short-term rental
What this means for you: Compare your intended use with the complete quoted definition. If it is unclear, ask city staff how it applies to your property.
The official map legend is a separate source worth knowing about.
“Not Permitted (may rent for more than 6 weeks)”
Source: Official Tarpon Springs short-term-rental map legend
What this means for you: The legend also lists a zone called SDc, while the current city page of allowed zones does not. Do not assume SDc is allowed or banned. Ask Planning and Zoning to confirm that parcel’s status.
How to Check Your Address
The city gives an online tool for this exact step.
“Zoning Map – You can search by address or parcel number to see what the current zoning is for a property to help determine if a short term rental/tourist home would be permitted. If you click on the ‘Layers’ icon in the menu, you can turn on the ‘Transect Zone’ layer which shows the properties that follow the SmartCode standards. Please note, on the zoning layer, these properties will show up as SAP (Special Area Plan) until you turn on the Transect Zone layer.”
What this means for you: Use the city’s zoning map to search by address or parcel number. Some SmartCode properties show as SAP until you turn on the Transect Zone layer under the Layers icon. Turn that layer on to see the right zone name. Then compare your zone to the allowed lists for stays of 6 weeks or less.
The city also publishes a short-term rental map. Treat it as a guide, as the city says. White areas do not permit the short use, but may permit rentals longer than 6 weeks.
If the map or the lists leave you unsure, contact Planning and Zoning. The city’s own page says staff can verify an address. That call is worth making before you list on Airbnb or Vrbo.
What the City Requires Where Rentals Are Allowed
The city’s planning page summarizes the Land Development Code standards.
“The following standards apply to ‘Tourist Homes’ (links to the specific LDC code sections provided): Rented for periods of six (6) weeks or less. Can only be in single-family, detached homes. Cannot be located within 1,200 feet of a pre-existing, approved tourist home.”
What this means for you: Under this general LDC summary, a tourist home is rented for 6 weeks or less. It must be a single-family detached home. It cannot sit within 1,200 feet of a pre-existing approved tourist home. This is general LDC guidance, not a blanket rule for SmartCode rentals. The Resort Residential district has its own exception, quoted below, that changes several of these points.
The code itself defines the term and the spacing rule.
“TOURIST HOME—A single family detached dwelling where the primary use is to provide temporary lodging accommodations for compensation to transient residents, especially motor tourists or travelers. A “transient resident” shall mean a visitor to the community who does not use the dwelling as a principal residence, who is neither gainfully employed in the community nor a student currently enrolled in a school located in the community or who resides in the dwelling for six weeks or less. The term “tourist home” shall not include a hotel/motel, lodging facilities, or boarding homes. Tourist homes shall not be located within 1,200 feet of a pre-existing tourist home. The locational standard shall be measured from the nearest property line of the existing home to the nearest property line of the proposed home.”
Source: Tarpon Springs LDC definition
What this means for you: The full quoted definition sets who counts as a transient resident. The spacing rule runs from the nearest property line to the nearest property line. The 1,200-foot distance is part of this LDC path. The Resort Residential exception below changes this for that district.
Resort Residential zoning has its own district rule.
“Tourist Homes may be permitted in any single family detached, attached, duplex, or semi-detached unit. Such units may be occupied by the owner for any length of time. Tourist Homes shall not be subject to distance separation requirements or a minimum/maximum length of stay. New construction of residential units within the Resort Residential Zoning district shall comply with the dimensional criteria and all other development standards of the RM, Residential Medium Zoning District. Tourist homes shall have a minimum of one off-street parking space per bedroom.”
What this means for you: In Resort Residential, tourist homes may be permitted in detached, attached, duplex, or semi-detached units. That district removes the distance rule and any minimum or maximum stay length. It requires at least one off-street parking space per bedroom. These exceptions apply only to Resort Residential. Do not assume they apply to RM, RO, WDI, WDI-B, or SmartCode areas.
If a local business tax is required for your use, two general provisions apply.
“No local business tax receipt shall be issued, renewed or transferred unless the business, occupation or profession complies with the appropriate zoning laws of the city.”
