Airbnb & VRBO Performance in Grayton Beach Florida.

Short-Term Rental Regulations in Grayton Beach, Florida for 2024

Grayton Beach, located in Walton County, Florida, is subject to both state and county regulations for short-term rentals. Here are the key regulations:

State and County Licensing Requirements

• Florida DBPR License: Obtain a Vacation Rental Dwelling License from the Florida Department of Business and Professional Regulation (DBPR) if the entire unit is rented more than three times a year for periods of less than 30 days or if it is advertised as such.

Walton County Short-Term Vacation Rental Certificate

• Certificate Application: Submit a completed application form to the Walton County Planning and Development Services Department.
• Required Documents: Include proof of a current Florida DBPR Vacation Rental Dwelling License, a sketch of the property showing building layout, bedrooms, bathrooms, and exits, and a parking plan indicating the required number of off-street parking spaces.

Occupancy Limits

• Maximum Occupancy: One person per 150 square feet of heated or cooled living area, or a lower agreed-upon maximum occupancy established during the certificate process.

Parking Requirements

• Parking Spaces: New units must develop parking spaces at a rate of one space per 900 sqft of heated and cooled space. Existing units must adhere to the number of parking spaces currently available onsite, with the option to limit occupancy based on available parking or increase parking through the permitting process.

Local Responsible Party

• Designation: Designate a local responsible party who can quickly respond to any issues.

Noise Ordinance

• Noise Restrictions: Comply with Walton County's Noise Ordinance (Article 5), with potential civil infraction fines up to $500.00 and/or potential criminal offense violation between the hours of 10:00 p.m and 6:00 a.m..

Emergency Contact Information

• Emergency Contact: Display a sign with the name, address, and 24-hour emergency contact phone number of the short-term vacation rental locally available responsible party or the County’s short term vacation rental hotline number.

Additional Requirements

• Trash and Recycling: Provide information on the days of trash pickup and recycling, and ensure all trash is kept in provided containers.
• Beach Safety and Turtle Nesting: Include information on beach safety, specifically the flag notification system, and any sea turtle nesting season restrictions if applicable.
• Evacuation Notice: Provide an evacuation notice that all occupants must leave when directed by state, county, or local authorities.

Compliance and Enforcement

• Active Enforcement: Walton County actively monitors and enforces short-term rental regulations, with fines of $250-500 per day for noncompliance.
• Local Government Powers: Local governments can suspend vacation rental registrations for up to 30 days following three or more violations of local ordinances within a 90-day period, with potential longer suspensions for subsequent violations.

Community-Specific Rules

• Neighborhood Restrictions: Some communities within Grayton Beach, such as Seaside and WaterColor, may have additional restrictions or approval processes layered on top of the state and county requirements.

Top Neighborhoods Generating Airbnb Revenue in Grayton Beach, Florida

1. Santa Rosa Beach

• Appeal: Santa Rosa Beach is a highly sought-after area due to its proximity to the pristine beaches of South Walton, including the famous Scenic 30A. Guests love the eclectic, comfortable, and convenient condos and homes here, many of which are centrally located near popular spots like Seaside, Watercolor, Alys Beach, and Rosemary Beach. Amenities such as on-site bike rentals, restaurants, ice cream shops, coffee shops, and community events make it an ideal destination.

2. Grayton Beach Downtown

• Appeal: The downtown area of Grayton Beach is charming and old-Florida style, attracting guests with its unique character. Condos here are often located above local staples like The Zoo Gallery and across from the legendary Red Bar, providing easy access to dining, shopping, and entertainment. The central location on Scenic 30A adds to its appeal.

3. Seagrove

• Appeal: Seagrove is known for its luxurious and family-friendly homes, many of which offer direct beach access or are within a short walk to the beach. Guests appreciate the community amenities such as pools, beach drop-off areas, and the availability of beach chairs, towels, and coolers. The neighborhood's proximity to Scenic 30A and its restaurants makes it a favorite among travelers.

