Short-Term Rental Rules in Southwest Florida (2026)

Short-Term Rental Rules in Southwest Florida (2026)

Short-Term Rental Rules in Southwest Florida (2026): What’s Legal by City & County


Scope: Lee, Collier, and Charlotte counties, including major municipalities (Cape Coral, Fort Myers, Fort Myers Beach, Sanibel, Bonita Springs, Estero, Naples, Marco Island, Punta Gorda) and unincorporated areas.


State backdrop (why this matters): Florida preempts local governments from banning vacation rentals outright, but cities/counties may regulate registration, safety, parking, noise, and—where restrictions pre-date June 1, 2011—minimum stay/frequency in some districts. A 2024 proposal to further centralize short-term-rental rules was vetoed, so the local patchwork remains the reality heading into 2026.


Lee County


Cape Coral (City)
- Status: Allowed with local registration and compliance (safety/parking/noise). The city updated fees and program administration, signaling continued enforcement emphasis. Expect a business tax receipt plus rental registration, on-site contact, and adherence to occupancy/parking rules.

- Minimum stay: No citywide minimum stay like Sanibel’s; check deed/HOA rules and any neighborhood-specific standards in your listing approval.

Action items: Register the unit with the city, obtain the county tourist tax account and state sales tax account, and verify HOA/condo rules.


Fort Myers (City)
- Status: Transient rentals are permitted subject to general business licensing, taxes, and nuisance codes. No universal, citywide minimum stay in single-family areas, but zoning/use and HOA rules still govern. (City relies on tax/licensing enforcement and nuisance abatement rather than a Sanibel-style duration rule.)

Action items: Confirm zoning/category for your parcel; obtain state/county tax accounts and any required city licenses.


Fort Myers Beach (Town)
- Status: Registration required with the town’s short-term rental program and compliance with a Good Neighbor/Code of Conduct (noise, parking, occupancy, trash). Many zones historically accommodate 7-night vacation rentals; specifics vary by district and property history, so verify by address. Real Estate Network AgentsGather+1

Action items: Town registration, display of registration number in ads, designated local contact, and adherence to occupancy/parking limits tied to bedroom count and driveway capacity.


Sanibel (City)
- Status: Among the strictest in SWFL. Detached single-family homes generally have a minimum rental term of 28 nights (some condos also, though a subset of condo resorts allow weekly). This long-standing rule predates the 2011 state cutoff, so it’s enforceable.

Action items: Verify your zoning and condo documents; assume 28-night minimum unless your building/zone explicitly authorizes shorter stays.


Bonita Springs (City) & Estero (Village)
- Status: Allowed with local nuisance/parking/noise enforcement; rely on tax/licensing compliance and neighborhood covenants rather than blanket minimum-stay mandates. Confirm any HOA restrictions and local registration needs.

Action items: Business tax receipt (if applicable), state/county tax accounts, HOA/condo rule check.


Unincorporated Lee County
- Status: Transient lodging permitted subject to state DBPR licensing/taxes and county Tourist Development Tax registration (rentals <6 months). Local code enforces noise/parking/occupancy. Lodgify+1

Action items: DBPR license if you operate as a “vacation rental,” set up county TDT and state sales tax accounts, and follow local nuisance standards.


Collier County


City of Naples
- Status: Minimum rental term ~30 days in most residential districts; short-term “transient” lodging is limited to specific zones/approvals. This is a well-established rule the city continues to enforce.

Action items: Expect 30-day minimums unless your parcel is in a district that permits transient use; confirm zoning and any conditional use requirements before marketing nightly/weekly stays.


Marco Island (City)
- Status: Vacation rentals are common, with many neighborhoods historically permitting weekly rentals (7-night minimum) subject to local registration and code compliance; specifics still depend on district and property-type.

Action items: Verify neighborhood/zone minimums (often 7 nights), obtain city registration if required, and follow occupancy/parking rules.


Unincorporated Collier County
- Status: County-run Vacation Rental Registration program requires registration, local contact, and safety/parking standards; strong compliance focus rather than a universal minimum stay.

Action items: Register with the county program, set up state and county tax accounts, and confirm any community covenants.


Charlotte County


Punta Gorda (City) & Unincorporated Charlotte County
- Status: Transient rentals permitted with state DBPR license where applicable plus county tourist tax account; local enforcement centers on noise/parking/occupancy and neighborhood covenants.

Action items: Open a Tourist Development Tax account with the tax collector, obtain state licensing if your operation qualifies as a vacation rental, and confirm any HOA restrictions.


What Every SWFL Host Needs in 2026 (Checklist)


- State license (DBPR): If your property use fits Florida’s “vacation rental” definition, obtain/renew your license; this is separate from any city/county paperwork.
- Taxes:
- Florida sales tax on transient rentals.
- County Tourist Development (bed) tax account in Lee/Collier/Charlotte.
- Local registration: Where required (e.g., Cape Coral, Fort Myers Beach, Collier County unincorporated), complete registration and display ID numbers in ads.
- Minimum stay rules:
- Sanibel: assume 28-night minimum unless a condo/building expressly allows shorter stays.
- Naples: plan for ~30-day minimum in most residential zones.
- Marco Island: many areas allow weekly rentals; verify by address.
- Good-neighbor standards: Noise, parking, trash day, and max occupancy are actively enforced in beach towns (e.g., Fort Myers Beach) and cities with registration schemes.

Common Pitfalls (and How to Avoid Them)


- Assuming “Florida is wide open.” State law blocks outright bans, but local rules on duration/registration still bite—Sanibel and Naples remain the strict outliers on minimum stays.
- Skipping registration/taxes. Cape Coral and Collier County are stepping up fee programs and enforcement—missing paperwork risks fines and delisting.
- Ignoring HOA/condo bylaws. Many buildings impose tighter rules than the city/county. Always get the condo docs/house rules before accepting bookings.
- Advertising the wrong minimum. Platforms scrape your listing; if your zone requires 28 or 30 nights, set the calendar accordingly to avoid citations.

2026 Outlook: What Could Change


- State preemption tweaks: The 2024 veto kept local frameworks intact. Absent new legislation, expect continued local enforcement rather than a single statewide playbook. The Florida Senate
- Insurance & nuisance enforcement: Coastal towns (FMB, Sanibel, Marco) will likely keep leaning on good-neighbor rules, life-safety, and registration to manage density and storm-season risks.

Quick Reference by Jurisdiction


- Sanibel: ~28-night min (most homes/condos). Strict legacy rules. Municode Library
- Naples (city): ~30-day min in most residential districts; transient lodging confined to specific zones/approvals.
- Marco Island: Weekly common; confirm by address/zone; registration and code compliance.
- Fort Myers Beach: Town registration + Good Neighbor rules; many zones support 7-night stays—confirm by parcel. Real Estate Network AgentsGather+1
- Cape Coral: City registration + business tax receipt; enforcement on occupancy/parking/noise.
- Collier County (unincorporated): County Vacation Rental Registration + safety/parking standards.
- Lee/Charlotte (unincorporated): State DBPR license (if applicable) + county tourist tax, local nuisance codes.
Disclamer
- This summary is informational, not legal advice. Always confirm address-specific rules (zoning map + condo/HOA documents) and keep screenshots/PDFs in your compliance file.
- If you operate across multiple jurisdictions, standardize: registration numbers in all ads, quiet hours in house rules, parking mapped in the welcome book, and occupancy tied to bedrooms and driveway capacity. https://agentsgather.com/short-term-rental-rules-in-southwest-florida-2026/

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