Airbnb & VRBO Performance in Saint Aug Beach Florida.

Short-Term Rental Regulations in St. Augustine Beach and St. Johns County, Florida for 2024

While the specific regulations for St. Augustine Beach are not detailed in the sources, the regulations for St. Johns County, which include unincorporated areas and the city of St. Augustine, are relevant and can be applied in a similar context. Here are the key regulations:

Registration and Licensing

• Short-term rental operators must register each unit or portion thereof with the county or city.
• Registration includes providing a sample rental/lease agreement, maximum occupancy, maximum number of vehicles allowed, and contact information for the owner, property manager, and a secondary contact person.
• A Local Business Tax Receipt from St. Johns County Tax Collector and a Florida Department of Business and Professional Regulation License as a Transient Public Lodging Establishment are required.
• A Florida Department of Revenue Certificate of Sales and Use Tax is also necessary.

Health, Safety, and Zoning

• Properties must comply with basic health, safety, parking, and solid waste requirements.
• Life Safety Inspections are required at the time of registration and annually thereafter, conducted by the St. Augustine Fire Department for properties within the city.
• Properties must adhere to zoning regulations; for example, in RS-1 & RS-2 Zoning, rentals are permitted for periods of one week or longer, while in HP-1 Zoning, rentals are allowed for monthly or greater periods.

Occupancy and Parking

• Maximum occupancy is limited; in St. Johns County, it is 10 guests at a time (phased in over three years for existing rentals), while in St. Augustine, it is 12 individuals (two persons per bedroom plus two children under 18).
• Each rental unit must have at least one parking space per bedroom on-site, or alternative off-site arrangements with special approvals.

Noise and Community Harmony

• Specific noise regulations are in place to ensure community harmony; disturbances can be reported through a dedicated helpline.

Tax Compliance

• Hosts must collect the county’s Tourist Development Tax from guests and file regular tax returns with the county. They are also responsible for collecting and remitting state taxes, although Airbnb and Vrbo may handle state lodging taxes.

Fees and Renewals

• Registration fees are tiered based on the number of bedrooms; for example, in St. Augustine, the base rate is $294.48 plus $73.81 per rental bedroom.
• Late renewal fees and re-inspection fees apply if the deadlines are not met or if the property does not pass inspections.

Compliance and Enforcement

• Operators who break the rules will first receive a warning, followed by citations and fines for further violations.
• Annual inspections are required to ensure compliance with life safety, zoning, and property maintenance standards.

These regulations aim to balance the needs of short-term rental operators with the concerns of local residents and ensure safe, compliant, and harmonious short-term vacation rentals.

Top Neighborhoods Generating Airbnb Revenue in St. Augustine Beach, Florida

1. Vilano Beach

• Appeal: Vilano Beach is highly appealing due to its direct beach access, tranquil and quiet stretches of beautiful sand, and proximity to downtown St. Augustine. Rentals like the "Direct Beachfront Oceanfront~Incredible Views!" and "Vilano Townhome || Steps Away From the Beach!" are favorites among guests for their gourmet kitchens, high-speed internet, and private, fenced backyards.

2. St. Augustine Beach (Anastasia Island)

• Appeal: Located in the heart of St. Augustine Beach, this area offers newly renovated units, steps from the beach and amenities like pools, hot tubs, and tennis courts. Rentals such as "Newly renovated Steps to BEACH & POOL!" and "Modern & Comfy Beach Gem: Pool ~ Ocean Views ~ Pkg" are popular for their convenient location and family-friendly amenities.

3. Crescent Beach

• Appeal: Crescent Beach is known for its stunning sunrises and sunsets, and rentals like "Beach Life in Oceanview Condo" offer a short walk to the beach, heated pools, and outdoor barbecue facilities. The area's proximity to downtown St. Augustine and its quiet, family-friendly environment make it highly attractive to guests.

4. Historic District (with Beach Access)

• Appeal: While not directly on the beach, the Historic District offers a unique blend of historical charm and easy access to beaches. Rentals such as "The Rohde House, The Rohde Guest House" and "C5 Perfect location in city center, patio, beaches" are favored for their proximity to nightlife, public transport, and historical attractions, with a short drive or Uber ride to the beach.