4. Miramar Beach

• Appeal: Miramar Beach offers a mix of modern studios and condos that are just steps away from the beach. Guests enjoy the stylish furnishings, fully equipped kitchens, and modern comforts. The area is also known for its family-friendly activities and is a foodie's dream destination with numerous dining options nearby.

5. Gulf Place

• Appeal: Gulf Place is a popular neighborhood due to its heated pools, spas, and stunning Gulf views. It features on-site amenities like bike rentals, restaurants, an ice cream shop, coffee shop, pharmacy, boutique shops, a Pilates studio, and a day spa. The neighborhood's events and festivals add to its charm, making it a highly desirable location for guests.

These neighborhoods are highly appealing due to their excellent locations, cleanliness, and a wide range of amenities that cater to various preferences, from families to couples and solo travelers.

Creating an Inviting Airbnb in Grayton Beach, Florida: Design and Furnishing Tips

Embrace Coastal Chic Vibes

• Use a light, airy color palette with hues of blue, sand, and white to evoke the serenity of Grayton Beach’s shoreline.
• Incorporate nautical touches like rope accents and driftwood décor for an authentic coastal feel.

Focus on Comfort and Functionality

• Ensure the space remains uncluttered and easy to clean. Opt for high-quality, coordinating, and functional pieces.
• Invest in modern, stylish furnishings that create a welcoming atmosphere. High-quality bedding, comfortable seating, and integrated technology can elevate the overall comfort for guests.

Highlight Local Aesthetics

• Incorporate elements that reflect the area’s natural beauty, such as natural wood finishes and shabby chic or rustic furniture styles.
• Add local art and cultural elements to enhance the property’s appeal and give guests a sense of the local culture.

Utilize Outdoor Living Spaces

• Create inviting outdoor spaces like patios, balconies, or gardens that allow guests to enjoy the pleasant Florida weather.
• Paint outdoor spaces in soft tones to blend seamlessly with the indoor coastal theme.

Provide Desirable Amenities

• Include amenities such as private pools, easy beach access, golf carts, and spacious accommodations for larger groups to attract more bookings.
• Offer recreational options like bicycles, game rooms, or beach chairs and towels to enhance the vacation experience.

Maintain a Simple yet Stylish Design

• Use simple lines and vibrant statement pieces to keep the space stylish yet uncluttered.
• Incorporate textures reminiscent of the outdoors, such as natural fibers and organic materials, to bring the beach inside.

Ensure Convenient and Accessible Location

• Choose properties in highly sought-after neighborhoods like WaterColor, Seaside, and Grayton Beach for prime beach access and community amenities.
• Ensure the property is centrally located to local dining, shopping, and attractions to enhance guest convenience.

Discovering Grayton Beach, Florida: Local Attractions and Insider Tips

Local Attractions

Beach and State Park

• Grayton Beach: Renowned for its stunning sugar-white sand and clear emerald waters. Perfect for swimming, building sandcastles, or simply relaxing.
• Grayton Beach State Park: A 2,000-acre natural wonderland with hiking and biking trails, wildlife viewing, and a coastal dune lake. Enjoy kayaking, paddleboarding, or fishing on Western Lake.

Dining and Nightlife

• The Red Bar: A funky restaurant, bar, and live-music venue known for its great food and eclectic décor. Features a menu with pasta, crab cakes, and fresh seafood.
• Grayton Seafood Co.: A favorite for brunch and dinner, offering fresh seafood with a Gulf view.
• Chiringo: Another local favorite for seafood and Gulf views.
• Black Bear Bread Co. and Crackings: Great spots for breakfast.

Art and Shopping

• Grayton Art District: Includes Mystic Porte and the Shops of Grayton on Logan Lane. Features the Grayton Artist Collective with unique art pieces, jewelry, and clothing.
• Zoo Gallery: A place to pick up locally made art.
• The Shard Shop and Rock, Paper, Scissors: Offer interactive art experiences for the whole family.

