Thinking about offsetting your Orlando mortgage with a little home sharing? The rules here are clear, but they are different from many Florida cities. When you understand what is allowed, how to register, and which taxes apply, you can host with confidence and avoid fines. This guide walks you through the essentials so you can decide if hosting fits your plans. Let’s dive in.
What counts as home sharing
Orlando separates short stays into two buckets. A Home Share is a hosted rental where you live on site and remain present during the stay. Renting the entire unit is a Commercial Dwelling Unit and follows different zoning rules.
You can operate a Home Share in residential areas if you follow the city’s limits on presence, occupancy, and advertising. Whole-home rentals are limited to specific nonresidential or mixed-use zones, and you must confirm zoning before you apply. The city explains both pathways on its Home Sharing pages, including what qualifies and where uses are allowed. See the city’s overview of Home Sharing Registration and the application guidance to apply for Home Sharing.
Home Share essentials
- Stays are under 30 days.
- You must live on site and be present while hosting.
- Only one booking at a time.
- You can use no more than 50 percent of the home’s bedrooms for guests.
- Occupancy is limited to no more than four unrelated people per booking, or two people per room, whichever is less.
- Your online listing must show proof of registration and match your approved bedrooms and occupancy.
- If you are in a mandatory HOA, you must include an HOA approval letter with your application.
Whole-home rentals and zoning
If you plan to rent the entire dwelling, it is treated as a Commercial Dwelling Unit. This use is not allowed in typical single-family residential zoning. It is limited to certain zoning districts and may need planning approvals. Start by confirming your parcel’s zoning through the city’s application guidance to apply for Home Sharing.
How to register in Orlando
Registration is required before you host. The process is online and includes an inspection.
- Confirm zoning and allowable use through the city’s Zoning resources.
- Gather two proofs of primary residency, or owner permission if you are a tenant.
- Obtain an HOA approval letter if your property is in a mandatory HOA.
- Verify bedroom count using Orange County Property Appraiser records.
- Complete the application, pay fees, pass the interior inspection, then post your registration proof on listings.
Fees are typically an initial $275, then an annual renewal of $100 for owner occupied or $125 for non owner occupied. Permits last one year and renewals include an annual inspection. Details are in the city’s guidance to apply for Home Sharing.
Taxes you must collect
Short-term stays are taxable in Florida. The state imposes sales tax on transient rentals, generally 6 percent, and that can include certain fees when taxable. See the Florida statute on transient rentals at Florida Statutes §212.03.
Orange County also levies a Tourist Development Tax that applies to short-term rentals within the county. Learn about local bed tax on the county’s Tourist Development Tax page. You may also need a Local Business Tax Receipt depending on your location and setup. Check requirements with the Orange County Tax Collector’s business taxes.
Do platforms collect for you? Sometimes. Airbnb and similar platforms collect and remit some taxes in many places, but coverage varies by county and tax type. You remain responsible for correct registration and remittance. Review platform specifics in Airbnb’s guide to occupancy tax collection in Florida and confirm what applies to your property.
Safety, insurance, and HOA rules
The city will schedule an interior inspection as part of registration and again at renewal. Inspectors check common safety items such as smoke detectors, carbon monoxide detectors where needed, safe exits, and basic fire safety.
Standard homeowner policies often exclude short-term rental activity. Contact your insurer about coverage and consider short-term rental endorsements or policies. For an overview of common Florida insurance issues for hosts, see this primer on short-term vacation rental insurance considerations. If you are in a condo or HOA, review your governing documents. Orlando requires an HOA approval letter for properties in mandatory HOAs.
Enforcement and how to stay compliant
City of Orlando Code Enforcement handles complaints and violations. Common issues include operating a whole-home rental under Home Share rules, advertising more bedrooms or guests than allowed, hosting without registration, or failing the inspection. The city can issue fines and suspend or revoke permits. Check the city’s Home Sharing Registration page for responsibilities and complaint procedures.
Statewide rule updates
Florida considered a statewide vacation rental framework in 2024, but it did not become law. The governor vetoed CS SB 280 on June 27, 2024, which leaves local rules like Orlando’s in full effect for now. See the governor’s veto announcement and the bill history on the Florida Senate site. Because the legislature may revisit this topic, recheck for updates before making long-term hosting plans.
Quick Orlando host checklist
- Decide your path: Home Share with you on site, or confirm zoning for a Commercial Dwelling Unit.
- Review city rules on occupancy, bedrooms, and one booking at a time.
- Complete the city registration, pay fees, and pass the interior inspection.
- Post your registration proof on every listing and match the approved occupancy.
- Register for taxes with Florida DOR and Orange County, and verify whether your platform collects all applicable taxes.
- Secure proper insurance and verify lender and HOA or condo rules.
- Keep records and calendar controls to avoid overlapping bookings.
Ready to align your real estate goals with Orlando’s home-sharing rules? Whether you are buying a host-friendly property or evaluating your current home, the Arrival Team is here to help you plan with confidence.
FAQs
Can I rent my entire Orlando home on Airbnb if I live in a residential neighborhood?
- Not under the Home Share program. Whole-home rentals are Commercial Dwelling Units and are limited to specific zoning districts, so confirm your zoning and approvals first.
Do I have to include my city registration on my listing?
- Yes. Orlando requires you to include proof of registration in any online advertising, and your listing must match your approved bedroom and occupancy limits.
What taxes apply to short-term rentals in Orlando and Orange County?
- Florida sales tax on transient rentals generally applies, and Orange County’s Tourist Development Tax may also apply. You may also need a Local Business Tax Receipt depending on your setup.
If Airbnb collects taxes, do I still need to register with the state or county?
- Often yes. Platform collection varies, and you remain responsible for correct registration and remittance for any taxes the platform does not handle.
What are common compliance mistakes that lead to fines?
- Renting the whole home under Home Share rules, hosting multiple bookings at once, exceeding bedroom or occupancy limits, incorrect advertising, operating without registration, or violating HOA or condo rules.
