--- title: "Dunedin Property Management — Airbnb & Short-Term, FL" description: "Property management in Dunedin, FL: Airbnb and short-term rental management where zoning allows, plus 90-day seasonal rentals in residential areas." url: https://floridahosts.com/dunedin/ --- ![Clearwater Beach — dunes, blue umbrellas and the pier on a sunny day](/images/tampa-bay-property-management.webp) Dunedin · Tampa Bay # Property Management in Dunedin, FL — Airbnb & Short-Term Rentals Dunedin keeps rentals under three months out of its residential neighborhoods, so short stays here belong in the tourist, business and downtown districts, and seasonal leases fill the rest. 10,000+ guest reviews since 2016 · [Call (321) 321-2348](tel:+13213212348) · [All areas we serve](/areas-we-serve/) Free rental projection — about a minute Free, no obligation. Prefer to talk? Call [(321) 321-2348](tel:+13213212348). What we deliver ## Full-service management in Dunedin Florida Hosts is a full-service Dunedin property management company — Airbnb and short-term rental management, plus mid-term and long-term rentals: the listing and photography, nightly pricing, 24/7 guest communication, and cleaning and maintenance by our own staff. Our fee is 18–25% of booking revenue, quoted in writing before you sign. We manage homes across Dunedin and Pinellas County. [See all services →](/services/) ### Why Florida Hosts in Dunedin - No rentals under three months in residential neighborhoods - Transient use allowed in TF, GO, NB, GB, CP, CR and DC districts - City registration number required on every vacation rental ad - Blue Jays spring training at TD Ballpark - Honeymoon Island and Caladesi Island state parks off the causeway Explore Dunedin ## Where we manage in and around Dunedin Every area, landmark and institution around Dunedin has its own demand profile and guest mix. These are the ones we manage into. [ ### Clearwater Mainland Clearwater has spring training, Morton Plant Hospital and a rebuilt downtown waterfront, but its residential zones require rentals of at least 31 days or one calendar month. Explore ](/clearwater/)[ ### Clearwater Beach Clearwater Beach is part of the City of Clearwater. Explore ](/clearwater-beach/)[ ### Indian Rocks Beach Indian Rocks Beach allows vacation rentals in its residential districts but requires yearly city registration, inspections, and occupancy caps of 10 guests, or 12 in the CT district. Explore ](/indian-rocks-beach/)[ ### Madeira Beach Madeira Beach bans rentals under six months in R-1 and under three months in R-2, and lists vacation rentals as a permitted use in its R-3 medium-density district near John's Pass. Explore ](/madeira-beach/)[ ### St. Pete Beach St. Pete Beach writes its rental rules district by district: no transient use in the RU and RLM zones, three short stays a year in RM and Pass-a-Grille, and hotels and resort condos for nightly guests. Explore ](/st-pete-beach/)[ ### St. Petersburg St. Petersburg limits homes to three stays under 30 days a year, so most owners here earn from monthly furnished rentals near the hospitals, the Dalí and the St. Pete Pier. Explore ](/st-petersburg/)[ ### Tarpon Springs Tarpon Springs regulates short stays through its zoning code: a tourist home is permitted in the Resort Residential district and a conditional use in the RM and RO districts. Explore ](/tarpon-springs/)[ ### Treasure Island Treasure Island allows tourist dwellings in its resort and commercial zoning districts, while its single-family RU-75 and multifamily RM-15 districts do not list them as a permitted use. Explore ](/treasure-island/) Local vs. national ## The Dunedin advantage: local knowledge at every level National platforms run algorithms, not relationships — pricing from national datasets, turnovers by whoever is free, and support with no feel for your market. We price Dunedin around its own seasons and events, and our own cleaners and maintenance staff look after the homes. 