Short-Term Rental Regulations in Florida: The Story Behind SB 280’s Veto

In Florida’s ever-evolving real estate landscape, the conversation around short-term rental regulations continues to heat up. In late 2023, state lawmakers introduced Senate Bill 280 (SB 280) — a proposal that aimed to create more consistency in how short-term rentals are regulated across the state.

While the bill may have appeared reasonable at first glance, a deeper look revealed concerns that would have created significant challenges for property owners.

As Genessa Casanova, Vice President of Government and Political Affairs for Florida REALTORS®, put it:

“SB 280 was intended to provide more regulation, but it failed to strike a fair balance between private property rights and the ability of local governments to regulate short-term rentals.”

What SB 280 Proposed

The bill would have shifted more power to local governments, opening the door to increased restrictions and additional burdens for rental property owners. Some of the key provisions included:

• Unlimited fees for registration and renewal, with no limit on what local governments could charge.
• Revoked or denied licenses based on broad or unclear violations, with little accountability or transparency.
• Mandatory legal appeals through the court system — an expensive and time-consuming process for property owners.
• Tight overnight occupancy limits, which could reduce profitability and discourage family vacationers.

How Florida REALTORS® Responded

Recognizing the potential long-term impact on property rights and rental investments, Florida REALTORS® launched a statewide advocacy campaign. Their strategy combined grassroots outreach, digital media efforts, direct lobbying, and public awareness campaigns — all focused on demonstrating the bill’s flaws and urging support for a veto.

On June 27, 2024, their efforts paid off. Governor Ron DeSantis vetoed SB 280, preventing the bill from becoming law and protecting thousands of property owners across Florida from the proposed restrictions.

Why It Still Matters in 2025

Even with SB 280 behind us, the conversation is far from over. Similar legislation could easily reappear in future sessions, with new proposals aimed at reshaping how short-term rentals are managed in Florida.

Whether you’re a seasoned investor or just beginning to explore the short-term rental market, it’s critical to understand how quickly policies can shift — and how those shifts could affect your bottom line.

Final Thought

Real estate investment is about more than location and timing — it’s also about staying informed. Policy decisions at the state and local level can influence your returns just as much as market trends. As we move through 2025, keeping a close eye on proposed legislation should be part of every investor’s strategy.