Short-Term Rental Laws in Monroe County, FL (2026)
In unincorporated Monroe County (Florida Keys), rentals of less than 28 days are treated as 'vacation rentals' and are unlawful in most residential zoning districts (including Improved Subdivision and Urban Residential Mobile Home districts); where allowed, each dwelling unit needs an annual Special Vacation Rental Permit ($490 initial, $100 renewal) plus a licensed local vacation rental manager, a state DBPR lodging license, and tax registrations. The biggest restriction is zoning: short-term rentals are only permitted in a limited set of districts (e.g., SR, UR, MU, IS-V, DR, OS and certain others), and hosts must self-remit the 5% county Tourist Development Tax because platforms do not collect it for Monroe County. Always confirm current requirements with the county before operating (incorporated cities have separate rules).
Monroe County STR rules at a glance
| Legal status | Restricted |
|---|---|
| Permit required | Yes |
| Permit name | Special Vacation Rental Permit |
| Permit fee | $490 |
| Renewal | Annual |
| Owner occupancy required | No |
| Primary residence only | No |
| Minimum stay | 28 nights |
| Total occupancy taxes | ~12.5% of gross revenue |
| Insurance | No county-specific liability insurance requirement was found; the county's Special Vacation Rental Permit application checklist (rev. Oct 2025) does not require proof of insurance (it requires business tax receipt, FL DOR registration, DBPR license, sewage system certification, and fire inspection instead). |
| Enforcement | Monroe County actively enforces through its Code Compliance Department and a code enforcement Special Magistrate; the Tax Collector runs a Transient Rental Fraud Hotline (1-855-422-4540) for reporting illegal rentals. Permitted units must have a locally based licensed vacation rental manager available 24/7 who must respond to complaints within one hour, keep a guest/vehicle register open to code enforcement inspection, and post the permit number and manager contact visible from the street. County code compliance has described (2022 BOCC discussion) recommending fines to the Special Magistrate of four times the weekly rental rate for illegal rentals, up to $15,000 for repeat violators, with referral to the State Attorney after two findings of fact. |
What will guests pay in taxes on a Monroe County stay?
Itemized occupancy taxes for Monroe County, FL — enter your nightly rate to see the real cost breakdown.
Monroe County occupancy tax calculator
| Gross rent | $450.00 |
| Florida Transient Rental Tax (state sales tax) (6%)· collection varies | $27.00 |
| Monroe County Discretionary Sales Surtax (1.5%)· collection varies | $6.75 |
| Monroe County Tourist Development Tax (5%)· host remits | $22.50 |
| Total tax (12.5%) | $56.25 |
| Guest pays | $506.25 |
Estimate only. Platform collection varies by listing site and agreement; verify rates with the taxing authorities.
Permits & licensing
Monroe County requires Special Vacation Rental Permit to operate a short-term rental — the fee is $490, renewed annual.
Initial application fee $490; annual renewal $100. A Special Vacation Rental Manager License ($110) is also required for the unit's manager. Fire and life safety inspection fees apply per inspection: $125 (1 bedroom), $250 (2-3 bedrooms), $400 (4+ bedrooms). Permit is nontransferable on sale; new owners must obtain a new permit. Units in gated communities with controlled access and an HOA that expressly regulates/manages vacation rentals may qualify for an exemption under MCC Sec. 134-1(b).
Zoning & location rules
A 'vacation rental' is any dwelling rented for tenancies under 28 days; without a Special Vacation Rental Permit, rentals must be 28+ consecutive days to the same tenant. Vacation rental use with a permit is allowed in: Suburban Residential (SR), Suburban Residential-Limited (SR-L), Urban Residential (UR), Mixed Use (MU, detached units), Destination Resort (DR), IS-V (Improved Subdivision-Vacation Rental), Offshore Island (OS, units existing as of Jan 1, 2000), CFSD-16 (Conch Key), and as nonconforming uses in MI, RV (units built before Feb 16, 2011), SC and UC districts. Vacation rental use is prohibited in Improved Subdivision (IS/IS-M), Urban Residential Mobile Home (URM/URM-L) — except in gated communities with controlled access and an HOA that expressly regulates vacation rentals — and in conservation, commercial fishing, industrial, military, native area and similar districts. Incorporated cities (Key West, Marathon, Islamorada, Key Colony Beach, Layton) have their own separate rules.
