If you rent your Manasota Key home for short stays, lodging taxes come with the territory. The rules are not complicated once you know how Florida and Charlotte County work together, but small mistakes can lead to penalties. You want clean compliance, predictable cash flow, and a great guest experience.
This guide gives you the basics you need as a Manasota Key host: who must register, what charges are taxable, how county Tourist Development Tax fits with Florida sales tax, how to file, and how platforms like Airbnb or Vrbo factor in. You will leave with a simple checklist and next steps so you can host with confidence. Let’s dive in.
What the Tourist Development Tax is
Florida allows counties to adopt a Tourist Development Tax, often called bed tax or TDT. Charlotte County has adopted this local tax, which applies to short-term stays. The tax is in addition to Florida’s state sales tax on transient rentals.
At the state level, the Florida Department of Revenue oversees sales tax on transient accommodations. At the local level, Charlotte County and the Charlotte County Tax Collector handle TDT registration and remittance. As a host on Manasota Key, you need to understand and comply with both.
Who must register in Charlotte County
In general, if you rent for less than six months at a time, you are operating a transient rental and TDT applies. You typically need to register locally before your first booking. Common scenarios that require registration include:
- Individual owners renting a single-family home, condo, or cottage for short stays.
- Property managers and rental companies managing transient units.
- Any owner or operator offering a unit for periods shorter than six months.
There are typical exemptions. Leases of six months or longer are generally not subject to TDT. Certain government or nonprofit uses may qualify for exemptions under local rules. When in doubt, contact the Charlotte County Tax Collector or the county’s finance or revenue division to confirm what applies to your property and what documents you need to complete registration.
What charges are taxable
The tax applies to the rental charge for occupancy and any mandatory fees that are part of the stay. In practice, that often includes:
- The nightly or weekly rent you charge.
- Mandatory cleaning, resort, or booking fees if required as a condition of the rental.
Items that may be non-taxable depend on how you bill and local rules. Examples can include optional early check-in fees, refundable damage deposits, or separately contracted services that are not required for occupancy. The safest approach is to treat anything wrapped into your rental price as taxable until you confirm otherwise with county guidance. Keep clear records that distinguish optional from mandatory fees.
How TDT fits with Florida sales tax
Florida levies state sales tax on transient rentals. Counties can also impose local discretionary sales surtax that the state administers. These are separate from the county’s TDT.
For most hosts, that means you collect two buckets of tax on the same taxable receipts:
- Florida state sales tax, plus any applicable local discretionary surtax. These are filed with the Florida Department of Revenue.
- Charlotte County Tourist Development Tax. This is filed locally with the county, commonly through the tax collector or county finance office.
Your guest’s total tax is the sum of both categories. Plan your pricing and platform settings so total tax is collected automatically and remitted to the correct agencies on time.
Rates: verify before you charge
Local TDT rates and any applicable discretionary sales surtaxes can change by county ordinance or ballot. Do not rely on a rate you heard last season.
- As of November 2025, confirm the current Charlotte County TDT rate on the county’s official site or through the Charlotte County Tax Collector.
- Confirm the current Florida state sales tax rate for transient rentals and whether a discretionary surtax applies to Charlotte County with the Florida Department of Revenue.
When you set up your listing, enter each tax separately in your platform settings when possible, and retain screenshots or confirmations showing the rates you used and the date.
Registration: what to prepare
Register locally and with the state before your first booking. Having the right details ready speeds things up.
- Business and owner info: legal name, mailing address, property address on Manasota Key, FEIN or SSN, and contact information.
- Rental start date and property details: type of unit, number of bedrooms, and whether you use a property manager.
- Platform or manager details: list the platforms you use and whether a manager will file on your behalf.
You will also register for Florida sales tax with the Florida Department of Revenue and set up your MyFloridaTax account for state filings. Keep your account credentials and notices in a secure place.
Filing and remittance cadence
Counties set filing frequency based on your tax volume. Many hosts file monthly, with lower-volume filers sometimes placed on a quarterly or annual schedule. The exact cadence for Charlotte County should be confirmed with the county’s TDT office or Tax Collector.
- File on time even if you had no rentals. Many jurisdictions require a zero return to avoid penalties.
- Submit payments through the county’s designated portal or by paper, if allowed. Use the Florida Department of Revenue’s online portal for state sales tax filings.
- Reconcile monthly. Match platform payout reports to your bank deposits and your tax filings. Keep a simple checklist so nothing slips.
