Buying a Vacation Rental in St. Augustine, FL: What Buyers Need to Know

Buying a vacation rental in St. Augustine, Florida can be appealing for buyers who want more than a traditional second home. You may be able to enjoy the property yourself, make it available to guests when you are away and own real estate in one of Florida’s most established vacation destinations.

But not every St. Augustine property can be operated the same way as a short-term rental.

Zoning, city versus county jurisdiction, HOA rules, parking, insurance, property condition and local rental regulations can all affect whether a particular home fits your plans.

If you are considering buying a vacation property in St. Augustine, here is what to investigate before making an offer.

Can You Buy a Vacation Rental in St. Augustine?

Yes. Properties in the St. Augustine area can be used as short-term or vacation rentals, but the rules depend heavily on the property’s location and zoning.

Within the City of St. Augustine, the minimum rental period varies by zoning district. Properties in RS-1 and RS-2 districts may be rented for one week or longer with an approved registration. Properties in the HP-1 district may be rented for one month or longer, while properties in other zoning districts may be eligible for nightly rentals with an approved registration. The city requires short-term rentals subject to its program to be registered each year. View the City of St. Augustine’s current short-term rental requirements.

Properties outside the City of St. Augustine but within St. Johns County can fall under a different set of rules. Applicable short-term vacation rentals must be registered with the county and renewed every 12 months. County requirements address issues including maximum occupancy, off-street parking, local contact information, business tax requirements, state lodging licensing and sales-tax documentation. Some properties are exempt from the county registration program, so buyers should verify whether a specific property is subject to the ordinance. View St. Johns County’s current short-term vacation rental requirements.

Because the rules can vary by property, zoning district, jurisdiction, homeowners association or condominium association, buyers should verify the requirements for a specific property before purchasing it for vacation rental use.

What Should You Look for When Buying a St. Augustine Vacation Rental?

A good vacation home and a good vacation rental are not always the same thing. Buyers who plan to rent the property should evaluate it from both perspectives.

1. Short-Term Rental Eligibility

Before getting attached to a property, determine whether its zoning, jurisdiction and any applicable association rules allow the rental schedule you have in mind.

A buyer planning to offer short stays has very different requirements from someone who is comfortable renting by the week or month.

DJ & Lindsey Real Estate can help buyers identify properties in the St. Augustine market and investigate the property-specific questions that should be answered before an offer is made.

Talk with DJ & Lindsey about buying a St. Augustine vacation property →

2. Location and Guest Appeal

St. Augustine is not one uniform vacation-rental market. A historic home near downtown offers a different guest experience from a beach property, Intracoastal-area home or residential property farther inland.

Buyers should think about what makes someone choose that particular property when planning a St. Augustine trip.

Depending on the home, that could include:

• Walkability to historic St. Augustine
• Access to St. Augustine Beach or Vilano Beach
• Private pools and outdoor living areas
• Parking availability
• Number of bedrooms and bathrooms
• Pet-friendly layouts
• Water or marsh views
• Proximity to restaurants, attractions and recreation

3. Parking and Occupancy

Parking and occupancy limits are especially important for vacation properties. Within the City of St. Augustine, short-term rentals generally must provide at least one parking space per bedroom on site, unless off-site parking receives special approval. The city’s maximum occupancy is 12 people and is calculated based on the number of bedrooms, with additional provisions for children under age 18. Review the city’s current parking and occupancy requirements.

St. Johns County uses a different set of occupancy and parking standards for properties covered by its ordinance. That is another reason buyers should determine the exact jurisdiction and regulations that apply to a property before purchase.

4. Insurance, Flood Exposure and Maintenance

Florida vacation-property ownership comes with expenses that should be evaluated before purchase.

Depending on the property, buyers may need to consider homeowners insurance, flood insurance, wind exposure, roof age, HVAC condition, pool maintenance, landscaping, pest control and the additional wear associated with frequent guests.

Coastal proximity can be fantastic for guests, but buyers should understand the carrying costs associated with the property rather than evaluating it only by purchase price.

5. HOA and Condominium Restrictions

Local short-term rental regulations are only part of the equation.

A condominium or homeowners association may have its own rental restrictions, minimum lease periods, approval procedures or limits on the number of times a home can be rented each year.

Those documents should be reviewed before assuming that a property can operate as a vacation rental.

Do St. Augustine Vacation Rentals Have to Be Registered?

Many do.

Within the City of St. Augustine, short-term rentals subject to the city’s program must be registered annually. The city also requires a life-safety inspection at registration and annually thereafter. View the city’s short-term rental registration requirements.

Current life-safety requirements include operational smoke alarms, carbon monoxide detectors where applicable, portable fire extinguishers, emergency lighting, clear exits and an additional means of emergency escape from sleeping rooms. View the City of St. Augustine’s life-safety inspection requirements.

