Sarasota and Manatee Vacation Rental Rules
Short-term and vacation rental rules in the Sarasota and Manatee area are set in three layers: Florida state law, your county, and often your city or town. The state decides licensing and taxes, while registration, minimum stays, and occupancy caps differ block by block. Here is the plain-language version, by area.
Two numbers run everything: 30 days and 6 months
Thirty days is the zoning and registration line. A stay under 30 days is a "transient" rental that most local rules and the state license target. Six months is the tax line. A stay of six months or less is taxable, and a bona fide lease longer than six months is exempt. A 30-to-179-day mid-term stay clears most local short-term rules but is still taxable.
Your Florida state license (DBPR)
If you rent an entire unit for under 30 days more than three times a year, or advertise it as a regular short-term rental, Florida requires a DBPR vacation rental license (a dwelling class for houses, a condo class for condos). You apply through MyFloridaLicense. A state license does not override local zoning or your HOA or condo rules.
Local registration is where areas split
This is the part that changes by city. The City of Sarasota, City of Bradenton, Town of Longboat Key, and all three Anna Maria Island cities require a local registration or certificate, an inspection, and a responsible local contact. Unincorporated Sarasota and Manatee County currently have no county short-term-rental certificate, though Manatee County is drafting one.
Taxes: about 13% on short stays
A short stay (six months or less) carries roughly 13% in total tax in both counties: 6% Florida sales tax, 1% county discretionary surtax, and a 6% county Tourist Development Tax (the bed tax). You open a tourist-tax account with the county Tax Collector and remit the bed tax yourself. Do not assume Airbnb or Vrbo remits the local bed tax for you.
The mid-term advantage (30 or more days)
Renting for 30 or more days sidesteps the DBPR transient license and most local short-term registration programs, which is why monthly furnished rentals for traveling professionals and snowbirds are a clean path here. Just remember the tax line: a stay of six months or less still owes the same transient taxes.
Where the rules are heading
Florida preempts cities from banning rentals or setting new minimum-stay rules, with pre-2011 ordinances grandfathered (which is why Longboat Key can keep its 30-day residential minimum). A 2024 state bill that would have centralized everything was vetoed, and no statewide replacement passed in 2025. As of mid-2026, Manatee County is drafting its first short-term-rental ordinance for unincorporated areas. Watch for changes.
Guides and tools
Sarasota County
City of Sarasota areas need a certificate and inspection; unincorporated areas follow a 30-day zoning minimum.
Manatee County
Anna Maria Island and the City of Bradenton require registration; unincorporated county rules are lighter but changing.
Common questions
Do I need a license to run a short-term rental in Sarasota or Manatee County?
For stays under 30 days, yes: a Florida DBPR vacation rental license, plus a county tourist-tax account, and in many cities a local registration or certificate. A stay of 30 or more days usually needs neither the DBPR license nor a local short-term registration, though it is still taxable if six months or less.
How much tax do I collect on a short-term rental here?
About 13% on stays of six months or less in both counties: 6% Florida sales tax, 1% county surtax (paid to the state), and a 6% county Tourist Development Tax (paid to the county Tax Collector). You remit the bed tax yourself.
What is the difference between a short-term and a mid-term rental?
A short-term (transient) rental is under 30 days and triggers the state license and most local rules. A mid-term rental is 30 days or more. Mid-term stays avoid the license and most local registration, but a stay of six months or less is still taxable. A lease longer than six months is tax-exempt.
Which areas have the strictest rules?
The three Anna Maria Island cities (Anna Maria, Holmes Beach, Bradenton Beach) and the Town of Longboat Key are the strictest, with required certificates, inspections, occupancy caps, and in some zones a 30-day minimum. The City of Sarasota and City of Bradenton also require registration. Unincorporated county areas are currently the lightest touch.
Can my HOA or condo association still say no?
Yes. A state license and a local registration do not override private HOA or condo rules. Many island condos set stricter minimum stays or ban short-term rentals entirely. Always check your association documents before you list.
This is general guidance for the Sarasota and Manatee County area, not legal advice. Rules change, and what applies to you depends on your exact parcel, its zoning, and your HOA or condo documents. Confirm current requirements with the city or county and the Florida DBPR before you advertise or rent.
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