Naples Short-Term Rental Rules for Owners (2026)

Collier County registration, City of Naples zoning, the Florida DBPR license, lodging taxes and HOA minimums — what you need to know before renting your home.

The rules at a glance

Do I need to register my Naples vacation rental with Collier County?

If the property is in unincorporated Collier County, yes. Ordinance 2021-45, in effect since January 3, 2022, requires owners who rent a residential unit for terms of six months or less, more than three times a year in increments under 30 days, to register it with the county. To register you need:

• A current Florida DBPR vacation rental license for the unit
• A designated responsible party who can respond to problems at the home
• The county’s short-term vacation rental registration application

Operating unregistered can draw a fine or civil citation of up to $500 per violation per day. The City of Naples, City of Marco Island and Everglades City are exempt from this county ordinance because they regulate rentals under their own codes.

What are the City of Naples short-term rental rules?

The City of Naples defines a dwelling rented to guests more than three times in a calendar year for periods of less than 30 days as a transient lodging facility (City Code Sec. 44-8). Under Sec. 58-3, transient lodging is not a permitted use in most residential zoning districts — it is allowed only as a conditional use requiring City Council approval in certain districts, and by right in some commercial and downtown districts.

In practice, most single-family homes and condos inside the city limits are rented on 30-day-or-longer terms, which keeps them outside the transient definition. Before buying a city property with rental income in mind, confirm the zoning district and the building’s rules first.

Do I need a Florida license to rent my home short-term?

Yes. Florida requires a vacation rental license from the Department of Business and Professional Regulation (DBPR) for any home or condo rented more than three times in a calendar year for periods of 30 days or less, or advertised as regularly available to guests. Licenses are issued per unit (or as a group license for a manager’s portfolio) and renew annually.

There is no statewide rental registry — the 2024 bill that would have created one (SB 280) was vetoed, so as of 2026 the state license plus local rules remain the framework.

What taxes apply to short-term rentals in Naples?

Stays of six months or less are “transient rentals” in Florida. On top of the rent, guests pay:

• 6% Florida state sales tax — remitted to the Florida Department of Revenue
• 5% Collier County tourist development tax — remitted to the Collier County Tax Collector

That is 11% total today. Collier voters will decide on November 3, 2026 whether to raise the tourist development tax from 5% to 6%; if it passes, the combined rate becomes 12%. Guests pay these taxes, but the owner (or the manager acting for the owner) is responsible for collecting and remitting them.

What do condo and HOA rules mean for renting?

For most Naples owners, the community’s governing documents are the binding constraint, not the county. Common restrictions include:

• A minimum lease term of 30, 60 or 90 days
• A cap on the number of leases per year — three or four is typical
• Board approval of each tenant, sometimes with an application fee and lead time
• No rentals during the first year of ownership in some communities

Seasonal (monthly) rentals from January through April fit almost every building’s rules, which is one reason the Naples market is built around 30-day-plus winter stays rather than weekend bookings. A local manager who already operates in your building will know its rules, approval process and turnover logistics before you sign.

How does a property manager help with compliance?

A full-service Naples manager should handle the operational side of these rules for you:

• Confirming what your building and zoning allow, and structuring stays to fit those limits
• Obtaining and renewing the DBPR license
• Keeping the Collier County registration and responsible-party contact current
• Collecting and remitting sales and tourist taxes on every booking

Ask any manager you interview exactly which of these they take on and which remain yours.

Frequently asked questions

Are short-term rentals allowed in Naples, Florida?

Yes, with limits. Unincorporated Collier County allows them with county registration and a state license. Inside the City of Naples, renting more than three times a year for under 30 days is treated as transient lodging, which most residential zoning districts do not permit, so city properties are typically rented on 30-day-or-longer terms.

What is the minimum rental period in Naples?

There is no single citywide minimum. The 30-day threshold matters because stays under 30 days, more than three times a year, trigger county registration, the state license requirement and the City of Naples transient-lodging rules. Condo and HOA documents often impose their own minimums of 30 to 90 days.

How much is the tourist tax on Naples vacation rentals?

Collier County’s tourist development tax is 5%, charged on stays of six months or less in addition to Florida’s 6% state sales tax, for 11% total. A November 3, 2026 referendum proposes raising the county portion to 6%.

Do I need a license to rent my Naples condo for the season?

A single seasonal rental of 30 days or more, up to three times a year, generally falls outside the DBPR vacation rental license and Collier registration thresholds, though the six-month-or-less stay is still subject to sales and tourist taxes. Once you rent more often or for shorter periods, both the license and the registration apply.

This guide summarizes public ordinances as of September 2026 and is not legal advice. Confirm current requirements with Collier County, the City of Naples, the Florida DBPR and your association.