If you're thinking about listing an Amelia Island property on Airbnb or VRBO, the regulatory picture matters more than the revenue projection. Operating a short-term rental in the wrong zoning district, or without the correct permit, or in a community where the HOA prohibits rentals is the kind of mistake that ends a rental business and can trigger fines or legal action. Getting the rules right up front is the difference between a sustainable rental operation and a regulatory problem.

This is the regulatory landscape as it stands for 2026. Rules change periodically, so verify current requirements with the City of Fernandina Beach or Nassau County before committing.

The first question: city or county?

Regulations differ meaningfully between incorporated Fernandina Beach and unincorporated Nassau County. The first step for any property owner considering short-term rental is confirming which jurisdiction the property sits in. Fernandina Beach city limits don't cover the entire island; large sections fall under unincorporated Nassau County rules.

The property's address tells you a lot, but boundary lines aren't always intuitive. Check the Nassau County Property Appraiser record or the Fernandina Beach GIS to confirm.

Fernandina Beach: the Resort Rental Dwelling Permit

Fernandina Beach regulates short-term rentals through the Resort Rental Dwelling (RRD) permit system. The framework governs rentals of 30 days or less and applies to single-family homes, duplexes, and certain other residential uses rented to transient guests.

Key elements of the RRD system (per the city's Resort Rentals page at fbfl.us/792/Resort-Rentals and the RRDP ordinance):

  • Permit required. An RRD permit must be issued before operating.
  • Zoning restrictions. Only properties zoned R-3 (High Density Residential) are currently eligible to apply. A limited grandfathering provision applies to properties that maintained a valid RRDP with no lapse longer than 180 days.
  • Compliance requirements. Permit applications involve safety inspections, documentation, and ongoing compliance requirements.
  • Annual cycle. RRD permits are valid for one year, running October 1 through September 30. Fees are currently $300 for a new permit and $200 for a renewal.
  • Application contact. The City of Fernandina Beach Community Development Department handles RRDP applications at 204 Ash Street; the Planning Department is reachable at (904) 310-3480 for zoning questions.

Operating without the permit, in a non-permitted zone, or outside permit conditions triggers enforcement action. The city has actively pursued identification of illegal short-term rentals in recent years, so the risk of non-compliance is real, not theoretical.

Unincorporated Nassau County

Properties outside Fernandina Beach city limits fall under Nassau County regulations, which are different from the city's framework. The county's rules have evolved over recent years alongside statewide changes to Florida's vacation rental laws.

Key considerations for unincorporated county properties:

  • Registration and compliance requirements may apply depending on current county ordinances
  • Safety inspections and insurance requirements can parallel or differ from city rules
  • Tax compliance (see below) applies regardless of jurisdiction
  • Neighbor-impact rules (occupancy limits, noise, parking) often apply to all rentals

County rules get updated periodically. Verification with the current Nassau County code is essential before operating.

Florida state law

Florida has passed statewide vacation rental legislation that preempts some (but not all) local regulation. The balance between state authority and local authority has shifted multiple times. What matters for an operator:

  • State-level licensing (through the Department of Business and Professional Regulation for Public Lodging Establishments) applies to vacation rental operators
  • Sales tax and tourist development tax collection and remittance are required. Platforms like Airbnb sometimes collect and remit the state portion automatically; operators are responsible for local/county tourist development taxes separately
  • Florida law does preempt some types of local regulation (outright bans, specific duration restrictions in some cases), but allows local regulation of other matters (health, safety, registration, inspection requirements)

Operators should assume both state and local compliance is required and handle accordingly.

HOAs can override everything

One critical point: HOA restrictions on short-term rentals override what the city or county allows. An HOA that bans short-term rentals in its CC&Rs can enforce that ban regardless of whether city or county regulations permit the use.

Before investing in a property with rental intent, read the HOA's governing documents thoroughly. A property in the Plantation or Summer Beach may have association rules more restrictive than Fernandina Beach's code. Read the HOA guide for more on how HOAs affect property use.

Verifying HOA rental rules before purchase is the single most important regulatory check for rental-intent buyers.

Taxes: state sales tax, local option, and tourist development tax

Short-term rentals on Amelia Island collect and remit three tax layers on each rental of 6 months or less:

  • Florida state sales tax: 6 percent on transient accommodations, remitted to the Florida Department of Revenue.
  • Nassau County discretionary sales surtax: 1 percent, bringing the combined sales tax on rentals to 7 percent total.
  • Nassau County Tourist Development Tax (TDT): 5 percent, applies specifically to Amelia Island transient accommodations under Nassau County Ordinance 2018-16 (effective July 1, 2018). Remitted to the Nassau County Tax Collector.

Total combined tax on a short-term rental on Amelia Island: 12 percent (7 percent sales plus 5 percent TDT). This is the amount that has to show up on guests' receipts and get remitted to the right authorities each period.

Platforms like Airbnb and VRBO handle some of this automatically in Florida (state sales tax is typically collected and remitted on the operator's behalf), but operator responsibility to verify full compliance remains. TDT in particular is often the operator's responsibility to register for and remit directly to Nassau County; platforms don't always collect county-level bed taxes. Don't assume a platform handles every tax; confirm what's being collected and what isn't by pulling your platform's tax documents and reading them.

Insurance considerations

Standard homeowner's insurance policies typically don't cover losses arising from short-term rental activity. Operators need:

  • Short-term rental insurance or an endorsement that specifically covers the use
  • Liability coverage appropriate to the occupancy and activities allowed (pool, boats, etc.)
  • Business use disclosure to the insurance carrier

Operating a short-term rental under a standard homeowner's policy invites coverage denial when a claim arises.

Practical compliance

For any Amelia Island property owner getting into short-term rentals, a compliance checklist:

  • Confirm zoning and jurisdiction (city or county) with the local planning or code office
  • Obtain the appropriate permit (RRD in Fernandina Beach; applicable registration in Nassau County)
  • Review HOA documents if applicable; confirm short-term rentals are allowed
  • Register with Florida DBPR as a Public Lodging Establishment (Vacation Rental)
  • Set up tax collection (state, local, TDT) and remittance
  • Verify insurance covers short-term rental use
  • Address safety requirements (smoke detectors, fire extinguishers, egress, pool safety if applicable)
  • Establish neighbor-friendly operating practices (occupancy limits, parking, quiet hours, trash handling)

The ongoing compliance piece

Short-term rental rules don't stay static. Florida has amended vacation rental law multiple times in recent years. Fernandina Beach and Nassau County have adjusted their local frameworks periodically. HOA rules can change with board decisions and member votes.

Operating a compliant rental requires staying current. Annual reviews of rules, permits, and HOA positions are reasonable. Plus the occasional industry newsletter or local legal update can catch changes before they become enforcement issues.

For operators who'd rather have this handled alongside the rest of the property management (turnover cleaning, maintenance, guest communication, vendor coordination), property management builds the regulatory compliance piece into the operating rhythm. The rules are the rules, and professional operators handle them as part of running the business. For a deeper look at making rental operations profitable, read the maximizing vacation rental income guide.