Is Amelia Island, Florida Good for Airbnb Investment?

To start an Airbnb in Amelia Island, Florida, begin by researching Nassau County and City of Fernandina Beach regulations, which typically require a business tax receipt ($25-50 annually) and compliance with zoning laws that generally allow short-term rentals in residential areas with some restrictions on rental duration and occupancy limits. Obtain necessary permits including a Nassau County business license, Florida sales tax permit, and potentially a Nassau County tourist development tax permit, while ensuring your property meets fire safety codes and has proper smoke detectors and emergency exits. Find a suitable property by targeting areas like downtown Fernandina Beach, Amelia Island Plantation, or beachfront locations, with median property prices ranging $400,000-800,000 for condos and $600,000-1.5 million for houses as of 2023. Furnish the property with coastal-themed decor, quality linens, full kitchen amenities, beach equipment like chairs and umbrellas, and essential items like WiFi, smart TV, and air conditioning, budgeting approximately $15,000-30,000 for a complete furnishing package. List your property on Airbnb, VRBO, and Booking.com with professional photography highlighting ocean views, proximity to Fort Clinch State Park, and historic downtown Fernandina Beach, setting competitive rates of $150-400 per night depending on season and property type. Manage the property by establishing cleaning protocols between guests, coordinating with local cleaning services ($75-150 per turnover), responding promptly to guest inquiries, and considering hiring a local property management company like Amelia Vacations or similar services that typically charge 15-25% of rental income for full-service management including guest communication, maintenance coordination, and regulatory compliance monitoring.

To identify profitable short-term rental properties in Amelia Island, Florida, focus on locations within 0.5 miles of Fernandina Beach's historic downtown district or oceanfront properties along the Atlantic coast, particularly between Main Beach and Peters Point. Target 3-4 bedroom single-family homes or condos built after 1990 with amenities like private pools, beach access, golf cart accessibility, and outdoor entertainment spaces, as these command premium rates of $200-400 per night during peak season (March-October). Conduct pricing analysis using AirDNA and Mashvisor to identify properties generating $60,000-120,000 annually, while analyzing competition density through STRAnalytics to avoid oversaturated areas near Omni Amelia Island Resort and Ritz-Carlton properties. Research local regulations through Nassau County's STR ordinance requirements and utilize tools like Rabbu and AllTheRooms to monitor occupancy rates, which typically range 65-80% for well-positioned properties. Focus on properties priced between $400,000-800,000 that can achieve 12-18% annual returns, particularly those near popular attractions like Fort Clinch State Park, Amelia Island State Park, and the Golf Club of Amelia Island, while ensuring compliance with HOA restrictions and obtaining proper business licenses through the City of Fernandina Beach.

To obtain an Airbnb/STR permit in Amelia Island, Florida, you must apply through Nassau County's Planning and Economic Opportunity Department since Amelia Island falls under Nassau County jurisdiction. Begin by submitting a Short-Term Rental Registration application online through the Nassau County website or in person at 96135 Nassau Place, Yulee, FL 32097. Required documents include a completed application form, proof of property ownership or lease agreement, floor plan of the rental unit, contact information for a local responsible party within 30 minutes of the property, proof of liability insurance (minimum $500,000), and a $100 non-refundable application fee. You must also obtain a Nassau County business tax receipt ($50-75 annually) and register with the Florida Department of Revenue for tourist development tax collection. The property must comply with Nassau County's STR ordinances including maximum occupancy limits (2 people per bedroom plus 2 additional), parking requirements (1 space per bedroom), and noise restrictions. Processing typically takes 30-45 days once all documents are submitted, and permits must be renewed annually. Properties in residential zones are limited to a maximum of 30 consecutive days for any single rental period, and the local responsible party must be available 24/7 to address any issues that arise during guest stays.

Short-term rentals (STRs) are legal in Amelia Island, Florida, but operate under Nassau County's regulations which require STR operators to obtain a business tax receipt and comply with zoning restrictions. The county permits STRs in most residential areas but prohibits them in certain subdivisions that have restrictive covenants against commercial activities. Properties must meet safety requirements including smoke detectors, carbon monoxide detectors, and fire extinguishers, while operators must provide emergency contact information and maintain occupancy limits based on septic system capacity. Nassau County implemented stricter enforcement measures around 2019-2020 following resident complaints about noise and parking issues, requiring annual renewals and establishing a complaint response system. The city of Fernandina Beach, which encompasses much of Amelia Island, has additional overlay requirements including parking provisions and guest registration, though these regulations have been subject to ongoing revisions as the community balances tourism revenue with residential quality of life concerns.

The most lucrative Airbnb investment areas on Amelia Island include the Historic Downtown Fernandina Beach district, which attracts tourists year-round with its Victorian architecture, boutique shopping, restaurants, and proximity to the marina and shrimp festival events. The Amelia Island Plantation area commands premium rates due to its luxury resort amenities, golf courses, and upscale vacation rental demand from affluent travelers seeking high-end accommodations. The beachfront areas along Fletcher Avenue and Sadler Road are highly desirable for their direct ocean access, attracting families and couples willing to pay top dollar for beach proximity during peak summer months and shoulder seasons. The Omni Amelia Island Resort vicinity benefits from overflow demand when the resort is fully booked, particularly during corporate retreats, weddings, and golf tournaments. The Summer Beach area offers a more affordable entry point while still providing beach access and appeals to budget-conscious families, making it ideal for investors seeking steady occupancy rates with moderate pricing.