24/7 Guest communication 350+ Florida homes managed 10,000+ Guest reviews since 2016 [Get my free Dunedin projection](/rental-projection/) [or call (321) 321-2348](tel:+13213212348) ## Short-term rental and Airbnb management in Dunedin Dunedin protects its neighborhoods with a 90-day minimum stay, or three calendar months, in any district that does not specifically allow transient use. The city’s code calls short-term rentals a commercial use and sends them to its tourist, business and downtown districts. So property management in Dunedin splits into two kinds of work. In the districts that allow it, a condo or home can run as a registered vacation rental with nightly or weekly guests. Everywhere else, the right product is a furnished seasonal rental of 90 days or more, which suits winter visitors. ## Where guests come from - **Spring training.** [TD Ballpark](https://www.mlb.com/bluejays/spring-training/ballpark) at 373 Douglas Avenue is the Toronto Blue Jays’ spring training home. - **Honeymoon Island and Caladesi Island.** Pinellas County’s tourism office describes Honeymoon Island and Caladesi Island as [two sister beach parks](https://www.visitstpeteclearwater.com/dunedin), with the Dunedin Causeway as the scenic drive out. - **The Pinellas Trail.** The [Fred Marquis Pinellas Trail](https://www.visitstpeteclearwater.com/dunedin) runs through downtown Dunedin. - **Scottish heritage.** The city celebrates its [Scottish roots](https://www.visitstpeteclearwater.com/dunedin) at the Highland Games, and the Dunedin Historical Museum is housed in a 1924 Atlantic Coast Line Railroad station. - **Air access.** [St. Pete-Clearwater International Airport](https://www.fly2pie.com/) and Tampa International both serve north Pinellas. ## Dunedin short-term rental rules [Section 103-14.4](https://library.municode.com/fl/dunedin/codes/code_of_ordinances?nodeId=SPBLADECO_CH103ZO_DIV1IN_103-14.4PR) of the Land Development Code is direct: “Rentals under three months in duration are not allowed in residential neighborhoods or other districts not specifically allowing for such uses.” The rule comes from Ordinance 10-19, adopted December 16, 2010 and amended in 2015; the original adoption came before the June 1, 2011 date in [§509.032(7)(b)](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599%2F0509%2FSections%2F0509.032.html). [Section 103-14.5](https://library.municode.com/fl/dunedin/codes/code_of_ordinances?nodeId=SPBLADECO_CH103ZO_DIV1IN_103-14.5ZOCAALTRUS) lists where transient uses are allowed: Tourist Facility (TF), General Office (GO), Neighborhood Business (NB), General Business (GB), Commercial Parkway (CP), Commercial Recreation (CR) and Downtown Core (DC). Downtown Residential (DR) allows bed and breakfasts only. Where vacation rentals are allowed, [§103-14.7.2](https://library.municode.com/fl/dunedin/codes/code_of_ordinances?nodeId=SPBLADECO_CH103ZO_DIV1IN_103-14.7.2RERE) requires registration and a certificate of compliance, and each approved unit’s registration number must appear in every ad. The owner must name a responsible party who lives within 25 miles and can reach the property within two hours of a call from the city. A DBPR license under [§509.241](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599%2F0509%2FSections%2F0509.241.html) is also required. ## Taxes on Dunedin vacation rentals Florida’s 6% sales tax applies to rentals of six months or less under [§212.03](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299%2F0212%2FSections%2F0212.03.html), along with any applicable county discretionary sales surtax, so a 90-day seasonal stay is taxable too. Pinellas County adds its 6% tourist development tax, which the [DR-15TDT chart](https://www.floridarevenue.com/Forms_library/current/dr15tdt.pdf) (R. 10/26) shows the county collects itself. ## How Florida Hosts manages Dunedin rentals In Dunedin we provide short-term rental management and Airbnb management for registered units in the districts that allow them, at 18–25% of booking revenue, quoted in writing. For homes in residential neighborhoods we set up 90-day-plus seasonal stays, with the same 24/7 guest communication and our own cleaning and maintenance staff. Annual leases are handled through licensed broker partners, and a free rental projection is ready within one business day. Free projection · about a minute ## What could your Dunedin property earn? Send us the address and we'll come back with real numbers for it, from a person on our team, within one business day. Free, no obligation. Prefer to talk? [Call (321) 321-2348](tel:+13213212348) The rules ## Dunedin vacation rental rules Dunedin's Land Development Code defines a transient residential use as occupancy of less than 90 days or three calendar months and does