You want your Edgewater vacation rental to cash flow, not create headaches. Taxes can be confusing, and a small oversight can chip away at returns. The good news is the rules are clear once you know which taxes apply, who collects them, and how to file on time. In this guide, you will learn the exact rates in Escambia County, what charges are taxable, how platforms like Airbnb handle taxes, and a simple checklist to stay compliant. Let’s dive in.
What taxes apply in Edgewater
You will usually collect three separate taxes on short stays of six months or less in Edgewater, West Pensacola:
- Florida transient rental (sales) tax: 6% on taxable rental charges. Florida Statutes Section 212.03
- Escambia County discretionary sales surtax: 1.5% that is reported with the state sales tax. See the state surtax table for Escambia County. Discretionary surtax rate table
- Escambia County Tourist Development Tax (TDT): 5%, administered by the Escambia County Clerk. Escambia TDT overview
Combined, that is roughly 12.5% on the taxable rental amount, unless an exemption applies.
What counts as a taxable stay
Any rental, lease, letting, or license to use living quarters for six months or less is treated as a taxable transient rental. This includes single family homes, condos, apartments, and similar accommodations. Florida Statutes Section 212.03
Bona fide written leases longer than six months are generally exempt. Some narrow exemptions may apply in specific circumstances, such as certain active duty military or full time student stays. Verify documentation and eligibility with the Florida Department of Revenue and the Escambia County Clerk.
What parts of the bill are taxed
Florida generally taxes the total consideration for the stay. That includes the nightly or weekly rate and most required fees tied to the rental. Examples that are typically taxable when mandatory:
- Cleaning fees
- Pet fees required for the booking
- Resort or amenity fees
- Reservation deposits or prepayments applied to the stay
- Administrative fees tied to the rental
Refundable security deposits are not taxed until forfeited. Optional services may be treated differently. Review the rules on transient accommodations for details. Florida Administrative Code 12A-1.061
Who you register and file with
You will handle two separate streams: state sales tax and local TDT.
- State sales tax + county surtax (FDOR): Register with the Florida Department of Revenue, then file and remit through your DR-15 account. Filing frequency depends on your account, often monthly for short term rental activity. FDOR sales and use tax
- Escambia County TDT (County Clerk): Register and file monthly through the Escambia Clerk’s Excise/TDT portal. Returns are due the following month, typically by the 20th, and a return is required even with zero activity. Escambia Excise portal
Quick setup steps:
- Confirm your rental is transient, six months or less.
- Register with FDOR for sales tax and the surtax.
- Register with the Escambia Clerk for TDT and set a monthly reminder to file.
- Configure your listing and invoices to collect the correct taxes.
How platforms like Airbnb handle taxes
Florida’s marketplace provider rules make some platforms responsible for collecting and remitting certain taxes, often the state sales tax and county surtax. Coverage can vary by tax type and county, so do not assume everything is handled for you. Marketplace provider statute
Airbnb publishes where it collects occupancy taxes and which ones. Many hosts still need to collect and remit the Escambia County TDT separately. Check your platform’s tax settings and request written confirmation for Escambia County bookings. Airbnb occupancy tax guidance
If the platform only collects state level taxes, you are still responsible for Escambia’s 5 percent TDT. Keep platform statements and remittance records to avoid duplicate collection or missed filings.
Simple example: the tax math
Guest pays $200 total for rent plus a mandatory cleaning fee:
- Florida transient rental tax, 6 percent: $200 × 6% = $12.00
- Escambia discretionary surtax, 1.5 percent: $200 × 1.5% = $3.00
- Escambia County TDT, 5 percent: $200 × 5% = $10.00
Total taxes = $25.00. Effective combined rate = 12.5%.
Stay compliant: a quick checklist
- Register with FDOR for sales tax and surtax, then set your filing cadence. FDOR sales and use tax
- Register with the Escambia Clerk’s TDT portal and file every month, even with zero activity. Escambia Excise portal
- Verify what your listing platform collects for Escambia County bookings and keep proof. Airbnb occupancy tax guidance
- Itemize all required fees and treat them as taxable unless guidance says otherwise. FAC 12A-1.061
- Keep a guest register, invoices, platform payouts, and filings for 3 to 5 years in case of audit. A county recordkeeping approach like this is commonly expected. Recordkeeping reference
Common pitfalls to avoid
- Assuming a platform collects the Escambia TDT. Always verify in your dashboard and with the Clerk’s office. Escambia TDT overview
- Not taxing mandatory cleaning or admin fees. Florida generally taxes required charges tied to the stay. FAC 12A-1.061
- Treating refundable deposits as taxable before forfeiture, or not taxing them if they are kept. Document outcomes and adjust tax accordingly.
- Skipping “zero” returns. Escambia expects a monthly return even with no bookings. Escambia Excise portal
Penalties and audits
Late or missed filings can trigger penalties and interest. Escambia notes a minimum $50 penalty for late TDT returns, and you remain liable if you fail to collect the tax. The Florida Department of Revenue and the county can audit records, so keep clear, organized documentation. Escambia TDT overview
If you are underwriting a short term rental in West Pensacola, locking in your tax process early protects yield and reduces risk. For clear next steps on acquisitions, pricing, and operating setup, connect with Purple Door Capital.
FAQs
What taxes apply to Edgewater short term rentals in Escambia County?
- Florida transient rental tax at 6 percent, Escambia discretionary surtax at 1.5 percent, and Escambia County TDT at 5 percent, for about 12.5 percent combined. Escambia TDT overview
Who collects and where do I file the Escambia County TDT?
- You register and file monthly with the Escambia County Clerk through the Excise/TDT portal, not with the state. Escambia Excise portal
Does Airbnb collect Escambia’s TDT for Edgewater bookings?
- Platform collection varies. Confirm in your Airbnb tax settings and with the Clerk. If not collected by the platform, you must collect and remit the TDT. Airbnb occupancy tax guidance
Are mandatory cleaning fees taxable on short stays?
- Yes, required charges tied to the rental are generally taxable as part of the total consideration. FAC 12A-1.061
How often do I file and what is the TDT due date?
- Escambia requires monthly TDT returns, typically due by the 20th of the following month, and a return is required even with no activity. Escambia TDT overview
