Vacation Rental Occupancy Limits in Sarasota and Manatee

Why occupancy limits matter (and where they come from)

Florida licenses vacation rentals at the state level through the Department of Business and Professional Regulation (DBPR) under Chapter 509, but the headcount limit is set locally. State law (Fla. Stat. 509.032) bars cities and counties from banning rentals or capping the length or frequency of stays unless they had a qualifying ordinance before June 1, 2011, yet it expressly lets them regulate operational items like maximum occupancy, parking, and registration. That is why two homes a mile apart can have very different guest caps. Occupancy is almost always tied to the number of legal bedrooms, sometimes to square footage, and almost always with an absolute ceiling. Get the number right before you list: most local codes make it a violation to advertise a higher occupancy than the one on your registration. For the full set of local rules, start at our main hub on /vacation-rental-rules, then drill into the area page that matches your address such as /vacation-rental-rules/siesta-key or /vacation-rental-rules/anna-maria-island.

City of Sarasota: 2 per bedroom plus 2, capped at 10 or 12

In the City of Sarasota, maximum occupancy in residential single-family zoning districts is the lesser of two persons per bedroom plus two additional persons, or ten persons total. In residential multi-family zoning districts the same two-per-bedroom-plus-two formula applies, but the absolute ceiling rises to twelve persons. A practical example in a single-family zone: a three-bedroom home calculates to (3 x 2) + 2 = 8, which is under the cap, so the limit is 8; a five-bedroom home would calculate to 12 but is held to the 10-person single-family cap. Children under six years old are not counted toward maximum occupancy under the city ordinance. Note that the city's vacation rental certificate program applies to single, two, three, and four-family dwellings in residential zones citywide. Siesta Key sits in unincorporated Sarasota County, not the City of Sarasota, so it follows county rules instead; see /vacation-rental-rules/siesta-key.

Anna Maria Island: hard caps of 8 and 12

The three cities on Anna Maria Island each cap occupancy with a firm ceiling. In the City of Anna Maria, maximum occupancy is the lesser of: two persons per bedroom of 100 square feet or more, plus one person per bedroom between 70 and 100 square feet, plus two persons, or a total of eight occupants per rental, whichever is less. Where a lot has more than one dwelling, the cap is still eight per lot or per structure, whichever is less. Holmes Beach likewise applies a per-bedroom formula with a hard cap in the range of eight occupants, and requires a valid vacation rental certificate (issued for a two-year term) before a unit can be rented or advertised. Bradenton Beach uses the lesser of two persons per bedroom plus two, or one person per 150 square feet of climate-controlled space, with an absolute ceiling of twelve persons. Because Holmes Beach has revised its occupancy language over time, confirm your exact number with the city clerk. More island-specific detail lives at /vacation-rental-rules/anna-maria-island.

City of Bradenton: the lesser of three tests

The City of Bradenton (the mainland city, distinct from Bradenton Beach) sets maximum occupancy as the lesser of three figures: two persons per bedroom plus two additional persons; one person per 150 square feet of temperature-controlled living space; or twelve persons. Whichever of those three produces the smallest number is your cap, and it must be stated on your Certificate of Registration. Registration has been mandatory since August 1, 2022 for any rental in the city that rents three or more times per year for periods under 30 days. One narrow grandfather exception applies: rental agreements fully executed on or before February 9, 2022 are exempt from the occupancy limits. As with every jurisdiction here, advertising a vacation rental at an occupancy above the registered maximum is itself a code violation.

What you must post inside the unit

Most local ordinances require a printed information sheet posted in a conspicuous spot inside the rental. Across these jurisdictions the common required items are: the maximum occupancy for the unit; the parking plan and number of permitted off-street spaces; and the name and 24/7 phone number of the designated responsible party (the owner or a local property manager who can respond to emergencies and complaints, often within one hour). The City of Sarasota also requires posting the unit's street address, the nearest hospital, the non-emergency police number, trash and recycling pickup days, and emergency evacuation instructions. On Anna Maria Island, parking is frequently tied to occupancy (for example, one off-street space per four occupants in some codes), and exterior identification labels or floor plans may be required as well. Keep the posting current every time your registration renews.

Use the occupancy calculator on this page

The interactive calculator above lets you enter your city, number of bedrooms, and (where it matters) the square footage of each bedroom and the total climate-controlled area. It then applies the correct local formula, runs all the competing tests, and returns the lesser figure, which is your maximum occupancy. It is built to mirror the formulas described here: two-per-bedroom-plus-two with a 10 or 12 cap for the City of Sarasota, the 8-person caps on the north end of Anna Maria Island, the 12-person square-footage formula for Bradenton Beach and the City of Bradenton. Treat the result as an estimate to guide your registration paperwork, not as an official determination. The number on your city-issued certificate always controls, and that is the only number you may advertise.

Common questions

How many guests can my Sarasota vacation rental sleep?

In the City of Sarasota, it is two persons per bedroom plus two more, capped at 10 in single-family zones and 12 in multi-family zones, whichever calculation is lower. So a three-bedroom in a single-family zone allows 8 guests. Children under six do not count toward the limit. If your property is on Siesta Key or elsewhere in unincorporated Sarasota County, county rules apply instead, not the city formula.

What is the maximum occupancy on Anna Maria Island?

It depends on the city. The City of Anna Maria caps rentals at 8 occupants using a per-bedroom square-footage formula. Holmes Beach uses a per-bedroom formula with a hard cap around 8, and requires a two-year vacation rental certificate. Bradenton Beach caps at 12 using the lesser of two-per-bedroom-plus-two, one person per 150 square feet, or 12. Confirm your exact number with the city, since codes have changed over time.

How is the City of Bradenton occupancy limit calculated?

The City of Bradenton uses the lesser of three figures: two persons per bedroom plus two additional persons; one person per 150 square feet of temperature-controlled living space; or twelve persons. The smallest of the three is your cap, and it is recorded on your Certificate of Registration. Rentals that rent three or more times a year for under 30 days have had to register since August 1, 2022.

Can I advertise more guests than my registered occupancy?

No. Across these jurisdictions it is a code violation to advertise or offer a vacation rental for occupancy that exceeds the maximum occupancy on your registration or certificate. Your listing headcount, your registration number, and the figure posted inside the unit should all match. Booking platforms and city code officers both check this.

What do I have to post inside the rental?

At minimum, post the maximum occupancy, the parking plan, and the name and 24/7 phone number of the designated responsible party. The City of Sarasota additionally requires the street address, nearest hospital, non-emergency police number, trash and recycling days, and evacuation instructions. Anna Maria Island cities may also require a floor plan and exterior ID label. Put it in a conspicuous, easy-to-find spot.

Do children count toward the occupancy limit?

It varies by city. The City of Sarasota ordinance excludes children under six years of age from the maximum-occupancy calculation. Most other local codes here count all occupants regardless of age unless they say otherwise, so do not assume an exclusion applies elsewhere. Check your specific city's ordinance or ask the city clerk before relying on it.