Who this is for

You’re not a full‑time investor—you’ve saved for a second home on 30A and want rental income to carry the costs (or better). You want clarity on where to begin, what it really costs, how to project revenue, and the tax tools that separate casual buyers from pros.

Step‑by‑step: from first call to first booking

1) Define goals & budget

• Decide your mix of personal use vs. income—this affects taxes and underwriting.
• Set an all‑in budget including furnishings and 3–6 months of reserves.
• Financing: second‑home/conventional, DSCR (income‑based), or cash.

2) Build your team early

Winning buyers have: an investment‑savvy agent (hi), a CPA who understands short‑term rental rules, a local lender, an insurance broker experienced in coastal FL, and a property manager with proven performance on 30A.

3) Learn the 30A rulebook

• State license: Florida DBPR Vacation Rental license (Dwelling/Condo). Apply online. DBPR guide.
• State taxes: Register with FL DOR to collect 6% state sales tax plus any county discretionary surtax. DOR transient rental brochure.
• County taxes: Register and file Walton County Tourist Development Tax (5% south of the bay; 3% north). Walton Clerk TDT.
• County certificate: Walton County Short‑Term Vacation Rental Certificate (annual). Program details.

4) Underwrite the property like a pro

• Get local manager projections (ADR, occupancy) and compare to third‑party data.
• Use seasonal assumptions (summer & spring break peak, shoulder/off‑season softer).
• Ask for a line‑item expense estimate (management %, cleaning/linens, utilities, HOA, insurance, taxes).

5) Budget closing & holding costs (Florida specifics)

• Deed documentary stamps: typically 0.70% of purchase price (outside Miami‑Dade).
• Mortgage doc stamps: 0.35% of the loan amount.
• Nonrecurring intangible tax: 0.20% of the loan amount.
• Plus title, appraisal, inspections, furnishings.

6) Run the ROI math

1. Gross income (ADR × occupancy × nights available)
2. − Operating costs (management, cleaning, utilities, insurance, HOA, taxes)
3. = NOI → compare to annual P&I for cash flow and compute cash‑on‑cash.

Florida costs to buy & own (quick reference)

Numbers are illustrative—always confirm on a specific property with vendor quotes and manager pro formas.

Taxes, licenses & filings (30A/Walton County)

• DBPR state license: Vacation Rental – Dwelling/Condo.
• Sales & surtax: 6% state sales tax + county discretionary surtax (Walton 1%). File with FL DOR.
• Tourist Development Tax (TDT): 5% south of the bay (30A), 3% north—register and file monthly. Platforms may not remit county TDT—confirm responsibility.
• County STR certificate: annual registration with fees and safety requirements.

How to tell if it’s a good investment

1. NOI threshold: Test conservative revenue minus all operating costs.
2. Debt coverage: Is NOI ≥ annual P&I with a cushion?
3. Cash‑on‑cash: Pre‑tax and after‑tax (include bonus depreciation where eligible).
4. Sensitivity: Model downside on occupancy, ADR, and insurance.

Tourism is seasonal; use current Walton County visitor/occupancy research when underwriting.

Pro strategies that move the needle

Cost segregation + 100% bonus depreciation (2025 law)

A cost‑segregation study can reclassify short‑life components (5/7/15‑year) and furnishings, many eligible for 100% bonus depreciation under the One Big Beautiful Bill Act (H.R. 1, 2025) for qualified property placed in service after January 19, 2025. Discuss timing and scope with your CPA.

Short‑term rental classification & participation

If your average stay is ≤7 days (or ≤30 with significant services) and you materially participate, STR losses may be non‑passive and potentially offset W‑2/business income. Keep participation logs and follow your CPA’s guidance.

QBI (Section 199A)

Many rental enterprises qualify for the 20% QBI deduction, especially if they meet the IRS rental real estate safe harbor requirements.

1031 exchanges (for the future trade‑up)

Defer capital gains when you sell by exchanging into a new investment property—watch the 45‑day identification and 180‑day close timelines. Vacation rentals can fit under IRS safe‑harbor guidelines when primarily held for rent with limited personal use.

FAQs

Do Airbnb/VRBO pay Walton County bed tax for me?

No. Walton County self‑administers TDT; hosts typically must register and remit directly.

What taxes do I charge a guest in South Walton?

Generally 12% total: 6% state + 1% county surtax (to FL DOR) + 5% TDT (to Walton County).

What are typical management fees on 30A?

Full‑service programs commonly run ~20%–35% of gross, depending on services and home profile.

Do I need a cost‑seg study?

If you plan to leverage 100% bonus depreciation on qualifying components, a formal study is usually how you get there.

Reference links (for deeper reading)

• Florida DBPR Vacation Rentals: licensing guide
• FL DOR: transient rental sales tax & surtax
• Walton County Clerk: Tourist Development Tax (TDT)
• IRS Pub 527 (vacation‑home rules): link
• IRS Pub 925 & Regs (material participation; ≤7‑day rule): Pub 925
• Rev. Proc. 2019‑38 (QBI safe harbor for rentals): PDF
• H.R. 1 (One Big Beautiful Bill Act) – bonus depreciation: Congress.gov
• IRS Fact Sheet on OBBB provisions: IRS
• Rev. Proc. 2008‑16 (vacation home 1031 safe harbor): PDF
• Florida doc stamps & intangible tax: DOR overview · Doc stamp brochure · Intangible tax
• Walton County STR certificate: program page