Thinking about listing your Hobe Sound home for weekend getaways or seasonal stays? Before you take your first booking, you need to understand Martin County’s Tourist Development Tax, often called the bed tax. It is straightforward once you see how it works, and knowing the basics will help you price correctly, avoid penalties, and keep more of your rental income.
This guide explains the 5 percent bed tax for rentals of six months or less, who must register and file, how platforms fit in, and the simple steps to stay compliant. You will also find a quick checklist and FAQs tailored to Hobe Sound owners. Let’s dive in.
What is the bed tax in Martin County?
Martin County imposes a Tourist Development Tax on short stays. If you rent living or sleeping accommodations for six months (183 days) or less, the county charges 5 percent on the rental amount. This local tax supports tourism promotion, beach and park improvements, and visitor services in Martin County.
This tax is separate from Florida state sales tax. You may owe state sales tax and any local surtax in addition to the county’s 5 percent. Those state filings have different rules and are handled through the Florida Department of Revenue, not the county.
Does it apply to your Hobe Sound rental?
If your guest’s stay is six months or less, assume the bed tax applies. That includes:
- Whole homes, condos, townhomes, guest houses, and rooms.
- Weekend, weekly, and monthly bookings.
- Seasonal leases shorter than 184 days.
Longer leases are typically excluded. If your rental terms vary, review your booking patterns and set clear rules so you know when the tax applies. When in doubt, verify with the county.
What you must do as an owner
The county expects owners and operators of transient rentals to register, collect, file returns, and remit the tax. If you use a property manager, your agreement should state who files and pays. Owners often remain legally responsible unless it is explicitly assigned and handled.
Register with Martin County
Register before or when you begin short-term rental activity. Registration creates your account, allows you to file returns, and ensures you receive notices about due dates or rule updates. Look for registration details and forms on Martin County’s official website or the county office that administers the Tourist Development Tax.
Set up your filing calendar
Return frequency is set by the county and can vary. Monthly and quarterly schedules are common. Build a calendar with return due dates, payment reminders, and a monthly reconciliation routine. Late filings typically trigger penalties and interest.
Calculate the tax correctly
Calculate 5 percent on the taxable rental amount for stays of six months or less. On a $2,000 weekly booking, the Martin County bed tax is $100. Remember, any Florida state sales tax and discretionary surtax are separate calculations with separate remittance to the state.
Collect and disclose to guests
Decide how you will handle the tax in your pricing. Some owners include the tax in an all-in advertised rate, while others list it as a separate line item. Follow county rules on disclosure and ensure your listing language is consistent across booking channels.
Keep clean records
Maintain detailed records for each property. At a minimum, save:
- Booking confirmations and lease agreements
- Platform payout reports and bank deposit records
- A calendar of occupancy and nightly rates
- Invoices and receipts for taxable and exempt items
Keep records for several years in case of audit. A simple folder structure by month and property will save time and stress.
Platforms and property managers
Short-term rental platforms and managers can help with pricing and operations, but you still need to confirm who handles tax compliance.
Platform policies for Martin County
There are two common approaches nationwide. In some areas, platforms collect and remit local lodging taxes for hosts. In others, hosts must handle the county tax themselves.
For Martin County, the current premise is that platforms do not remit the county Tourist Development Tax on behalf of hosts. That means you must register, file, and pay the 5 percent directly to the county. Platform policies can change, so verify with Martin County and your platform before you rely on automatic remittance.
If you use a manager
If a property manager collects rent and taxes, your agreement should clearly state who registers with the county, who files the returns, and who is responsible for payment. Request proof of filings and payment confirmations. Even when a manager files for you, keep your own records and reconcile them monthly.
Avoid penalties and common pitfalls
Penalties, interest, and collection actions can follow late or missing filings. Avoid issues by:
- Registering as soon as you begin short-term rentals.
- Reconciling bookings, platform statements, and bank deposits every month.