Taxes
| Tax | Rate | Who collects |
|---|---|---|
| Florida Transient Rental Tax (state sales tax)State sales tax on rentals of 6 months or less. Airbnb has collected and remitted Florida state taxes for its bookings since 2015; hosts booking direct must register with the Florida Department of Revenue and remit themselves. | 6% | varies |
| Monroe County Discretionary Sales SurtaxCombined with the 6% state tax this makes the '7.5% State of Florida Sales and Use Tax' cited by the Monroe County Tax Collector. Major platforms collect it with the state tax for platform bookings; hosts remit for direct bookings. | 1.5% | varies |
| Monroe County Tourist Development Tax5% of total rental amount (including cleaning, pet, resort fees) on stays of 6 months or less, remitted to the Monroe County Tax Collector (TouristExpress). The Tax Collector states it has NO agreement with Airbnb/VRBO and platforms do NOT remit this tax — the homeowner is responsible. Delinquency penalty: 10% of tax due per month, minimum $50, up to 50% of tax due. | 5% | host |
Enforcement & penalties
Monroe County actively enforces through its Code Compliance Department and a code enforcement Special Magistrate; the Tax Collector runs a Transient Rental Fraud Hotline (1-855-422-4540) for reporting illegal rentals. Permitted units must have a locally based licensed vacation rental manager available 24/7 who must respond to complaints within one hour, keep a guest/vehicle register open to code enforcement inspection, and post the permit number and manager contact visible from the street. County code compliance has described (2022 BOCC discussion) recommending fines to the Special Magistrate of four times the weekly rental rate for illegal rentals, up to $15,000 for repeat violators, with referral to the State Attorney after two findings of fact.
Violations of the vacation rental regulations are punishable as a second-degree misdemeanor under Monroe County Code, are grounds for immediate lease termination/eviction, and can trigger criminal penalties under F.S. 509.141-509.151. Permits can be revoked after a finding of violation. Special Magistrate fines for illegal rentals have been recommended at 4x the weekly rental rate (e.g., $10,000 on a $2,500/week rental), up to $15,000 for repeat violators. Late Tourist Development Tax carries a 10%-per-month penalty (min $50, max 50% of tax due).
⚠️ HOA/condo rules may prohibit STRs regardless of city law.
Getting legal in Monroe County: the playbook
Generated from this market's verified rules — each step traces to the sources at the bottom of this page.
- 1
Verify your zoning
Location rules apply: A 'vacation rental' is any dwelling rented for tenancies under 28 days; without a Special Vacation Rental Permit, rentals must be 28+ consecutive days to the same tenant. Vacation rental use with a permit is allowed in: Suburban Residential (SR), Suburban Residential-Limited (SR-L), Urban Residential (UR), Mixed Use (MU, detached units), Destination Resort (DR), IS-V (Improved Subdivision-Vacation Rental), Offshore Island (OS, units existing as of Jan 1, 2000), CFSD-16 (Conch Key), and as nonconforming uses in MI, RV (units built before Feb 16, 2011), SC and UC districts. Vacation rental use is prohibited in Improved Subdivision (IS/IS-M), Urban Residential Mobile Home (URM/URM-L) — except in gated communities with controlled access and an HOA that expressly regulates vacation rentals — and in conservation, commercial fishing, industrial, military, native area and similar districts. Incorporated cities (Key West, Marathon, Islamorada, Key Colony Beach, Layton) have their own separate rules. Confirm your parcel's zoning with the county before applying.
- 2
Check the covenant layer
HOA/condo rules may prohibit STRs regardless of city law.
