Airbnb & VRBO Performance in Rosemary Beach Florida.

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

State and County Requirements

• Florida DBPR Vacation Rental Dwelling License: Obtain a license from the Florida Department of Business and Professional Regulation (DBPR), which involves submitting an application, paying associated fees, and passing a safety inspection.

• Walton County Short-Term Vacation Rental Certificate: Obtain a certificate from the Walton County Planning and Development Services Department. This requires a completed application, proof of the DBPR license, a sketch of the property, a parking plan, designation of a local responsible party, and proof of registration with the Walton County Tax Collector to collect and remit tourist development taxes.

Local and HOA Regulations

• Rosemary Beach HOA Approval: Gain written approval from the Rosemary Beach Homeowners Association (HOA) before offering the property as a short-term rental.

• Minimum Rental Period: There is a minimum rental period of one week, which can impact occupancy rates and revenue.

• Maximum Occupancy: The maximum occupancy is 2 people per bedroom plus 2 extra people in a common area, or one person per 150 square feet of heated/cooled living area, whichever is lower.

• Private Beach Access: Access to the community's private beach is tightly controlled, with guests needing keycards or access codes. Public beach access cannot be advertised.

Compliance and Enforcement

• Safety and Sanitation Standards: Ensure the property meets basic safety and sanitation standards as part of the DBPR license and Walton County certificate requirements.

• Noise Ordinance: Comply with Walton County's Noise Ordinance (Article 5), with potential fines up to $500 for violations between 10:00 p.m. and 6:00 a.m..

• Parking and Trash Requirements: Provide the required number of off-street parking spaces and ensure all trash is kept in provided containers. Post information on trash pickup days and recycling.

• Emergency Contact Information: Display a sign with the name, emergency contact phone number, and the Short-Term Vacation Rental Certificate Number. The sign must be legible from the public right-of-way.

Additional Requirements

• Local Responsible Party: Designate a local responsible party who can respond to issues within one hour and monitor the property at least once weekly to ensure compliance.

• Tourist Development Tax: Collect and remit the 5% Tourist Development Tax to the county.

• Sea Turtle Nesting Season Restrictions: If applicable, post notices regarding sea turtle nesting season restrictions and sea turtle lighting usage.

• Beach Safety Information: Provide information on beach safety, including the flag notification system and penalties for violations.

Title: High-Revenue Neighborhoods for Airbnb in Rosemary Beach, Florida: Why They Appeal to Guests

Neighborhoods Generating the Most Airbnb Revenue in Rosemary Beach

While specific neighborhood names within Rosemary Beach are not explicitly listed in the sources, here are some key areas and characteristics that contribute to the high revenue and appeal of Airbnb properties in the region:

1. Rosemary Beach Proper

• Appeal: Known for its charming cobblestone streets, distinctive architecture, and unparalleled coastal beauty. Guests are drawn to the luxury and laid-back beach life.
• Revenue: High average daily rates (ADR) of around $660.9, peaking at $732 in June, and an average annual revenue of $153.2K per listing.

2. Old Seacrest Beach

• Appeal: This area is famous for its scenic highway 30A and offers spacious entertainment and lounging areas, outdoor patios, and private pools, making it ideal for large groups and families.
• Revenue: Properties here can generate significant revenue due to their luxury amenities and prime location.

3. Seacrest Beach

• Appeal: Part of the larger 30A community, Seacrest Beach offers a serene getaway with easy access to amenities and activities. The area is popular for its family-friendly environment and beautiful beaches.
• Revenue: High demand during peak summer months, with occupancy rates peaking at 89% in July, contributes to substantial revenue for Airbnb hosts.

4. Santa Rosa Beach (including surrounding areas)

• Appeal: While not exclusively within Rosemary Beach, Santa Rosa Beach is a broader area that includes Rosemary Beach and is known for its golf courses, family-friendly activities, and mouth-watering cuisine.
• Revenue: The area benefits from a high ADR and strong occupancy rates, making it lucrative for Airbnb investments.

