--- title: "St. Augustine Beach Property Management & Airbnb Management" description: "Property management in St. Augustine Beach, FL: Airbnb and vacation rental management under the city's medium-density limit and business tax receipt." url: https://floridahosts.com/st-augustine-beach/ --- ![St. Augustine's bayfront, with palm trees and historic buildings beyond the seawall](/images/northeast-florida-property-management.webp) St. Augustine Beach · Northeast Florida # Property Management in St. Augustine Beach, FL — Airbnb & Short-Term Rentals Vacation rental and Airbnb management in St. Augustine Beach, where short stays are limited to medium-density districts, capped citywide and tied to a city business tax receipt and yearly rental report. 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 St. Augustine Beach Florida Hosts is a full-service St. Augustine Beach 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 St. Augustine Beach and St. Johns County. [See all services →](/services/) ### Why Florida Hosts in St. Augustine Beach - Transient rentals allowed only in medium-density districts, prohibited in low-density areas - The city code caps transient lodging in medium-density residential districts at 100 units - City business tax receipt and a local contact required for every rental - Guests receive the city's rules on noise, parking, dunes and turtle nesting - St. Johns County's 5% tourist development tax on stays of six months or less Explore St. Augustine Beach ## Where we manage in and around St. Augustine Beach Every area, landmark and institution around St. Augustine Beach has its own demand profile and guest mix. These are the ones we manage into. [ ### Ponte Vedra Beach Vacation rental and Airbnb management in Ponte Vedra Beach, home of TPC Sawgrass, run to St. Johns County's short-term rental registration, the 10-guest cap and the Ponte Vedra zoning district's own limits. Explore ](/ponte-vedra-beach/)[ ### St. Augustine Vacation rental and Airbnb management in St. Augustine, where the zoning district sets the shortest stay: nightly in some districts, a week in RS-1 and RS-2, a month in HP-1. Explore ](/st-augustine/)[ ### Fernandina Beach Vacation rental and Airbnb management in Fernandina Beach on Amelia Island, where every rental under 30 days needs a city resort rental dwelling permit and zoning decides which homes can get one. Explore ](/fernandina-beach/)[ ### Jacksonville Airbnb, vacation rental and furnished-stay management across Jacksonville, near Mayo Clinic, the downtown hospitals and NAS Jacksonville. Explore ](/jacksonville/)[ ### Jacksonville Beach Airbnb and vacation rental management for Jacksonville Beach homes and condos, run to the city's registration certificate, fire inspection, parking and occupancy rules and Duval County's 6% tourist tax. Explore ](/jacksonville-beach/) Local vs. national ## The St. Augustine Beach 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 St. Augustine Beach 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 St. Augustine Beach projection](/rental-projection/) [or call (321) 321-2348](tel:+13213212348) ## Short-term rental and Airbnb management in St. Augustine Beach St. Augustine Beach is a separate city from St. Augustine, with its own Land Development Regulations and a tighter approach to short stays. Rentals of 30 days or less are allowed only in medium-density land use districts, they are a prohibited use in low-density residential areas, and the code does not authorize more than 100 of them in medium-density residential districts. That makes property management in St. Augustine Beach a question of where the home sits before anything else. A condo or house in a medium-density district can work as a vacation rental with a city business tax receipt. A house in a low-density neighborhood cannot, but it can still be managed as a furnished monthly or annual rental. ## Where guests come from The beach is the draw, and the county keeps a beachfront park in the middle of town. St. Johns County’s [Ocean Pier park](https://www.sjcfl.us/fishing-piers/) at 350 A1A Beach Boulevard is a four-acre family park with a splash pad, playground, picnic tables and showers, and a gift shop renting fishing poles. The county lists the pier itself as closed for repairs until further notice. Nearby, [Anastasia State Park](https://www.floridastateparks.org/parks-and-trails/anastasia-state-park) covers more than 1,600 acres of beach, tidal marsh, maritime hammock and ancient dunes, with a campground and paddling on Salt Run. The Saint Augustine Amphitheatre sits near the park and brings concert crowds. Fly-in guests can use [Jacksonville International Airport (JAX)](http://www.flyjacksonville.com/). ## St. Augustine Beach short-term rental rules [LDR §3.09.00](https://library.municode.com/fl/st._augustine_beach/codes/code_of_ordinances?nodeId=PTIICOOR_APXALADERE_ARTIIILAUSTYDEIN_S3.09.00TRLOESWIMEDELAUSDI), as amended by Ordinances 18-07, 19-06 and 20-02, allows transient lodging establishments within medium-density land use districts. It covers houses, attached dwellings and accessory buildings, but not hotels, motels, resort condominiums or bed and breakfasts. It does not authorize more than 100 such units in medium-density residential districts, and when space opens, new units get priority by the date of their business tax receipt application. [§3.02.03](https://library.municode.com/fl/st._augustine_beach/codes/code_of_ordinances?nodeId=PTIICOOR_APXALADERE_ARTIIILAUSTYDEIN_S3.02.03PRUS) lists transient lodging in low-density residentially zoned areas as a prohibited use. Each rental needs a city business tax receipt, issued after the owner shows a Department of Revenue sales tax number, and 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) if it is rented more than three times a year for under 30 days. The application names a local contact with a working local phone number and street address, and