There is no cap on the number of nights per year that a Spring Hill short-term rental may be rented. FS § 509.032(7)(b) expressly preempts Florida counties that did not adopt an STR ordinance on or before June 1, 2011 from 'prohibiting vacation rentals or regulating the duration or frequency of rental of vacation rentals.' Hernando County is NOT on the grandfathered list - it has no pre-June 1, 2011 STR ordinance that would carry through to current law. The 2023 amendments to FS § 509.032 do NOT restore frequency or duration authority to non-grandfathered counties; they only added registration, responsible-party, and occupancy-cap authority. SB 280 of 2024 (which would have rewritten the framework) was vetoed by Governor DeSantis in June 2024. As long as the current FS § 509.032 framework remains in effect, Hernando County cannot impose a nights-per-year cap on Spring Hill STRs even via the pending Certificate of Use ordinance.
Spring Hill's lack of any night cap on short-term rentals is the direct result of FS § 509.032(7)(b)'s preemption of Hernando County from regulating rental duration or frequency. The statute provides: 'A local law, ordinance, or regulation may not prohibit vacation rentals or regulate the duration or frequency of rental of vacation rentals.' This preemption applies to all Florida cities and counties that did not have a pre-existing vacation rental ordinance in effect on or before June 1, 2011. Hernando County is NOT on the limited grandfathered list (which includes a small number of pre-2011 jurisdictions like Flagler County, the City of Flagler Beach, Anna Maria, Indian Rocks Beach, and certain other coastal Florida pre-2011 ordinance adopters). Because Hernando did not adopt a pre-June 2011 STR ordinance, the FS § 509.032(7)(b) preemption applies in full force. Hernando County therefore cannot: (a) impose a maximum number of nights per year, (b) impose a maximum number of rental periods per year, (c) impose a minimum stay requirement, (d) impose a maximum stay requirement (other than the FS § 509 transient-vs-residential boundary of six months), or (e) ban rentals during specific seasons or events. The 2023 amendments to FS § 509.032 expanded local authority in registered areas - permitting local registration programs, responsible-party designation, occupancy caps, and operational standards - but the 2023 amendments did NOT restore frequency or duration authority to non-grandfathered counties. The 2024 Florida legislative session passed SB 280, which would have rewritten the entire framework (moving registration to a state-administered DBPR system and shifting some local authority), but Governor DeSantis vetoed SB 280 in June 2024, leaving the 2023 amended framework as the operative law. As long as the current FS § 509.032 framework remains in effect, Hernando County cannot impose a nights-per-year cap on Spring Hill STRs - even via the pending Certificate of Use ordinance referenced by Hernando Sun (Feb 15, 2026). The Hernando Sun article confirms the pending ordinance is structured to operate within FS § 509.032 (adopting Florida Chapter 509 lodging rules with capacity and parking provisions) rather than challenge the preemption. Future legislation could change this, but Spring Hill operators currently face no statutory or county limit on the number of nights they may rent. HOA and deed-restriction limits on rental frequency in specific Spring Hill subdivisions are NOT preempted by FS § 509.032 because they are private restrictions enforced by private parties - those restrictions remain enforceable by associations through governing documents, separately from county action. Spring Hill operators should check the deed restrictions for their specific subdivision; some retirement-oriented or 55+ communities restrict short-term rentals entirely or impose minimum-stay requirements through deed restrictions.
Because no night cap applies to Spring Hill STRs, there are no county or state penalties for the number of nights rented per year. The only adjacent enforcement risks involve (a) tax obligations on every booking regardless of frequency - the 6.0% state sales tax, 0.5% Hernando discretionary surtax, and 5.0% Hernando County TDT under Ordinance 2014-17 apply to every rental of six months or less, (b) Vacation Rental Permit and Florida DBPR license obligations that apply to all STR operations regardless of frequency, and (c) HOA and deed-restriction limits in specific Spring Hill subdivisions, which are enforceable by the homeowner's association or by other property owners with standing under deed restrictions independently of county action. HOA enforcement can include fines, restrictions on amenity use, and (in some communities) authority to enjoin STR operation entirely. Pattern complaints about an STR's noise, parking, or occupancy can support permit non-renewal under the FS § 509.032 framework even though the underlying number-of-nights cannot be capped. If the Florida Legislature or future Governor adopts an STR preemption-rewriting bill (a successor to SB 280) and Hernando County subsequently adopts a county night cap, the framework could change - operators should monitor Florida Senate and Hernando County BoCC actions in 2026-2027 for any such changes.
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