Manatee County Vacation Rental Ordinance Push: 2026 Update for LWR Property Owners

## Manatee County Moves Toward Formal Short-Term Rental Regulations

While private HOA covenants have long restricted short-term rentals (STRs) inside Lakewood Ranch's master-planned villages, unincorporated Manatee County has historically operated without a centralized county-wide vacation rental registration framework. That status quo is shifting.

Following unanimous votes by the Manatee County Board of County Commissioners, county staff is currently drafting a comprehensive Vacation Rental Ordinance aimed at balancing property owner rights with neighborhood preservation, safety standards, and code enforcement oversight.

## Core Provisions Under Consideration

Based on commission directives and models implemented in neighboring coastal jurisdictions (such as Sarasota County and Anna Maria Island), the proposed ordinance framework is expected to focus on five key regulatory pillars:

1. Mandatory County Registration & Annual Renewal: Property owners offering stays under 30 days will be required to register their property with Manatee County Code Enforcement and pay an annual registration fee.

2. Occupancy & Parking Limits: Establishing clear maximum occupancy rules based on square footage and designated off-street parking spots to minimize street congestion.

3. Safety & Life-Safety Inspections: Mandatory posting of emergency evacuation routes, functional smoke/CO detectors, fire extinguisher compliance, and pool safety barrier compliance.

4. Designated 24/7 Local Contact: Requiring a designated local property manager or owner representative capable of responding to code, noise, or parking complaints within one hour.

5. Tax & DBPR License Compliance: Verification of Florida DBPR licensure along with tourist development tax registration.

## How This Impacts Lakewood Ranch Homeowners vs. Private HOA Rules

A common point of confusion for local homeowners is how county ordinances interact with private village HOAs. Here is the breakdown:

• HOAs Supercede County Minimums: Private HOA covenants in Lakewood Ranch villages (e.g., Country Club, Waterside, Mallory Park, Del Webb) typically require minimum rental durations of 30 days to 12 months. County regulations do not override stricter private HOA leasing prohibitions.
• Unincorporated & Commercial Pockets: Properties located in non-gated or commercial fringe zones that permit short-term leasing under HOA rules will need to fully comply with the new county registration, inspection, and fee processes once passed.

## Timeline & Next Steps for Property Owners

County staff is slated to present the finalized ordinance draft and hold public hearings through late 2026. Homeowners who operate seasonal or short-term rentals should start reviewing their safety equipment, parking layouts, and state tax registration numbers ahead of the formal rollout.