that number is posted at the home. Owners file a rental report by February 1 each year and a minimum standards form by October 1. Occupancy is two persons over 15 per bedroom, plus two for one sleeper sofa per floor. Guests get a copy of the city’s ordinances before arrival, and a notice inside covers noise, parking, dune protection, turtle nesting season, littering and trash. Parking is limited to the spaces on the site, trash cans must go out and come back on schedule, and the city inspects on complaint or at an inspector’s initiative. Florida law limits local rules on rental duration and frequency adopted after June 1, 2011 ([§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)). The city enforces its code as written, and so do we. ## Taxes on St. Augustine Beach vacation rentals Stays of six months or less carry Florida’s 6% sales tax under [§212.03](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299%2F0212%2FSections%2F0212.03.html) and a 0.5% county discretionary surtax listed for St. Johns on the [DR-15DSS for 2026](https://floridarevenue.com/Forms_library/current/dr15dss_26.pdf). St. Johns County adds a 5% tourist development tax, shown on the state’s [DR-15TDT chart](https://floridarevenue.com/Forms_library/current/dr15tdt.pdf) as collected by the county, so it is filed with the county separately from the state return. ## How Florida Hosts manages St. Augustine Beach rentals Augustine Beach rentals In St. Augustine Beach we confirm the land use district first, then handle the business tax receipt, the DBPR license, the county tourist tax account and the February rental report. Guests get the city’s ordinances before they arrive, and the posted notice stays current. Our Airbnb management covers pricing, listings and 24/7 guest communication, with our own cleaning and maintenance staff keeping trash, dune and turtle rules in hand between stays. In St. Augustine Beach the fee for short-term rental management is 18–25% of booking revenue, given as a written quote. Homes in low-density districts can be managed as mid-term or long-term rentals with licensed brokers handling the leasing, and a free rental projection arrives within one business day. Free projection · about a minute ## What could your St. Augustine Beach 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 ## St. Augustine Beach vacation rental rules St. Augustine Beach allows transient lodging (rentals of 30 days or less) only within medium-density land use districts (LDR §3.09.00) and prohibits it in low-density residentially zoned areas (§3.02.03). The code does not authorize more than 100 such units in medium-density residential districts. Each rental needs a city business tax receipt, a DOR sales tax number and a DBPR license, a named local contact, a yearly rental report by February 1 and a standards form by October 1. Occupancy is two persons over 15 per bedroom plus two for one sleeper sofa per floor, and guests receive the city's rules on noise, parking, dunes, turtles and trash. Sources: [City of St. Augustine Beach LDR §3.09.00 — Transient lodging establishments within medium density land use districts (Municode)](https://library.municode.com/fl/st._augustine_beach/codes/code_of_ordinances?nodeId=PTIICOOR_APXALADERE_ARTIIILAUSTYDEIN_S3.09.00TRLOESWIMEDELAUSDI) (checked October 2026); [City of St. Augustine Beach LDR §3.02.03 — Prohibited uses (Municode)](https://library.municode.com/fl/st._augustine_beach/codes/code_of_ordinances?nodeId=PTIICOOR_APXALADERE_ARTIIILAUSTYDEIN_S3.02.03PRUS) (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) Northeast Florida ## Nearby areas we manage [St. Johns County overview →](/counties/st-johns-county/) [All areas →](/areas-we-serve/) Common questions ## St. Augustine Beach vacation rental management — FAQs Is Airbnb legal in St. Augustine Beach? Only in some parts of the city. The city's Land Development Regulations allow transient lodging establishments (rentals of 30 days or less) within medium-density land use districts, with a city business tax receipt and a state DBPR license, and §3.02.03 lists transient lodging in low-density residentially zoned areas as a prohibited use. Section 3.09.00 also says the ordinance does not authorize more than 100 transient lodging establishments in medium-density residential districts, with new units given priority by the date of their business tax receipt application. What taxes apply to short-term rentals in St. Augustine Beach? Stays of six months or less carry Florida's 6% sales tax (§212.03), St. Johns County's 0.5% discretionary sales surtax (DR-15DSS, 2026) and St. Johns County's 5% tourist development tax (DR-15TDT), which is paid to the county. The city asks for proof of a Department of Revenue sales tax number before it issues the business tax receipt. How many guests can stay in a St. Augustine Beach rental? Section 3.09.00(C) bases occupancy on two persons over 15 years of age per bedroom, plus an allowance of two more for one sleeper sofa per floor of the home. What paperwork does the city expect each year? Each owner or agent files a rental report with the city by February 1 of each year, and existing receipt holders file a notice of minimum applicable standards form by October 1. The business tax receipt application must name a local contact with a local phone number and street address, and that number is posted at the property. Do guests have to follow special beach rules? Yes. Under §3.09.00(C), guests receive a copy of the city's ordinances before their stay, and a notice posted in the rental covers noise, parking, dune protection, turtle nesting season, littering and trash. Parking is limited to the spaces on the site, with overflow only in unrestricted public spaces. Free projection · about a minute ## Ready to put your St. Augustine Beach 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 St. Augustine Beach 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.