not allow it in residential neighborhoods. Transient uses are limited to the TF, GO, NB, GB, CP, CR and DC districts, with DR allowing bed and breakfasts only. Vacation rentals must be registered with a certificate of compliance, list the city registration number in every ad, and name a responsible party within 25 miles who responds within two hours. Sources: [Dunedin Land Development Code §103-14.4 Prohibition (Municode)](https://library.municode.com/fl/dunedin/codes/code_of_ordinances?nodeId=SPBLADECO_CH103ZO_DIV1IN_103-14.4PR) (checked October 2026); [Dunedin Land Development Code §103-14.5 Zoning Categories Allowing Transient Uses (Municode)](https://library.municode.com/fl/dunedin/codes/code_of_ordinances?nodeId=SPBLADECO_CH103ZO_DIV1IN_103-14.5ZOCAALTRUS) (checked October 2026); [Dunedin Land Development Code §103-14.7.2 Registration Required (Municode)](https://library.municode.com/fl/dunedin/codes/code_of_ordinances?nodeId=SPBLADECO_CH103ZO_DIV1IN_103-14.7.2RERE) (checked October 2026) Rules change, so always confirm the current position for your address — we will tell you exactly what applies. - In Florida, a home rented to guests more than three times in a calendar year for stays of less than 30 consecutive days — or advertised as regularly available for such stays — is a transient public lodging establishment. [Fla. Stat. §509.013(4)(a)1 (2026)](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599%2F0509%2FSections%2F0509.013.html) - A condominium or cooperative unit, or a house of up to four units, that is a transient public lodging establishment (and not a timeshare) is a "vacation rental" under Florida law. [Fla. Stat. §509.242(1)(c) (2026)](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599%2F0509%2FSections%2F0509.242.html) - Each public lodging establishment, vacation rentals included, must hold a license from the Division of Hotels and Restaurants of the Florida Department of Business and Professional Regulation (DBPR). [Fla. Stat. §§509.013(1), 509.241(1) (2026)](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599%2F0509%2FSections%2F0509.241.html) - A Florida local law may not prohibit vacation rentals or regulate how long or how often they are rented — unless that local law was adopted on or before June 1, 2011. [Fla. Stat. §509.032(7)(b) (2026)](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599%2F0509%2FSections%2F0509.032.html) Tampa Bay ## Nearby areas we manage [Pinellas County overview →](/counties/pinellas-county/) [All areas →](/areas-we-serve/) Common questions ## Dunedin vacation rental management — FAQs Is Airbnb legal in Dunedin? Only in certain districts. Dunedin's Land Development Code says rentals under three months are not allowed in residential neighborhoods or any district that does not specifically allow them. The districts that do are TF (Tourist Facility), GO, NB, GB, CP, CR and DC, with DR allowing bed and breakfasts only. What taxes apply to short-term rentals in Dunedin? Florida's 6% sales tax (§212.03), any applicable county discretionary sales surtax, and Pinellas County's 6% tourist development tax (DOR form DR-15TDT, R. 10/26), collected by the county. Does Dunedin require vacation rental registration? Yes. A vacation rental must be registered with the city and hold a certificate of compliance, and each approved unit gets a registration number that must appear in every advertisement. What does the city treat as evidence of a short rental in a residential zone? State transient licensing under chapters 212 or 509, advertising as a vacation rental, bookings or leases covering less than 90 days, or using an agent to take reservations. Can I rent my Dunedin home for the winter season? Yes, if each stay is at least 90 days or three calendar months. We manage those seasonal rentals, and annual leases through licensed broker partners. Free projection · about a minute ## Ready to put your Dunedin home to work? A free rental projection built from real comparable listings near you — within one business day. Free, no obligation. Prefer to talk? [Call (321) 321-2348](tel:+13213212348) ## Talk to us about your Dunedin property Get a free rental projection — or call and ask us anything about your home. [Get my free projection](/rental-projection/) [or call (321) 321-2348](tel:+13213212348) Free · comps-based · delivered within one business day.