St. Johns County has its own registration program for applicable short-term vacation rentals. County registration materials include a local business tax receipt, applicable Florida lodging licensing, sales-and-use-tax documentation and information about occupancy, vehicles and local contacts. The county also lists several exemptions from its registration program. View St. Johns County’s short-term vacation rental requirements.

Regulations, fees and eligibility requirements can change, so buyers should verify the current rules directly with the appropriate jurisdiction before purchasing a property or beginning vacation-rental operations.

Should You Hire a Vacation Rental Property Manager?

For many second-home owners, buying the property is only the beginning.

Someone still needs to handle guest communication, reservations, cleaning coordination, turnovers, maintenance issues and the many smaller details involved in preparing a home for each new guest.

This becomes especially important if you do not live in St. Augustine full time.

Vidorra provides short-term and vacation rental property management in the St. Augustine area, giving owners a local resource for managing the property after they purchase it.

Prospective buyers may also want to speak with a property manager before buying. A local management company can provide another perspective on practical considerations such as guest expectations, turnover logistics, maintenance needs and property features that can make a vacation rental easier or more difficult to operate.

What Areas Should You Consider for a St. Augustine Vacation Property?

The right location depends on how you plan to use the home, how frequently you want to rent it and the type of guest experience you want the property to offer.

Historic St. Augustine

Homes near downtown can appeal to buyers who value historic character and walkability to restaurants, attractions and entertainment. Zoning and rental-frequency restrictions are especially important to investigate property by property.

St. Augustine Beach

For buyers who picture their second home primarily as a beach getaway, the barrier island offers condos, townhomes and single-family properties within easy reach of the ocean.

Vilano Beach

Vilano Beach combines coastal access with close proximity to historic downtown and includes everything from smaller beach properties to larger waterfront homes.

Anastasia Island

Anastasia Island offers access to beaches, recreation, restaurants and downtown St. Augustine while providing a wide range of property styles and price points.

Greater St. Johns County

Properties outside the City of St. Augustine can offer different price points, lot sizes and rental considerations. Buyers should pay particular attention to whether a property falls under city, county or association restrictions and whether any county exemptions apply.

How Much Can a St. Augustine Vacation Rental Make?

There is no reliable single income figure for a St. Augustine vacation rental.

Revenue can vary significantly based on location, property type, bedroom count, amenities, seasonality, nightly pricing, owner-use dates, occupancy, management fees and operating expenses.

Instead of asking only, “How much could this house rent for?” buyers should evaluate the complete picture:

• Expected gross rental revenue
• Property management costs
• Cleaning and turnover expenses
• Property taxes
• Homeowners and flood insurance
• Utilities
• HOA or condominium fees
• Maintenance reserves
• Financing costs
• Furniture and replacement costs
• Periods reserved for personal use

A property that generates more gross revenue is not necessarily the property that produces the strongest financial result after expenses.

A Better Way to Buy a Vacation Property in St. Augustine

If your goal is to own a St. Augustine property that you can enjoy personally and potentially offer as a vacation rental, it can make sense to involve both the real estate and property-management sides early in the process.

DJ & Lindsey Real Estate can help you search for and purchase a property while considering location, zoning, property type and the features that matter for your intended use.

After the purchase, Vidorra can help manage the day-to-day responsibilities associated with operating a St. Augustine vacation rental.

That gives buyers access to two different specialties: finding the right property and managing it after closing.

Start your St. Augustine vacation-property search with DJ & Lindsey →

Frequently Asked Questions About Buying a Vacation Rental in St. Augustine

Can you Airbnb a house in St. Augustine?

Short-term rentals are permitted in parts of St. Augustine, but the allowable rental frequency depends on zoning and jurisdiction. Within the City of St. Augustine, RS-1 and RS-2 properties may be rented for one week or longer with approved registration, HP-1 properties may be rented for one month or longer, and other zoning districts may allow nightly rentals with approved registration. Buyers should verify the rules for the specific property before purchasing it for short-term rental use.

Do you need a permit or registration for a vacation rental in St. Augustine?

Many properties do require registration. Short-term rentals subject to the City of St. Augustine program must be registered annually and undergo required inspections. Applicable properties in St. Johns County may instead fall under the county’s short-term vacation rental registration program, although the county lists several exemptions.

Can a property manager operate my St. Augustine vacation rental if I live somewhere else?

Yes. Many vacation-property owners use local property management companies to coordinate guest communication, reservations, cleaning, maintenance and other day-to-day operations when the owner does not live locally.

Should I talk to a property manager before buying a vacation rental?

It can be useful. A local property manager can help a prospective buyer understand operational considerations such as guest expectations, turnover logistics, maintenance requirements and property features that can affect how practical a home is to manage as a vacation rental.

Can DJ & Lindsey help me find a vacation rental property in St. Augustine?

Yes. DJ & Lindsey Real Estate can help buyers search for homes, condos and investment properties throughout St. Augustine and St. Johns County and evaluate properties based on their intended use.