Is Port Orange, Florida Good for Airbnb Investment?

To start an Airbnb in Port Orange, Florida, begin by researching local regulations through the City of Port Orange Planning Department, as the city requires short-term rental properties to obtain a Conditional Use Permit and comply with zoning restrictions that typically limit rentals to no more than 30% of units in residential areas. Contact Volusia County for additional county-level requirements and obtain a business tax receipt from the city, which costs approximately $25-50 annually. Find a suitable property in residential zones R-1, R-2, or R-3 where short-term rentals are permitted, ensuring it meets safety requirements including smoke detectors, carbon monoxide detectors, and fire extinguishers. Apply for your Conditional Use Permit through the Port Orange Planning Department, which involves submitting an application, site plan, and paying fees around $200-400, followed by a public hearing process that takes 60-90 days. Once approved, register with the Florida Department of Revenue for sales tax collection (6% state tax plus 5% Volusia County tourist development tax), and obtain liability insurance coverage of at least $1 million. Furnish the property with quality furniture, linens, kitchen essentials, and amenities like WiFi and cable TV, budgeting $5,000-15,000 depending on property size. Create professional listings on Airbnb, VRBO, and other platforms with high-quality photos and detailed descriptions highlighting proximity to Daytona Beach (10 minutes) and local attractions. Implement a management system using property management software or hire a local company like Vacasa or RedAwning, ensuring 24/7 guest communication, professional cleaning between stays, and compliance with the 11% total tax collection and remittance requirements to maintain your permits and avoid penalties up to $1,000 per violation.

To identify profitable short-term rental properties in Port Orange, Florida, focus on locations within 2-3 miles of Daytona Beach shores, near New Smyrna Beach access points, or close to attractions like Sugar Mill Gardens and Dunlawton Sugar Mill Gardens. Target 3-4 bedroom single-family homes or condos with pools, updated kitchens, and parking for 4+ vehicles, as families visiting nearby beaches and Daytona International Speedway events drive demand. Analyze comparable STR rates using AirDNA and Mashvisor, targeting properties where potential gross rental income exceeds 1% of purchase price monthly, with Port Orange properties typically generating $150-250 per night during peak season (February-April, July-August). Research competition within a 3-mile radius using Airbnb and VRBO searches, identifying gaps in amenities or pricing, while monitoring occupancy rates of similar properties through tools like Rabbu and AllTheRooms. Utilize Volusia County property records, MLS data through local realtors familiar with STR regulations, and analyze walkability scores via Walk Score, ensuring compliance with Port Orange's short-term rental ordinances which require business tax receipts and may have occupancy limits, while leveraging proximity to Daytona Beach (10 minutes), Orlando attractions (1 hour), and seasonal events at Daytona International Speedway to maximize booking potential.

To obtain an Airbnb/STR permit in Port Orange, Florida, you must first contact the City of Port Orange Planning Department at City Hall located at 1000 City Center Circle to determine current short-term rental regulations, as the city has been developing specific ordinances for vacation rentals since approximately 2019-2021. You'll need to submit an application that typically requires a completed STR permit application form, proof of property ownership or lease agreement, a site plan showing parking and occupancy details, certificate of insurance with minimum $1 million liability coverage, contact information for a local property manager if you're not local, and payment of application fees estimated between $150-300 annually. Additionally, you must comply with Volusia County health department requirements for properties with more than 3 bedrooms, obtain a business tax receipt from the city, ensure the property meets all building and fire codes, provide adequate parking (typically 1 space per bedroom), and maintain occupancy limits based on bedroom count and square footage. The approval timeline is generally 30-60 days depending on completeness of application and any required inspections, and you must also register with the Florida Department of Revenue for tourist development tax collection and remittance, which is currently 5% in Volusia County.

Short-term rentals (STRs) are legal in Port Orange, Florida, but operate under specific regulations established by the city. Port Orange requires STR operators to obtain a business tax receipt and comply with zoning restrictions that primarily limit short-term rentals to commercially zoned areas and certain residential zones with conditional use permits. The city prohibits STRs in most single-family residential neighborhoods to preserve community character, though some grandfathered properties may continue operating. Recent changes around 2019-2021 included stricter enforcement of existing regulations and clearer definitions of what constitutes a short-term rental, typically defined as rentals of less than 30 days. Property owners must also comply with parking requirements, occupancy limits based on bedroom count, and noise ordinances, with violations subject to fines and potential permit revocation. The city has generally taken a measured approach, allowing STRs in appropriate areas while protecting residential neighborhoods from commercial activity.