Why These Neighborhoods Are Appealing to Guests

• Luxury and Unique Experience: Guests are willing to pay premium rates for the unique blend of luxury and laid-back beach life that Rosemary Beach and its surrounding areas offer.
• Family-Friendly Activities: The region is rich in family-friendly activities, charming architecture, and beautiful beaches, making it a magnet for families and couples alike.
• High Demand During Peak Seasons: The summer months, particularly July, see a significant spike in demand, leading to high occupancy rates and peak monthly revenues.
• Exclusive and Serene Getaway: The small population and exclusive nature of Rosemary Beach enhance its appeal as a serene and luxurious getaway destination.
• Strategic Location: Properties along scenic highway 30A and in areas like Old Seacrest Beach benefit from their prime locations, which attract high-paying guests.

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

Embrace the Coastal and New Urbanism Style

• Reflect Local Architecture: Incorporate elements reminiscent of the West Indies, Charleston, St. Augustine, and the Caribbean, which are characteristic of Rosemary Beach's architectural style. Use materials like wood siding, cedar shingles, or stucco, and consider metal or shingle shake roofing aesthetics in your design choices.

Use Natural and Subtle Color Palettes

• Neutral Base with Vibrant Accents: Focus on a neutral color palette with about 50% of the pieces being neutral, and add vibrant statement pieces to bring in the coastal feel. Soft, natural tones such as blues, pinks, and whites can evoke the beachy atmosphere.

Incorporate Textures and Outdoorsy Elements

• Bring the Outdoors In: Use textures that remind guests of the outdoors, such as natural fibers, woven baskets, and nautical elements. This helps create a seamless transition between indoor and outdoor spaces.

Ensure Functionality and Comfort

• Choose High-Quality, Functional Pieces: Select furniture that is both comfortable and functional. For example, use a sleeper sofa to maximize space in smaller units. Ensure all pieces are easy to clean and maintain.

Maintain an Uncluttered Space

• Less is More: Keep the space uncluttered to enhance the sense of relaxation and vacation. Pick a handful of high-quality, coordinating pieces that serve multiple purposes.

Utilize Local and Natural Materials

• Authentic Materials: Use authentic and time-tested construction materials and techniques that relate to the beach-side environment. This includes wood, natural stone, and other materials that blend with the coastal setting.

Enhance with Outdoor Spaces

• Optimize Outdoor Areas: If your rental has a balcony, patio, or courtyard, make sure to furnish these areas with comfortable outdoor furniture. Add elements like fountains, gardens, or outdoor lighting to create inviting outdoor rooms.

Respect Community Regulations

• Comply with HOA and Local Rules: Ensure that your design and furnishings comply with the Rosemary Beach Homeowners Association (HOA) rules and local regulations. This includes adhering to occupancy limits, noise restrictions, and safety standards.

Add Local Touches and Amenities

• Local Amenities: Provide amenities that cater to the local experience, such as bikes, paddleboards, beach umbrellas, and chairs. These additions can enhance the guest experience and make the space feel more welcoming and vacation-ready.

Local Attractions and Insider Tips for Rosemary Beach, Florida

Local Attractions

Beach and Water Activities

• Beach Access: Enjoy the warm waters and sandy beaches of Rosemary Beach, accessible only to residents and guests with a code or wristband.
• Water Sports: Rent kayaks, paddleboards, or book fishing charters, dolphin tours, or sunset cruises.
• Beach Bonfires: Organize a beach bonfire through the community for a magical evening under the stars.

Pools and Parks

• Four Community Pools: Choose from the Coquina Pool, Barbados Pool, Sky Pool, and Cabana Pool, each offering unique amenities.
• Eastern Green and St. Augustine Green: Beautiful lawn areas perfect for picnics, playing football, or other outdoor activities.

Shopping and Dining

• 30A Farmers Market: Shop for fresh produce, gourmet cheeses, artisan bread, and local handmade items every Sunday.
• Unique Shopping Experiences: Explore independent merchants offering charming toys, elegant accessories, and fashionable jewelry.
• Dining: Enjoy a range of restaurants from casual to fine dining, including Pescado Seafood Grill & Rooftop Bar.