5. Sea Place and Turtle Trace

• Appeal: These communities are situated near shops, restaurants, and historic St. Augustine, offering oceanfront condos with amenities like pools, tennis courts, and private beach access. Rentals such as "Ocean Front Condo only Steps to the Beach" and "Modern & Comfy Beach Gem: Pool ~ Ocean Views ~ Pkg" are highly rated for their resort-style living and convenient location.

Crafting an Inviting Airbnb in Saint Augustine Beach, Florida: Design and Furnishing Tips

Understand the Local Appeal

• Saint Augustine's historic charm and coastal beauty should be reflected in your design. Incorporate elements that highlight the city's Spanish colonial architecture and its seaside allure.

Choose Stylish and Functional Furniture

• Opt for comfortable and modern furniture that also respects the local aesthetic. Consider coastal and beach-inspired decor featuring soft blues, whites, and natural materials.

Invest in Quality Amenities

• Upgrade your property with quality mattresses, contemporary furniture, and inviting living spaces. Amenities such as hot tubs, BBQ facilities, and game rooms can significantly enhance the guest experience.

Incorporate Local Decor

• Use vintage and antique furnishings to highlight the area's historic character. An eclectic mix of modern and vintage styles can create a unique and inviting atmosphere.

Utilize Outdoor Spaces

• Properties with outdoor spaces like private pools, expansive decks, or direct beach access are highly desirable. Add features like fire pits, shuffleboard courts, and picnic areas to enhance guest enjoyment.

Cater to Diverse Guests

• Ensure your property is pet-friendly and can accommodate larger groups with multiple bedrooms. This makes it ideal for family gatherings or group vacations.

Pay Attention to Details

• Provide fully equipped kitchens, high-speed WiFi, and modern entertainment options like smart TVs and streaming services. Small touches such as beach chairs, umbrellas, and beach carts can also make a big difference.

Maintain Cleanliness and Comfort

• Ensure the property is immaculately maintained and clean. Comfortable beds, luxury linens, and well-appointed bathrooms are crucial for high guest satisfaction ratings.

Reflect the Seasonal Spirit

• For seasonal events like the Nights of Lights festival, decorate your property accordingly to enhance the festive atmosphere and attract more guests during holiday seasons.

Discovering St. Augustine and Ponte Vedra Beach: Local Attractions and Insider Tips

Must-Visit Attractions

Historic Sites

• Castillo de San Marcos: A 17th-century Spanish fort with stunning views of the Matanzas Bay.
• Fountain of Youth Archaeological Park: Where Spanish explorer Ponce de Leon supposedly searched for the elusive Fountain of Youth.
• St. Augustine Lighthouse & Maritime Museum: Climb the 219 steps for panoramic views of the city and the ocean.

Museums

• Lightner Museum: Located in the former Hotel Alcazar, featuring an extensive collection of Gilded Age artifacts.
• Ripley's Believe It or Not Museum: A quirky museum filled with unusual and bizarre items.
• Villa Zorayda Museum: A historic house museum showcasing Moorish Revival architecture and an impressive collection of art and antiques.

Nature and Wildlife

• St. Augustine Alligator Farm Zoological Park: Home to alligators, crocodiles, and a variety of other animals.
• Marineland Dolphin Adventure: The world's first oceanarium, offering dolphin shows and interactive experiences.
• Anastasia Island State Park: A beautiful park with beaches, nature trails, and opportunities for kayaking and paddleboarding.

Unique Experiences

• Old Town Trolley Tours: A hop-on hop-off tour that covers many of St. Augustine's historic sites and attractions.
• Ghost Tours: Explore the city's haunted history with guided tours that reveal its paranormal side.
• St. Augustine Pirate & Treasure Museum: A museum dedicated to pirate history and treasure hunting.

Free Attractions

• St. George Street: A pedestrian-only street lined with shops, restaurants, and historic buildings.
• Beaches: Enjoy the white sandy shores of St. Augustine Beach and other nearby beaches.
• Fort Matanzas National Monument: Accessible by a free ferry, this fort offers a glimpse into the city's military history.
• Castillo de San Marcos Grounds: Have a picnic on the fort's green and enjoy the scenic views.

Insider Tips

Local Favorites

• San Sebastian Winery: Sample local wines and enjoy the scenic views of the vineyard.
• St. Augustine Distillery: Take a tour and taste some of the city's best craft spirits.
• Whetstone Chocolates: Indulge in handmade chocolates and take a tour of the chocolate-making process.