- 3
Apply for the Special Vacation Rental Permit
Budget $490 (annual renewal). Initial application fee $490; annual renewal $100. A Special Vacation Rental Manager License ($110) is also required for the unit's manager. Fire and life safety inspection fees apply per inspection: $125 (1 bedroom), $250 (2-3 bedrooms), $400 (4+ bedrooms). Permit is nontransferable on sale; new owners must obtain a new permit. Units in gated communities with controlled access and an HOA that expressly regulates/manages vacation rentals may qualify for an exemption under MCC Sec. 134-1(b). Apply through the county — the official application page is linked in the sources below.
- 4
Line up required insurance
No county-specific liability insurance requirement was found; the county's Special Vacation Rental Permit application checklist (rev. Oct 2025) does not require proof of insurance (it requires business tax receipt, FL DOR registration, DBPR license, sewage system certification, and fire inspection instead).
- 5
Set up tax collection & remittance
Platforms don't collect everything here: Florida Transient Rental Tax (state sales tax) (6%), Monroe County Discretionary Sales Surtax (1.5%), Monroe County Tourist Development Tax (5%) are remitted by the host. Register with the taxing authority before your first booking and calendar the filing deadlines.
- 6
Configure your listing to the operating limits
Set your calendar and listing rules to respect the 28-night minimum stay — platform delisting and fines in this market typically start with listings that visibly violate these limits.
- 7
Calendar the renewal before you forget it
This permit renews annual (budget $490 again). Most cities take weeks to process renewals and don't send reminders — our Host plan emails you at 60/30/7 days out.
- 8
Know the cost of getting it wrong
Violations of the vacation rental regulations are punishable as a second-degree misdemeanor under Monroe County Code, are grounds for immediate lease termination/eviction, and can trigger criminal penalties under F.S. 509.141-509.151. Permits can be revoked after a finding of violation. Special Magistrate fines for illegal rentals have been recommended at 4x the weekly rental rate (e.g., $10,000 on a $2,500/week rental), up to $15,000 for repeat violators. Late Tourist Development Tax carries a 10%-per-month penalty (min $50, max 50% of tax due). Monroe County actively enforces through its Code Compliance Department and a code enforcement Special Magistrate; the Tax Collector runs a Transient Rental Fraud Hotline (1-855-422-4540) for reporting illegal rentals. Permitted units must have a locally based licensed vacation rental manager available 24/7 who must respond to complaints within one hour, keep a guest/vehicle register open to code enforcement inspection, and post the permit number and manager contact visible from the street. County code compliance has described (2022 BOCC discussion) recommending fines to the Special Magistrate of four times the weekly rental rate for illegal rentals, up to $15,000 for repeat violators, with referral to the State Attorney after two findings of fact.
Recent rule changes in Monroe County
October 1, 2025
Special Vacation Rental Permit application forms revised (October 2025)
Monroe County Planning & Environmental Resources reissued its initial Special Vacation Rental Permit application marked 'Last Revised October 2025' (prior public version was dated March 2023). Core requirements and the $490 initial fee are unchanged; this confirms the program's current fees and checklist as of late 2025.
Official source →June 27, 2024
Gov. DeSantis vetoes SB 280 statewide vacation rental bill
SB 280 would have created a statewide vacation rental registry, capped occupancy statewide, required platforms to collect and remit taxes, and broadly preempted new local STR-specific regulation. The June 27, 2024 veto preserved the status quo, leaving Monroe County's pre-2011 grandfathered vacation rental ordinance (28-day rule and Special Vacation Rental Permit program) fully enforceable under F.S. 509.032(7)(b).
Official source →
Frequently asked questions
›Is Airbnb legal in Monroe County?
Airbnb is legal in Monroe County, FL, but with significant restrictions — check the zoning and eligibility rules on this page before listing. Always confirm current requirements with the city before operating.
›Do I need a permit for a short-term rental in Monroe County?
