Palm Coast, FL Short-Term Rentals: Host Presence Rule (2026)

Palm Coast operates within a precise statutory window for host/responsible-party requirements. The pre-June 1, 2011 grandfather clause does not apply to Palm Coast, so the city cannot impose an on-site host-presence mandate or hosted-only rule that would single out STRs operationally beyond what the 2023 amendments authorize. The 2023 amendments to FS § 509.032 do permit local governments to require a 'responsible party' contact for vacation rentals - someone available to respond to complaints and operational issues - and Palm Coast Ordinance 2025-01 was structured to use exactly that authority. Section 17-68 requires every registered STR to designate a Responsible Party (the ordinance permits up to three individuals to be named on a single registration), and each designated Responsible Party signs an affidavit as part of the city registration application. The affidavit certifies compliance with ordinance sections and certifies that no guests are registered sex offenders. The Responsible Party's contact information must be available to neighbors, Code Enforcement, and the Flagler County Sheriff for response to issues - though Section 17-68 does NOT require the Responsible Party to be physically on-site during stays. Unhosted whole-home rentals are permitted in Palm Coast on the same terms as hosted/owner-occupied rentals, as long as the Responsible Party is reachable. Practical structure: most professional operators designate themselves as one Responsible Party plus a local property manager and a backup local contact (totaling three named individuals), all of whom can respond to noise complaints, parking issues, lockouts, or emergencies. Owner-occupied STRs (where the homeowner resides simultaneously with vacationers, such as in a hosted bedroom rental) are permitted but the owner counts against the 10-person occupancy cap when present. Corporate-owned, LLC-owned, and out-of-state owner STRs are permitted as long as the Responsible Party designation includes individuals who can respond locally - this is the operational backbone of the city's ability to enforce the ordinance without preempting investment ownership. The Responsible Party is distinct from (but often the same as) the operator and the registered agent for tax/license purposes. Failure of the Responsible Party to be available or to respond to a complaint is itself enforceable against the STR registration, independent of the underlying complaint - the city can revoke or non-renew the registration on the responsiveness ground alone.