Using Airbnb, Vrbo, and other platforms
Major platforms often collect and remit taxes as marketplace facilitators in some locations. This can simplify your workflow, but it does not remove your responsibility to verify compliance.
What to confirm on each platform:
- Which taxes are collected and remitted for your listings in Charlotte County. It may be state sales tax, TDT, or both, depending on the platform’s agreements.
- Whether the platform’s collection relieves you of local registration. Many counties still require you to register and file returns, even if the platform remits on your behalf.
- How you access documentation. Obtain monthly statements or tax summaries showing the amounts the platform collected and remitted for each jurisdiction so you can reconcile to your records.
If you use multiple platforms, settings can vary across each one. Review them quarterly and after any platform policy updates.
Penalties, interest, and audits
Missing a filing or under-collecting tax can trigger penalties and interest. Counties can issue notices, assess late fees, and, in serious cases, pursue liens or other civil remedies. The Florida Department of Revenue may also examine state sales tax compliance.
Practical steps to avoid issues:
- Register before you accept your first guest.
- Configure automated tax collection in your platforms and confirm which taxes are covered.
- Keep clear records: rental agreements, invoices, platform statements, and bank deposits.
- File on time, including zero returns if required. Calendar reminders are your friend.
- If you discover an error, contact the county or FDOR promptly to address it. Early action can limit penalties.
Working with a property manager
If a manager collects and remits taxes for you, put it in writing. Your agreement should state who registers, who files, and who stores records. Even with a manager, owners are often ultimately responsible for unpaid taxes unless the contract provides indemnity. Ask for monthly proof of filings, plus year-end summaries that match your bank deposits.
How to show taxes on invoices
Clarity helps guests and protects you. On guest invoices or within platform pricing, separate line items are best practice:
- Rent and any mandatory fees that are part of the stay.
- Florida sales tax and any local discretionary surtax, as applicable.
- Charlotte County Tourist Development Tax.
If a guest asks why taxes are charged, a simple explanation works: these are state and county lodging taxes required for short-term rentals.
Quick checklist for Manasota Key hosts
- Confirm your property is a transient rental if you rent for less than six months.
- Register for Charlotte County TDT before your first booking.
- Register with the Florida Department of Revenue for sales tax and set up MyFloridaTax.
- Configure platform tax settings and document which taxes each platform remits.
- Track taxable vs. optional fees and keep invoices and payout reports.
- File on time on both fronts: county TDT and state sales tax. Submit zero returns if required.
- Reconcile monthly and store records for several years.
- Review rates and platform policies at least annually or when notified of changes.
When to get extra help
If you are unsure about registration steps, taxable fees, or how platforms handle your taxes, reach out to the Charlotte County Tax Collector or the Florida Department of Revenue for clarification. If you are evaluating a property purchase or planning to optimize your rental strategy on the barrier islands, a local advisor can help you balance lifestyle goals with compliance and revenue planning.
We are happy to connect you with trusted tax resources and local vendors so you can focus on guest experience and long-term value.
Ready to streamline your hosting and plan your next move on the coast? Connect with the team you can trust for concierge guidance on Sarasota-area barrier islands. Let’s talk about your goals and next steps with Unknown Company.
FAQs
Do Manasota Key hosts need to register for TDT before the first rental?
- Yes. You should register with Charlotte County for TDT prior to accepting your first short-term booking to avoid penalties.
What rental charges are usually subject to TDT in Charlotte County?
- The rent itself and mandatory fees tied to occupancy are typically taxable. Optional services or refundable deposits may be non-taxable.
How do Florida sales tax and Charlotte County TDT work together?
- You generally collect Florida sales tax, any applicable local discretionary surtax, and the county TDT on the same taxable receipts, then remit to the proper agencies.
If Airbnb or Vrbo collects taxes, do I still need to register locally?
- Often yes. Many counties still require registration and possibly filing, even when a platform remits taxes on your behalf. Confirm for Charlotte County.
What records should I keep for audits or reconciliations?
- Keep rental agreements, invoices to guests, platform payout and tax statements, bank deposits, and any documentation of exemptions or refunds.
How often do I file TDT returns in Charlotte County?
- Filing frequency varies by volume and county policy. Many hosts file monthly, with some on quarterly schedules. Confirm your assigned cadence with the county.
What happens if I file late or miss tax payments?
- Expect late penalties and interest, plus possible notices or assessments. Promptly contacting the county or FDOR can help limit additional costs.