Fitness and Recreation

• Fitness Center and Racquet Club: Access the fitness center and professional Racquet Club, with some rentals covering the costs.
• Bike Rentals: Rent bicycles and explore Scenic 30A or the local trails.
• Tennis and Golf: Play tennis at the Rosemary Beach Racquet Club or golf at nearby perfectly kept courses.

Seasonal Events

• Summer Concert Series: Enjoy weekly concerts during the spring and summer months.
• Holiday Celebrations: Participate in Easter celebrations, July 4th events, Oktoberfest, Halloween bash, and Thanksgiving fun runs.
• Rosemary Beach Uncorked: Experience the food and wine festival during the fall season.

Insider Tips

Getting Around

• Biking: Use biking as the main form of transportation around the beach area to fully enjoy the scenic views.

Dining Reservations

• Reservations Recommended: Especially for dinner and weekend brunch at popular spots like Pescado Seafood Grill & Rooftop Bar.

Market Visits

• Arrive Early at 30A Farmers Market: For the best selection of produce, especially during peak season.

Community Activities

• Sandcastle-Building Classes: Schedule classes for kids or enjoy the splash pad and other family-friendly activities.
• Weekly Concerts and Events: Check the community calendar for weekly concerts and other seasonal events.

Exploring Beyond Rosemary Beach

• Nearby State Parks: Visit Deer Lake State Park, Eden Gardens State Park, and Topsail Hill Preserve State Park for hiking and wildlife exploration.
• Other Beach Communities: Explore Seaside, Watercolor, and Grayton Beach for additional dining, shopping, and live music experiences.

By providing these local attractions and insider tips, your guests can fully immerse themselves in the unique charm and activities that Rosemary Beach has to offer.

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

To ensure a smooth and compliant short-term rental business in Rosemary Beach, Florida, several practical tips can be implemented. First, it is crucial to inform guests about the noise regulations, particularly the quiet hours between 10:00 p.m. and 6:00 a.m., as specified by Walton County's Noise Ordinance. This can be done through a clear notice in both the digital and physical house manual.

Creating a comprehensive house manual is essential. This should include detailed instructions on how to use appliances, Wi-Fi passwords, and other important information about the property. The manual should be both digital, accessible via a welcome email or a guest app, and physical, placed prominently in the rental unit.

A simplified check-in process can enhance the guest experience. Utilizing smart locks eliminates the need for physical key exchanges and provides guests with immediate access upon arrival. Additionally, providing detailed parking instructions with photos can help avoid confusion and ensure that guests park in the designated areas, adhering to the maximum on-site parking rules set by Walton County.

By adhering to these tips, you can ensure compliance with local regulations, improve guest satisfaction, and maintain a successful short-term rental business in Rosemary Beach.

Here is a brief list of house cleaning providers in Rosemary Beach, Florida:

House Cleaning Providers

30A Dunes Property Services

• Provides professional cleaning for vacation rentals and private homes, including areas like Rosemary Beach.

Local Luxury Clean

• Offers expert commercial and residential house cleaning services, with a focus on detailed cleaning and disinfecting. They serve Rosemary Beach and other 30A communities.

30A Shines Cleaning

• Provides competitive pricing on vacation and residential cleaning services, serving areas including Rosemary Beach.

30A Clean Planet

• Offers various cleaning services such as daily, weekly, biweekly, and monthly cleanings, as well as move-out and move-in cleaning. They serve Rosemary Beach and other nearby areas.

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

In Rosemary 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 Rosemary Beach Cottage Rental Company and Beach Luxury Vacations, offer a wide array of services including guest communication, marketing, and maintenance, which generally fall on the higher end of this range, often between 20% to 30%.

Basic service packages, which may include only the essential administrative tasks, can be less expensive, potentially starting at around 10% to 15%. Additionally, property owners may incur extra fees for services like cleaning, repairs, and design, which can further impact the overall cost. The fees also include various taxes and local charges, such as the 1% Rosemary Beach Town Center fee, Florida sales tax, and the Walton County Tourist Development Tax.