- Setting auto-reminders for filing and payment deadlines.
- Keeping written confirmation if a platform or manager claims to remit taxes on your behalf.
- Saving all returns and payment receipts.
If you discover an error, contact the county promptly. Early communication can limit penalties and clarify next steps.
Example: how the taxes stack up
Imagine you book a week at $2,000. For Martin County, the bed tax is 5 percent, or $100, remitted to the county. Separately, Florida state sales tax and any local discretionary surtax would be calculated and remitted to the Florida Department of Revenue. The two systems are distinct, so you will likely have both a county filing and a state filing.
Fees and what is taxable
Rules differ by jurisdiction. In many places, mandatory fees connected to the stay, such as a required cleaning fee, can be considered part of the taxable base. Optional fees or refundable security deposits may be treated differently. Review county guidance and Florida Department of Revenue materials to classify your charges correctly.
Quick start checklist for Hobe Sound hosts
- Confirm your booking lengths. If stays are six months or less, the bed tax likely applies.
- Register with the Martin County office that administers the Tourist Development Tax.
- Learn your filing frequency and due dates. Add them to your calendar.
- Decide how you will show the tax in your pricing and listing language.
- Track each booking, tax collected, and payment to the county.
- If you use a manager or platform, get the tax handling in writing and request proof of filings.
Where to find official forms and help
- Martin County official website. Look for tourist tax registration, instructions, and filing portals. You can also find department contact details.
- Martin County Tourist Development Council or Tourism Office. Learn how funds are used and find guidance for lodging providers.
- Martin County Tax Collector or Finance/Treasurer. This office typically provides registration forms, return instructions, payment options, and contact information.
- Florida Department of Revenue. Review state sales tax rules for transient rentals, registration requirements, and how state and county taxes interact.
Check these sources for current rates, deadlines, and accepted payment methods. County pages and forms can move, so confirm details before you submit returns.
Practical tips to stay audit ready
- Keep a dedicated bank account or accounting ledger per property.
- Reconcile platform payouts against bookings and your calendar each month.
- Save digital copies of returns and payment confirmations in one folder.
- Document any exemptions with supporting paperwork.
- Review your listing settings quarterly to confirm your tax collection method is still correct.
When to ask for professional help
If you list across multiple jurisdictions, have complex ownership structures, or need help classifying fees, consider consulting a tax professional. For day-to-day operations in Hobe Sound, a clear process and calendar will cover most owners’ needs.
A local partner for your rental strategy
Operating a short-term rental in Hobe Sound can be a smart move if you handle compliance and pricing from the start. If you want a sounding board on neighborhood demand, seasonal pricing, or whether a property is better suited to short-term or annual tenants, connect with Stefan Levine P.A. Our boutique, hands-on approach helps you make clear decisions and position your property for the lifestyle guests seek along the Treasure Coast.
Get a free local market consultation to talk through strategy, pricing, and next steps for your Hobe Sound rental.
FAQs
What is the bed tax for Hobe Sound short-term rentals?
- Martin County charges a 5 percent Tourist Development Tax on rentals of six months (183 days) or less.
Who must register and file the Martin County bed tax?
- Owners or operators of short-term rentals must register with the county and file returns; property managers can file if your agreement assigns that duty.
Do platforms like Airbnb or Vrbo handle the Martin County bed tax?
- The current premise is they do not remit this county tax for hosts in Martin County, so you should register and remit directly; confirm current rules with the county and your platform.
How often are bed tax returns due in Martin County?
- Filing frequency is set by the county and can be monthly or quarterly; check your account setup for your specific schedule.
Are cleaning fees taxable under Martin County’s bed tax?
- Taxability depends on state and county rules; many places tax mandatory cleaning fees while optional fees may differ, so verify with county guidance and the Florida Department of Revenue.
What happens if I do not register or pay on time?
- Late or missing filings can lead to penalties, interest, and potential collection actions, and you may be audited if issues persist.
