Navigating Short‑Term Rental Rules On Amelia Island
January 1, 2026
January 1, 2026
Thinking about renting your Amelia Island home to short‑term guests? The rules can feel complex, especially when city, county, and private community guidelines overlap. You want a clear path that protects your investment, keeps neighbors happy, and avoids costly missteps. This guide walks you through how to confirm what’s allowed, which licenses and taxes apply, what safety and insurance you need, and how to operate smoothly on the island. Let’s dive in.
Understanding which authority regulates your property is step one. Amelia Island spans the City of Fernandina Beach and unincorporated Nassau County. Your address determines which code, permits, and processes apply.
If you are inside city limits, you will follow City of Fernandina Beach rules. If you are outside those limits, you will follow Nassau County rules. The quickest way to confirm is by checking county property maps or contacting city or county planning staff.
Even if city or county law allows short‑term rentals, your HOA or condo association may not. Many neighborhoods, especially resort and master‑planned communities, have covenants or bylaws that restrict minimum stay lengths, require registration, or ban short‑term rentals entirely. Obtain and read the CC&Rs, bylaws, and any rental policies before you list.
Zoning determines if short‑term rentals are permitted at your address. Some districts allow transient accommodations by right, while others require a special approval or impose minimum stays. Historic overlays and neighborhood character protections can add extra rules that affect signage, occupancy, or exterior changes.
If you need a conditional or special use approval, expect a public notice and hearing process. Plan your timeline accordingly and be ready to document parking, occupancy, and life‑safety measures.
Fernandina Beach includes historic areas where exterior changes, signage, and permitted uses may be reviewed. Resort and master association areas on the island often have their own rental program rules. Always secure written confirmation from the association or master manager about what is allowed and which steps are required.
Most operators need a local business tax receipt or occupational license. Confirm the application process, fees, and annual renewal in the City of Fernandina Beach or Nassau County, depending on your jurisdiction.
Some localities require short‑term rentals to register as such and display a registration number in all listings and on the property. Check whether that applies where your property sits and keep proof of registration with your records.
Short‑term rentals in Florida are subject to state sales tax. You are responsible for registering with the Florida Department of Revenue to collect and remit sales and use tax on transient accommodations. Local tourist development or occupancy taxes may also apply at the county level.
Some platforms may collect and remit certain taxes for you. However, you remain legally responsible for ensuring all applicable state and local taxes are filed and paid. Verify each platform’s tax handling and cross‑check with local tax authorities.
Amelia Island is coastal, and many properties fall within FEMA flood zones. Determine your flood zone and whether your home requires floodplain permits or elevated construction. Lenders often require flood insurance, and a prudent owner verifies this early.
Local codes typically require working smoke alarms, carbon monoxide detectors where applicable, safe egress, and fire extinguishers. Pools, hot tubs, docks, and exterior stairs may carry added safety rules. Some jurisdictions require inspections by the building department or fire marshal before you rent.
Standard homeowner policies often exclude commercial short‑term rental activity. Speak with an insurance professional about dedicated short‑term rental coverage or landlord policies that include property and liability protection. In flood zones, consider NFIP or private flood insurance. Many owners choose higher liability limits and review the exclusions and limits of any platform “host protection” offerings.
Post clear house rules and emergency information inside the home. Include maximum occupancy, parking instructions, quiet hours, trash and recycling schedules, and evacuation routes. Display any required permit or registration numbers in your listing and on the property.
Provide an on‑island contact who can respond promptly to guest issues, inspections, or neighbor concerns. Proactive communication reduces complaints and supports long‑term community goodwill.
Maintain a complete paper trail. Keep booking logs, guest contact information, rental agreements, receipts, taxes collected and remitted, cleaning and maintenance invoices, and insurance policies for the retention period required by tax authorities. Organized records protect you during audits and renewals.
Local governments and associations can issue fines, suspend or revoke business licenses or registrations, and seek court orders to stop rentals. Repeated complaints about noise, parking, or trash often trigger stricter enforcement. Associations can levy fines, restrict access to amenities, and pursue legal action under governing documents.
If you plan to buy for short‑term rental income, verify the jurisdiction, zoning, and private covenants before you go under contract. Request written confirmation from the association and review any pending local ordinance changes. Build tax, insurance, and compliance costs into your underwriting.
If you are selling a property that has operated as a short‑term rental, assemble a clean packet for buyers. Include business license and STR registration evidence, tax registration numbers, safety inspection records, flood documentation, and insurance policies. Organized documentation can support buyer confidence and streamline due diligence.
If you want a seamless plan that aligns compliance, financing, and design standards for a luxury second home, let’s talk. With CPA‑level analysis and concierge support, Trusha Shah can help you evaluate properties, confirm rental feasibility, and prepare a home that performs while protecting your downside.
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