Source: Tarpon Springs local business tax receipt zoning condition
“No person shall engage in or manage any business, occupation, or profession for which there is a local business tax required by this article unless that person first procures a local business tax receipt from the city to conduct the business, occupation or profession.”
Source: Tarpon Springs local business tax receipt prerequisite
What this means for you: The city will not issue a local business tax receipt unless the use complies with zoning. A person must get that receipt before engaging in a business that requires one. These are general provisions. They do not establish that every tourist home needs this receipt, and they do not give a fee amount. Ask the city which receipts and fees apply to your use.
Florida licensing is separate from city zoning.
“A vacation rental is any unit or group of units in a condominium or cooperative or any individually or collectively owned single-family, two-family, three-family, or four-family house or dwelling unit that is also a transient public lodging establishment but that is not a timeshare project.”
Source: Florida Statutes 509.242
“Each person who plans to open a public lodging establishment or a public food service establishment shall apply for and receive a license from the division prior to the commencement of operation.”
Source: Florida Statutes 509.241
What this means for you: If your property fits the full quoted state class, it must get its state license before opening. A state license cannot replace city zoning permission.
Fines and Enforcement
The city has a Code Enforcement Board that hears these cases.
“The Code Enforcement Board shall have the purpose of conducting hearings relating to the enforcement of the occupational licenses, fire, building, zoning, sign, subdivision regulations, Land Development Code regulations, the City Code, and other related technical codes presently in force in the city; to issue findings of fact and to issue orders affording the proper relief consistent with the powers granted by this article and in accordance with F.S. Chapter 162, (1994), as amended from time to time.”
Source: Tarpon Springs Code Enforcement Board scope includes zoning and Land Development Code
What this means for you: The Board holds hearings on zoning and Land Development Code violations, among others. It can issue findings of fact and orders.
The usual route starts with notice and a chance to correct.
“Where a Code Inspector finds or is made aware of a code violation, he shall notify the violator, and such notice shall provide a time within which to correct the violation. Should the violation continue beyond the time specified in the notice, the Code Inspector shall notify the Code Enforcement Board and request a hearing pursuant to § 2-167. The Code Enforcement Board, through its clerical staff, shall schedule a hearing, and written notice of such hearing shall be hand-delivered or mailed as provided by this chapter to the violator.”
Source: Tarpon Springs code-enforcement procedure after notice
What this means for you: The Code Inspector notifies the violator and sets a time to correct. If it continues past that time, the Inspector refers it to the Board for a hearing.
“If a repeat violation is found by the Code Inspector, the Code Inspector shall notify the violator of the repeat violation and shall notify the Code Enforcement Board and request a hearing. The Code Inspector need not provide the violator a reasonable time to correct the repeat violation.”
Source: Tarpon Springs Code Enforcement Board
“If the Code Inspector has reason to believe a violation or the condition causing the violation presents a serious threat to the public health, safety and welfare, or if the violation is irreparable or irreversible in nature, the Code Inspector shall make a reasonable effort to notify the violator and may immediately notify the Code Enforcement Board and request a hearing.”
What this means for you: Two exceptions apply. A repeat case needs no correction period before referral. A serious threat, or harm that cannot be fixed or reversed, allows immediate referral. That step comes after a reasonable effort to notify you.
The Board’s fine limits are set by city code.
“Upon being notified by the Code Inspector that an order issued by the Code Enforcement Board has not been complied with within the time established in such order, or upon finding that a repeat violation has been committed, the Code Enforcement Board may order the violator to pay a fine to the city, not to exceed $250.00 per day that the violation continues past the compliance date established in its order or, in the case of a repeat violation, the Code Enforcement Board may order the violator to pay a fine, not to exceed $500.00 per day for each day the repeat violation continues, beginning with the date the repeat violation is found to have occurred by the Code Inspector. If a finding of a first violation or a repeat violation has been made by the Code Enforcement Board, a hearing shall not be necessary for issuance of the order imposing the fine.”