The best areas for Airbnb investment in Port Orange, Florida include the Spruce Creek Fly-In community, which attracts aviation enthusiasts and wealthy retirees year-round due to its unique runway-accessible homes and proximity to the Daytona Beach airport. The Dunlawton Avenue corridor near the Port Orange City Center offers strong potential due to its central location, shopping amenities, and easy access to both Daytona Beach (15 minutes) and New Smyrna Beach (10 minutes), making it ideal for tourists wanting a quieter base while visiting popular beach destinations. The areas near Spruce Creek Country Club and The Club at Oak Ford attract golf tourists and seasonal residents, particularly during winter months when northern visitors escape cold weather. Properties near the Halifax River and Intracoastal Waterway command premium rates from boating enthusiasts and fishing tourists, especially during spring and summer months. The neighborhoods around Port Orange Pavilion and along Nova Road benefit from proximity to shopping, dining, and entertainment while maintaining residential appeal, attracting both leisure travelers and business visitors to nearby Daytona Beach's motorsports events, including the Daytona 500 in February and Bike Week in March, which create significant demand spikes throughout the year.

In Port Orange, Florida, Airbnb hosts are subject to both state and local lodging taxes. The Florida state sales tax of 6% applies to all short-term rental stays under 6 months, along with the state tourist development tax which varies by county but is typically 1-5%. Volusia County, where Port Orange is located, imposes a 5% tourist development tax on transient accommodations. Additionally, Port Orange may impose its own local occupancy tax of approximately 1-3%, though specific rates can vary. These taxes are typically collected by Airbnb directly from guests at the time of booking for properties enrolled in their tax collection service, which began around 2016-2018 for most Florida jurisdictions. For hosts not using Airbnb's collection service, they must register with the Florida Department of Revenue and Volusia County tax collector, collect taxes from guests, and remit them monthly or quarterly depending on volume. Exemptions generally include stays over 6 months (considered permanent residency) and accommodations rented to the same person for more than 30 consecutive days, though hosts should verify current exemption criteria with local tax authorities as regulations can change.

The total cost to start an Airbnb in Port Orange, Florida is approximately $285,000-$315,000. Property purchase costs around $250,000 based on median home prices in the area as of 2023-2024. Furnishing a 2-3 bedroom property runs $15,000-$25,000 including beds, sofas, dining sets, appliances, linens, and decor. Initial setup costs including professional photography, listing creation, and basic renovations total $3,000-$5,000. Permits and fees including business license, vacation rental permit, and inspection fees cost $500-$1,500 depending on local requirements. Insurance for short-term rentals runs $2,000-$3,000 annually, with the first year paid upfront. Utilities setup and deposits for electricity, water, internet, and cable cost $500-$800. First six months operating costs including utilities ($900/month), cleaning services ($100 per turnover, estimated 15 turnovers), maintenance and supplies ($200/month), platform fees (3% of estimated $2,500 monthly revenue), and property management software total approximately $8,000-$12,000.

Airbnb properties in Port Orange, Florida typically generate annual revenues between $25,000-$45,000 for well-positioned properties, with average daily rates ranging from $85-$150 depending on proximity to Daytona Beach and seasonal demand. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($50-$80 per turnover), property management (15-25% of revenue), utilities ($150-$300 monthly), insurance ($1,200-$2,500 annually), and maintenance costs averaging $2,000-$4,000 yearly. Properties within 5 miles of the beach or motorsports venues like Daytona International Speedway command premium rates during peak seasons (February-April, July-August), with successful operators like those managing condos near Spruce Creek achieving 70-80% occupancy rates and net profit margins of 15-25%. Key success factors include strategic location near attractions, professional photography, dynamic pricing strategies, and maintaining 4.8+ star ratings, with properties featuring pools, modern amenities, and quick beach access typically outperforming the market by 20-30% in both occupancy and average daily rates.

Based on Port Orange, Florida market conditions, Airbnb investments typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-14% depending on property type and location proximity to Daytona Beach attractions. Properties within 2-3 miles of the beach or motorsports venues like Daytona International Speedway command premium rates of $120-180 per night during peak seasons, while inland properties average $80-120 nightly. Initial profitability usually occurs within 18-24 months for well-positioned properties, with break-even points accelerated by Port Orange's growing tourism market driven by NASCAR events, beach proximity, and Florida's year-round appeal. Three-bedroom homes near New Smyrna Beach or Daytona typically achieve occupancy rates of 65-75% annually, generating gross rental yields of 15-22% before expenses, while smaller condos or inland properties see more modest returns of 10-15% gross yield with 60-70% occupancy rates.

STRSearch is a leading national platform that helps investors identify profitable short-term rental properties in Port Orange, Florida, using data analytics and market insights. Local real estate agents specializing in Airbnb investments in the Port Orange area include Realty Pros Assured, Coldwell Banker Premier Properties, and RE/MAX Signature, with agents like those at Volusia County Investment Properties focusing specifically on vacation rental opportunities. National services include Mashvisor, which provides Airbnb analytics for the Daytona Beach metro area including Port Orange, AirDNA for market data and revenue projections, and RedAwning for property management and investment guidance. Local property management companies that assist investors include Vacasa, which operates in the Port Orange market, and regional firms like Coastal Vacation Rentals and Central Florida Vacation Rentals. Additional services include BiggerPockets for investor networking and education, Roofstock for turnkey rental properties, and local mortgage brokers like Atlantic Coast Mortgage and First Florida Integrity Bank who understand investment property financing in the Volusia County market.