Outdoor Activities

• Timpoochee Trail: A 19-mile bike path that winds through picturesque 30A communities.
• Charter Fishing: Launch directly from the beach and reel in fresh fish.
• Fishing and Crabbing: Enjoy these activities at Grayton Beach State Park’s pier.

Insider Tips

Getting Around

• Highway 30A: A scenic route that connects various coastal towns, including Seaside, Rosemary Beach, and Alys Beach. Ideal for exploring the area.

Local Culture

• Grayt Wall of Art: A quirky fence turned into a work of art by local artists. A must-see in “downtown” Grayton.
• Backyard Concerts at Tribe Kelley: Catch live music in a unique setting.

Planning Your Visit

• Park Capacity: Be aware that Grayton Beach State Park frequently reaches capacity and may temporarily close during high visitation. Campers with reservations will be admitted, but day visitors may not be allowed to enter until the park reopens.
• Sunset Viewing: Pack a picnic or grab a beachfront dinner reservation to witness the breathtaking sunset over the Gulf of Mexico.

Historical Insights

• The Wash-A-Way: The only original building in the village, a two-story home that survived the hurricane of 1926. Located at the end of County Road 283.

By sharing these attractions and tips, your guests will be well-equipped to enjoy the full charm and beauty of Grayton Beach, Florida.

Practical Tips to Run a Successful Short Term Rental Business in Grayton Beach, Florida

To ensure a smooth and compliant short-term rental business in Grayton Beach, Florida, several key practices are essential. First, it is crucial to inform guests about the local noise regulations, specifically highlighting the quiet hours between 10:00 p.m. and 6:00 a.m. as mandated by Walton County's Noise Ordinance, to avoid potential fines and civil infractions.

Creating both digital and physical house manuals is vital for guest convenience. These manuals should include detailed instructions on using appliances, Wi-Fi passwords, and other essential information to enhance the guest experience.

Implementing a simplified check-in process using smart locks can reduce the need for physical key exchanges and make arrival more seamless for guests. Additionally, providing clear parking instructions accompanied by photos can help manage the number of vehicles on site, adhering to the county's parking requirements and avoiding any potential issues.

By adhering to these practices, you can ensure compliance with local regulations, improve guest satisfaction, and maintain a well-organized and efficient short-term rental operation.

Here is a brief list of house cleaning providers in Grayton Beach, Florida, and the surrounding area:

House Cleaning Services

Local Luxury Clean

• Offers professional commercial and residential house cleaning services in Grayton Beach, FL.
• Provides a full range of cleaning services, including vacuuming, disinfecting, and customized cleaning plans.
• Bonded and insured, with a 100% satisfaction guarantee and flexible scheduling.

30A Cleaning Services

• Serves the 30A area, including Grayton Beach, Santa Rosa Beach, and other nearby locations.
• Offers daily, weekly, biweekly, monthly, move-in/move-out, and post-construction cleaning services.
• Licensed, insured, and bonded with a focus on customer satisfaction.

Additional Resources

For more options, you can also refer to the listings on Care.com and Angie's List, which include various house cleaning services in the Santa Rosa Beach area, which may also serve Grayton Beach.

Short-Term Rental Management Fees in Grayton Beach, Florida: A Comprehensive Overview

In Grayton Beach, Florida, short-term rental management fees can vary significantly, typically ranging from 10% to 30% of the rental revenue, depending on the level of service provided. Full-service management companies, such as Live the Gulf Coast, 30A Escapes, and 30A Vacay, often charge higher fees (usually between 20% to 30%) for comprehensive services that include guest communication, marketing, and maintenance. These companies ensure high-quality care and maintenance of the property, which can maximize the owner's net income and maintain the property's value.

On the other hand, basic services or companies with more streamlined operations might charge lower fees, around 10% to 15%, but may not include all the additional services like marketing, guest supplies, and extensive maintenance plans.

Additionally, property owners should be aware of potential extra fees for services such as cleaning, repairs, and design, which can add to the overall cost of managing their rental property. Understanding these fee structures is crucial for property owners to make informed decisions and optimize their rental income.