Yes. Monroe County requires a Special Vacation Rental Permit to operate a short-term rental, which costs $490 and must be renewed every year. Always confirm current requirements with the city before operating.
›How much does a Monroe County short-term rental permit cost?
The Special Vacation Rental Permit costs $490 (annual renewal). Initial application fee $490; annual renewal $100. A Special Vacation Rental Manager License ($110) is also required for the unit's manager. Fire and life safety inspection fees apply per inspection: $125 (1 bedroom), $250 (2-3 bedrooms), $400 (4+ bedrooms). Permit is nontransferable on sale; new owners must obtain a new permit. Units in gated communities with controlled access and an HOA that expressly regulates/manages vacation rentals may qualify for an exemption under MCC Sec. 134-1(b).
›Can I Airbnb a non-primary residence in Monroe County?
Yes — Monroe County does not limit short-term rentals to primary residences. Zoning and other restrictions may still apply. Always confirm current requirements with the city before operating.
›What taxes do short-term rental hosts pay in Monroe County?
Hosts in Monroe County are subject to: Florida Transient Rental Tax (state sales tax) (6%), Monroe County Discretionary Sales Surtax (1.5%), Monroe County Tourist Development Tax (5%) — roughly 12.5% total on gross rental revenue. Platforms like Airbnb collect some of these automatically; check each line's collection method on this page.
›What happens if I operate a short-term rental illegally in Monroe County?
Violations of the vacation rental regulations are punishable as a second-degree misdemeanor under Monroe County Code, are grounds for immediate lease termination/eviction, and can trigger criminal penalties under F.S. 509.141-509.151. Permits can be revoked after a finding of violation. Special Magistrate fines for illegal rentals have been recommended at 4x the weekly rental rate (e.g., $10,000 on a $2,500/week rental), up to $15,000 for repeat violators. Late Tourist Development Tax carries a 10%-per-month penalty (min $50, max 50% of tax due). Monroe County actively enforces through its Code Compliance Department and a code enforcement Special Magistrate; the Tax Collector runs a Transient Rental Fraud Hotline (1-855-422-4540) for reporting illegal rentals. Permitted units must have a locally based licensed vacation rental manager available 24/7 who must respond to complaints within one hour, keep a guest/vehicle register open to code enforcement inspection, and post the permit number and manager contact visible from the street. County code compliance has described (2022 BOCC discussion) recommending fines to the Special Magistrate of four times the weekly rental rate for illegal rentals, up to $15,000 for repeat violators, with referral to the State Attorney after two findings of fact.
Monroe County's STR rules changed 1 time recently.
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Related
Nearby covered markets
- Miami, FLRestricted
- Miami Beach, FLRestricted
- Fort Lauderdale, FLPermit required
- Osceola County, FLRestricted
- Tampa, FLPermit required
Sources
- Monroe County, FL — Special Vacation Rental Program (official)retrieved July 10, 2026
- Monroe County Planning & Environmental Resources — Request for a Special Vacation Rental Permit (Initial), rev. October 2025 (official application PDF)retrieved July 10, 2026
- Monroe County Tax Collector — Tourist Development Tax (official)retrieved July 10, 2026
- Monroe County Tax Collector — Rental Property Requirements (official)retrieved July 10, 2026
- Florida Statutes s. 509.032(7)(b) — Preemption of vacation rental regulation with pre-June 1, 2011 grandfather clause (official)retrieved July 10, 2026
- Airbnb Help Center — Occupancy tax collection and remittance by Airbnb in Floridaretrieved July 10, 2026
- Monroe County Land Development Code Ch. 134 (Sec. 134-1 Vacation Rental Uses) — Municoderetrieved July 10, 2026
- South Dade News Leader — Monroe County discusses vacation rental violations (Mar 2022, enforcement practice)retrieved July 10, 2026
This page is informational only and is not legal, tax, or financial advice. Rules change and enforcement varies — verify current requirements with Monroe County and a qualified professional before operating.