Hidden Gems

• Father Miguel O’Reilly House Museum: Learn about St. Augustine's Catholic heritage at this free museum.
• Project SWING Playground: A unique playground with wooden towers, a lighthouse, and a space shuttle, perfect for families.
• Vilano Bridge: Take a walk across the bridge for stunning views of the Matanzas Bay, especially at sunset.

Dining and Nightlife

• Meehan’s Irish Pub & Seafood House: Enjoy a pint of Guinness on the balcony overlooking the fort and the bay.
• Local Beachside Restaurants: Savor fresh seafood and local cuisine at one of the many beachside eateries.

Outdoor Activities

• Golfing: Ponte Vedra Beach is renowned for its championship golf courses.
• Fishing: Take advantage of the fishing pier at St. Augustine Beach or go on a fishing charter.
• Nature Trails and Preserves: Explore the Guana Tolomato Matanzas National Estuarine Research Reserve and other nature trails in the area.

By sharing these attractions and insider tips, you can help your guests make the most of their visit to St. Augustine and Ponte Vedra Beach.

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

To ensure a smooth and profitable short-term rental business in Saint Augustine Beach, Florida, several practical tips can make a significant difference.

Noise Regulations and Guest Communication

Inform your guests about the noise regulations in place to maintain community harmony. Saint Augustine has specific noise rules, so it is crucial to communicate quiet hours clearly in your listing and house manual to avoid any disturbances and potential complaints.

Comprehensive House Manual

Create both digital and physical house manuals that include essential instructions, such as Wi-Fi passwords, appliance usage, and emergency contact information. This manual should also outline the noise regulations and any other important house rules to ensure guests are well-informed and respectful of the property and neighborhood.

Simplified Check-in Process

Utilize smart locks to streamline the check-in process, eliminating the need for physical key exchanges. Provide guests with clear instructions on how to use the smart locks and ensure they have all necessary access codes before their arrival.

Parking Instructions

Include detailed parking instructions with photos in your house manual to help guests understand where and how to park their vehicles. Given the regulations that require at least one parking space per bedroom, make sure to highlight any specific parking arrangements or restrictions to avoid confusion.

By implementing these strategies, you can enhance guest satisfaction, reduce potential issues, and maintain a positive reputation for your short-term rental property in Saint Augustine Beach.

Here is a brief list of house cleaning providers in the Saint Augustine, Florida area, which includes Saint Augustine Beach:

House Cleaning Providers

eMaids

• Offers professional house cleaning, office cleaning, and vacation rental cleaning services.
• Certified, insured, and bonded maids with rigorous training and background checks.
• Competitive hourly rates and detailed cleaning sessions.
• 100% satisfaction guarantee.

Tina Maids

• Provides house cleaning services, including one-time cleanings, recurring cleanings, move-in/move-out cleaning, and post-construction cleaning.
• Fully bonded and insured, with background checks on all employees.
• Custom cleaning plans available.

The Cleaning Authority

• Specializes in detailed cleaning using an eco-friendly Detail-Clean Rotation System.
• Offers weekly cleanings, deep cleaning, move-in/move-out cleaning, and customized cleaning programs.
• Fully bonded and insured, with a customer satisfaction guarantee and environmentally responsible practices.

Molly Maid

• Provides customized cleaning plans with no contracts and a 24-hour warranty.
• Experienced cleaning professionals with a satisfaction guarantee backed by the Neighborly Done Right Promise®.
• Services include one-time and recurring cleanings tailored to your needs and budget.

Short-Term Rental Management Fees in Saint Augustine Beach, Florida

In Saint Augustine Beach, Florida, the fees for short-term rental management can vary significantly, typically ranging from 15% to 25% of the rental revenue, depending on the level of service provided. Full-service management companies, such as Grand Welcome St. Augustine and Summer, offer comprehensive services including guest communication, marketing, maintenance, and tax collection, which generally fall on the higher end of the fee spectrum, often around 20-25%.

Basic or partial management services, which may include only some of these functions, can be more cost-effective but require more involvement from the property owner. Additional fees may also apply for services such as cleaning, repairs, and professional design and furnishing of the rental property. These extra costs can include consumables fees, late renewal fees, and inspection fees, further impacting the overall expense.