Source: Tarpon Springs Code Enforcement Board daily fine limits
What this means for you: Two ceilings apply. A first violation that continues past the compliance date in the Board’s order can bring a daily fine up to the first quoted ceiling. A repeat violation can bring a higher daily fine, counted for each day it continues, starting when the Inspector finds it occurred. After a Board finding, no new hearing is needed to impose the fine. These are general provisions, not a dedicated short-term rental fine schedule.
Taxes
Florida imposes sales tax on short stays.
“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 6% sales tax plus any applicable surtax on rental charges for stays of six months or less. Paying the tax does not certify your zoning.
Pinellas County adds its own taxes, and the state collects some of them.
“Pinellas 6% County”
Source: Florida Department of Revenue
“Pinellas 1% Feb 1, 1990 Dec 31, 2029”
Source: Florida Department of Revenue
“For all other counties, the local option transient rental taxes are reported and remitted directly to the county; however, sales tax and discretionary sales surtax on transient rentals are always reported and remitted to the Department.”
Source: Florida Department of Revenue
What this means for you: The quoted county tourist tax is 6%. Separately, a 1% surtax applies to the county. The state form says sales tax and that surtax go to the state, while local option taxes go to the county. The tax rules use six-month or night-count limits, separate from the city’s 6-week zoning cutoff.
Airbnb and Vrbo both publish tax help pages for Florida and Pinellas. Here is what each page lists.
| Platform | What its help page 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) “Pinellas County Tourist Development Tax: 6% of the listing price including any cleaning fee for reservations 182 nights and shorter.” (Source: Airbnb Help) | “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 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) “Pinellas County County Tourist Development Tax Pinellas County under 184 nights October 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) |
What this means for you: The two platforms use different night counts and wording. Vrbo’s Pinellas row gives no numeric county rate. Check each booking’s tax records for anything the platform does not collect. BnBGenius is not an accounting tool, so keep your own tax records.
If Your Address Qualifies: What BnBGenius Does
BnBGenius does not know local rules, does not check zoning, and does not file taxes. More on Florida rules generally: Florida short-term rental laws.
Answers Guest Messages on Airbnb and Vrbo 24/7
BnBGenius answers guest messages on Airbnb and Vrbo 24/7. If your Resort Residential home needs one off-street parking space per bedroom, write that into your listing and house rules yourself. Further reading: Airbnb automated messages and Vrbo automated messages.
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. Further reading: Airbnb reviews explained and Vrbo reviews guide.
Creates Cleaning and Repair Tasks After Checkout
BnBGenius creates cleaning and repair tasks after checkout. It does not physically clean. A person on your side still does the cleaning and repairs.
Answers Guest Calls with a Voice AI Agent
BnBGenius answers guest calls with a voice AI agent (Voice Concierge, an add-on).
Sells Gap Nights, Early Check-in and Late Checkout
BnBGenius sells gap nights, early check-in and late checkout. This does not license shorter bookings in your district. Check the quoted district conditions before accepting any stay.
Is Run from Telegram
BnBGenius is run from Telegram. More on this: Telegram.
Kent Morgan, BnBGenius co-founder, describes his 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
Kent Morgan describes his experience with tasks:
“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
Kent Morgan describes his experience with Voice Concierge:
“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
Kent Morgan describes his experience with upsells:
“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
These are Kent Morgan’s own results, not universal results and not results from Tarpon Springs.
Airbnb and Vrbo
Both platforms handle the same guest work differently. Here is what each one’s help page says.
| 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) |
| Arrival 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: The review windows are not identical, so do not treat them as the same. Write local parking instructions into each platform’s own fields. Copying a listing does not establish zoning permission.
How to Start
First, confirm your address using the tools and steps above. If anything is unclear, call Planning and Zoning and ask them to verify your address.
Only if your address qualifies, choose how to run the rental.
More City Guides
- Airbnb rules in Dunedin, FL
- Airbnb rules in Clearwater, FL
- Airbnb rules in Gulfport, FL
- Airbnb rules in Holmes Beach, FL
- Florida short-term rental laws by city
Rules and rates last checked on 3 October 2026.
