Thinking about listing your PGA National home for Airbnb or a seasonal stay? Between state licensing, county taxes, the master POA, and your neighborhood HOA, it can feel like a maze. This guide breaks down the layers, highlights what is and is not allowed, and gives you a clear checklist to get compliant. Let’s dive in.
Short‑term rental basics in Palm Beach County
Short‑term rentals are generally any stays of six months or less. In Palm Beach County, that means you must register and collect the county Tourist Development Tax on those rentals. You will file returns monthly and display required account numbers on your listings where applicable. See the county’s guidance on the Tourist Development Tax requirements.
The three rulebooks you must follow
There are three layers of rules for PGA National owners:
- State of Florida rules: The Department of Business and Professional Regulation (DBPR) licenses and sets safety standards for vacation rentals. Review DBPR’s administrative rules for transient public lodging in Chapter 61C.
- County taxes and registration: Palm Beach County requires Tourist Development Tax registration and typically a Business Tax Receipt for rentals of six months or less. See the county’s TDT overview.
- Private covenants: The PGA National master POA and your specific neighborhood HOA or condo documents control leasing terms and approvals. State law clarifies that private covenants remain enforceable even when state or local registration exists. See the Florida Legislature’s summary on vacation‑rental preemption and private documents here.
Municipal programs can vary by address around PGA National. Some properties use Palm Beach Gardens mailing addresses and others are near neighboring villages. City policies change, so always verify any local registration with the city before you list. Your most consistent obligations are DBPR, county taxes, and POA or HOA rules.
Florida DBPR licensing at a glance
If you rent your property more than three times per year for periods under 30 days, or if you publicly market it for short stays, you may need a DBPR vacation rental license. Licensed rentals must follow safety and operational standards, which can include inspections, smoke detectors, and occupancy limits. DBPR can suspend or revoke licenses for violations. Start by reviewing the DBPR rule set in Chapter 61C.
Palm Beach County taxes and registration
Palm Beach County imposes a 6 percent Tourist Development Tax on rentals of six months or less. You must register for a TDT account, collect tax from guests, and file monthly returns. Returns are due on the first of the month and late after the 20th, with penalties for late filing. Many owners also need a county Business Tax Receipt and must display required numbers on advertisements. The county outlines the process on its TDT page.
What the PGA POA and your HOA allow
The PGA Property Owners Association sets community standards that work alongside your neighborhood’s condo or HOA documents. You can review the POA rules table of contents to understand the framework in the PGA POA rules.
Inside PGA National, many communities limit short stays with minimum lease terms. A clear example is the resort’s own program: the official PGAHomeRentals platform advertises monthly and seasonal stays, not nightly or weekly bookings, and notes no rentals under 30 days. Even if state and county items are in place, your HOA can still require longer minimums, caps on the number of units that can be rented, and tenant approvals.
Common HOA requirements in PGA National
- Minimum lease length: 30 or 60 days is common. Winter season may require 90 days.
- Tenant approval and lease registration: many associations require forms and a copy of the lease. See the framework in the PGA POA rules.
- Rental caps: some buildings cap the percentage of units that can be leased at once. Industry guidance shows this as a common tool to manage transient use. A sample overview is here: association leasing controls.
- Ownership period before leasing: some communities require an initial ownership period before you can rent.
- Local responsible party: many programs expect a 24/7 contact for complaints or emergencies. See background on local contact concepts in this overview.
- Ad disclosures: where required, include county and state account or license numbers on your listings. See the county’s TDT guidance.
City or village rules near PGA National
City rules can differ by jurisdiction. Because PGA National addresses can reflect Palm Beach Gardens or nearby villages, check with the municipal code office for any local vacation rental registration or inspection program. Policies evolve, and a quick call before you list can save time. Still, your non‑negotiables remain the same: follow DBPR guidance, register and remit county TDT, and comply with your POA and HOA.
Your 5‑step compliance checklist
Check your covenants: get the recorded Declaration, Bylaws, and Rules for your specific PGA neighborhood and review leasing sections. Start with the PGA POA framework, then your condo or HOA documents.
Get a current HOA leasing letter: request written confirmation of minimum lease terms, caps, approval forms, and timelines. Ask if any rental cap is already reached.
Register taxes: open your Palm Beach County TDT account, obtain any required Business Tax Receipt, and learn the monthly filing process. Use the county’s TDT page.
Confirm DBPR licensing: determine whether your activity triggers a vacation rental license and follow DBPR safety and operating rules. Review DBPR Rule 61C.
Update insurance and lender: verify your policy covers transient lodging and check your loan documents for any notice or restrictions. Here is a helpful overview of common insurance and lending considerations for Florida short‑term rentals: legal considerations.
Penalties and enforcement to know
- County TDT noncompliance can lead to penalties and interest for late filings. The Tax Collector actively monitors listings for unregistered rentals. Review the process on the county’s TDT guidance.
- DBPR can suspend or refuse renewal of a license for violations, including when a property violates a final court order tied to HOA covenants. See DBPR rules.
- HOAs can fine, restrict amenities, or pursue legal remedies when covenants are violated.
- Do not assume platforms pay every tax for you. Courts have affirmed that hosts remain responsible for Palm Beach County tourist taxes. Learn more about host responsibility in this summary.
Red flags to avoid
- No written confirmation from your HOA about leasing rules.
- No TDT account or Business Tax Receipt before advertising.
- Insurance that excludes transient lodging.
- Loan documents that restrict renting without notice to your lender.
- Active code complaints or prior HOA violations for the address.
When monthly or seasonal rentals fit best
Given community standards, many PGA National owners succeed with monthly or seasonal bookings. The resort’s PGAHomeRentals program is a good example of how the market favors 30‑day or longer terms, with seasonal minimums common in winter. If you want predictability and fewer approvals, aligning with these minimums can simplify operations and compliance.
Ready to map out the right approach for your home or condo in PGA National? Reach out to Aimee Burroughs for neighborhood‑level guidance and a step‑by‑step plan tailored to your address and goals.
FAQs
Can I rent my PGA National home on Airbnb for weekends?
- Possibly, but many PGA neighborhoods set minimum lease terms of 30 days or longer, and the master POA rules apply. You must also meet DBPR licensing and Palm Beach County TDT requirements.
What taxes apply to short‑term rentals in PGA National?
- Rentals of six months or less are subject to Palm Beach County’s 6 percent Tourist Development Tax, plus state sales tax. You must register, collect, and file monthly. See the county’s TDT guidance.
Do I need a Florida DBPR license for a PGA National condo?
- If you rent more than three times per year for periods under 30 days, or advertise for short stays to the public, a DBPR vacation rental license may be required. Start with DBPR Rule 61C.
How do HOA and POA rules affect short stays in PGA National?
- Private covenants control leasing terms and can prohibit short stays or set minimums and caps. State or county registration does not override these documents. See the Florida Legislature’s summary of preemption and private documents.
Will short‑term renting affect my Florida homestead exemption?
- It can. Renting a homesteaded residence for more than 30 days per year for two consecutive years may disqualify the exemption under F.S. 196.061.