Airbnb properties on Amelia Island, Florida are subject to multiple lodging taxes including Florida's state tourist development tax of 6%, Nassau County's tourist development tax of 4%, and the City of Fernandina Beach municipal resort tax of 3%, totaling approximately 13% in combined lodging taxes on short-term rentals under 6 months. These taxes are typically collected by Airbnb directly from guests at the time of booking through their automated tax collection system implemented around 2016-2017, with Airbnb remitting payments monthly to the appropriate tax authorities including the Florida Department of Revenue, Nassau County, and Fernandina Beach. Property owners must register with each jurisdiction, obtain tourist development tax certificates, and file monthly returns even when Airbnb collects the taxes, with some exemptions applying to stays over 30 consecutive days or rentals to permanent residents, though hosts remain responsible for ensuring compliance and may need to collect and remit taxes directly if Airbnb's system doesn't cover all applicable jurisdictions.

The total cost to start an Airbnb in Amelia Island, Florida is approximately $650,000-$750,000. Property purchase costs around $550,000-$650,000 based on median home prices for vacation rental suitable properties. Furnishing costs range $25,000-$35,000 for a complete 3-4 bedroom home including furniture, appliances, linens, and decor to meet guest expectations. Initial setup costs including professional photography, listing creation, and marketing materials total $2,000-$3,000. Permits and fees including business license, vacation rental permit, and Nassau County registration fees cost approximately $1,500-$2,500. Insurance including property, liability, and short-term rental coverage runs $3,000-$4,500 annually. Utility deposits and connections for electricity, water, internet, and cable total $1,000-$1,500. First six months operating costs including utilities ($1,200), cleaning services ($3,600), property management or maintenance ($4,000), supplies and amenities ($1,500), and marketing ($1,000) total approximately $11,300. Additional considerations include potential HOA fees ($1,200-$3,000 for six months) and emergency repairs fund ($2,000-$5,000).

Airbnb properties in Amelia Island, Florida demonstrate strong profitability potential with average nightly rates ranging from $150-400 depending on property type and location, generating annual revenues of $35,000-85,000 for well-managed properties. Operating expenses typically consume 40-60% of gross revenue, including cleaning fees ($75-150 per turnover), property management (15-25% of revenue), utilities ($200-400 monthly), insurance ($2,000-4,000 annually), and maintenance costs. Successful properties near the beach or historic downtown Fernandina Beach achieve profit margins of 25-40%, with oceanfront condos and luxury homes performing best during peak seasons (March-August and holidays). Key success factors include professional photography, dynamic pricing strategies, maintaining 4.8+ star ratings, and offering amenities like beach equipment or golf cart access. Properties within walking distance of Main Beach or Fort Clinch State Park command premium rates, while those requiring guests to drive to attractions see 15-20% lower occupancy rates. The market benefits from Amelia Island's year-round appeal, limited hotel inventory, and proximity to Jacksonville, with successful hosts reporting average occupancy rates of 65-75% and break-even points typically reached within 18-24 months of initial investment.

Airbnb investments in Amelia Island, Florida typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-15% depending on property type and location proximity to the beach. Oceanfront and near-beach properties in areas like Summer Beach and Fernandina Beach command premium nightly rates of $200-400, achieving occupancy rates of 65-75% annually, while inland properties average $120-250 per night with 55-65% occupancy. Initial profitability usually occurs within 18-24 months for well-positioned properties, with break-even typically reached in the first 12-18 months after accounting for mortgage payments, property management fees of 20-25%, cleaning costs, and maintenance. The island's growing tourism market, driven by its historic charm and proximity to Jacksonville, supports consistent demand with peak seasons generating 30-40% higher returns during summer months and special events like the Shrimp Festival, making total annual returns of 15-22% achievable for premium properties by year two of operation.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for investors, including in Amelia Island, Florida. Local real estate agents who focus on Airbnb investment properties in the area include Amelia Island Realty, Coldwell Banker Amelia Partners, and RE/MAX Professionals, with many agents specifically marketing vacation rental potential properties. National services like Mashvisor, AirDNA, and Rabbu provide market analysis and property identification tools for Airbnb investors targeting the Amelia Island market. Local property management companies such as Amelia Vacations, Sandcastle Realty, and Island Time Vacation Rentals often assist investors in finding properties while offering management services. Additional national platforms like BiggerPockets, Roofstock, and Awning connect investors with Airbnb-focused properties and provide market data for the Fernandina Beach and Amelia Island area. Local mortgage brokers and investment advisors like First Coast Mortgage and Amelia Island Investment Group also help facilitate these transactions, while companies like RedAwning and Vacasa offer both property sourcing and management services for investors looking to enter the Amelia Island short-term rental market.