Vacation rental management in Naples and Collier County
Your Naples house, booked directly, no platform fee.
Naples is the most expensive winter market on either coast, and the rules depend on which side of the city line the house sits. We are taking on our first Gulf coast homes now and bring the model we run on the Atlantic side: direct bookings on this site, no platform fee, and one local person who answers every guest.
Free estimate by season. No contract to read first.
Looking for a place to stay in Naples? See the homes.
Taking on homes in Naples now
We are taking on homes in Naples, Bonita Springs and Marco Island now. The first houses here get the same treatment as the homes you can see on this site: professional photos, a rate card by season you approve, guests who sign the agreement and pay by card before arrival, and an inspection after every departure clean. Tell us the street and the bedrooms and we will say honestly whether the house is one we can fill.
What could your Naples house earn as a vacation rental?
Pick a size and a cautious number of booked nights. The rates are the real ones from the homes we manage; the fees are the published 2026 numbers for Airbnb and for big-brand managers.
Our 7 homes with 3 bedrooms average about $485 a night across the year, with a 3-night minimum.
Starts at our typical rate for this size. Slide it if you know your house is worth more.
150 nights is about 40% occupancy, a cautious year for a well-kept house on this coast.
We block these on the calendar before anything else.
Estimated rent a year, before cleaning fees and tax
$72,750
150 nights at $485. Where it goes depends on who runs the house:
- You, on Airbnb$61,474 to you
Minus $11,276 platform fee at 15.5%, plus roughly 120 to 240 hours of your year answering messages, arranging cleans and handing over keys.
- A big-brand management company$50,925 to $58,200
Typical full-service fees run 20 to 30% of rent, often on top of the platforms they list you on.
- With Florida Luxury Rentals$72,750 to you
Guests book direct on this site, so no platform takes a cut. The rate card is agreed with you, and the figure you agree is the figure you receive. Our agent confirms the numbers for your house on the call. Your time: a phone call now and then.
These numbers are approximate, not a quote. Every house is different, and what yours earns depends on its size, location, condition and the season.
Rates are averages from the homes on this site; platform and manager fees are the published 2026 figures. Cleaning fees and Florida tourist tax are paid by guests on top.
Renting a house in Naples: the steps, in the order the city wants them
The licence, the tax accounts and the city certificate are in your name. The paperwork, the inspection and the monthly filings are ours to keep straight.
1. City line, zoning district and association rules
Inside the City of Naples, a residential property rents for 30 days or longer, may be let for under 30 days no more than three times a calendar year, and may not be advertised for shorter stays. Outside the city, in unincorporated Collier County, nightly stays are allowed with a county registration. Marco Island and Everglades City run their own rules. Condo and HOA documents add their own minimum terms.
What we do: Our agent confirms which side of the line the house is on and reads the association documents before anything is quoted. Inside the city we price the house by the month and the season.
2. Collier County short-term rental registration
Since 3 January 2022, every home in unincorporated Collier County rented more than three times a year for stays under 30 days must be registered with the county before it is advertised: a $50 non-refundable fee, a designated responsible party ($50 to change), and the registration number on every listing. Operating unregistered carries fines of up to $500 per day.
What we do: We file the registration in your name, act as the responsible party, and put the number on the listing.
3. State vacation rental licence (DBPR)
Required once a home is rented more than three times a year for stays under 30 days, or advertised that way. $170 a year plus a $50 application fee and a $10 education fee for a single home. A house inside the city that rents only by the month does not need one.
What we do: We tell you which side of the line your house is on, and do the application with you if it needs one.
4. Collier County tourist tax and state sales tax
Collier County charges a 5% tourist development tax on every stay of six months or less, registered and filed with the county tax collector; a return is due for every assigned period even when nothing was collected, and a filing is delinquent after the 20th. State sales tax is 6% with no county surtax. Voters are being asked to approve a sixth penny of tourist tax from 1 January 2027.
What we do: We open the tourist tax account with you, collect both taxes at booking and file every period, including the empty ones.
What a guest pays on top of the rent in Collier County: 11% in total, 6% state sales tax and 5% county tourist development tax, with no county surtax. Collected at booking, never out of what you receive.
Fees and rules checked October 2026 from Collier County, short-term vacation rental registration application, Collier County Tax Collector, tourist tax, City of Naples, code compliance questions and Florida DBPR, vacation rental licence fees. They change from time to time; we confirm the current ones for your house before you sign anything.
Where in Naples we take houses
Two to six bedrooms, a pool, and either water or a short walk to the sand. These are the streets that book.
Old Naples and the city beaches
The streets between Fifth Avenue South and the pier. Inside the city limits a house rents by the month, with three shorter stays a year allowed, and the season books a year ahead.
Park Shore, the Moorings and Pelican Bay
Bay-front and beach-club neighbourhoods north of downtown. Condo and association documents decide the minimum term; many run 30 or 90 days.
Vanderbilt Beach and North Naples
Outside the city limits, so the county's registration applies and nightly stays are allowed. Canal homes near the beach and the Ritz are the strongest product on this coast.
Golden Gate and the estates
Big lots and pools inland, ten to twenty minutes to the beach. Good value for a season-long family.
Bonita Springs and Marco Island
Bonita Beach houses and canal homes to the north; Marco Island runs its own rental rules and is outside the county programme.
Three ways to rent a house in Naples
Do it yourself on the platforms, hand it to a national management brand, or work with one person who knows the coast.
| Yourself on Airbnb or Vrbo | A national management brand | Florida Luxury Rentals | |
|---|---|---|---|
| Platform fee on every booking | 15.5% Airbnb, 8% Vrbo | Usually, plus their fee | None, guests book here |
| Who answers the guest at 9 pm | You | A call centre | Our agent |
| Open to owners | It is your house | By arrangement | Always, just tell us your dates |
| You approve the rate card | Yes | No | Yes |
| Someone local who has seen the house | Yes | No | Yes |
| Cleaning, keys and small repairs arranged | No | Yes | Yes |
| Your own dates blocked first | Yes | Limited | Yes |
| Help with licence and tourist tax paperwork | No | Sometimes | Yes |
| Your hours a month | 10 to 20 | 1 or 2 | 1 or 2 |
Platform and manager figures are the published 2026 rates. Hours are from host surveys and vary with occupancy.
Questions Naples owners ask
Can I rent my Naples house short-term?
It depends on the city line. Inside the City of Naples a residential property rents for 30 days or more, with three shorter stays a year allowed and no advertising of shorter stays. Outside the city, in unincorporated Collier County, nightly stays are allowed once the house is registered with the county. Most addresses with a Naples postcode are outside the city. We confirm yours before quoting.
What does the county registration involve?
A one-time $50 registration with Collier County before the house is advertised, a named responsible party, and the registration number shown on every listing. It applies to homes rented more than three times a year for stays under 30 days. Fines for operating without it run up to $500 a day, so we do not open the calendar until the number is issued.
You have no homes on the Gulf coast yet. Why would I be first?
Because the first houses get the most attention. Our agent sets the rate card with you from the season and the Atlantic homes' numbers, photographs the house, and books it directly here with no platform fee from day one. You see every rate and every booking in the owner portal, and if the house is not one we can fill we say so on the first call.
What does a house here earn?
We do not have Naples rate cards to show yet and we will not invent a number. Naples has the highest winter rates on either coast, and a canal or beach-block house in North Naples or a monthly let in Old Naples both book a year ahead. Tell us the street and the bedrooms and you get an estimate by season for your house.
What do guests pay in tax?
11% on top of the rent: 6% state sales tax and 5% Collier County tourist tax, with no county surtax. We collect it at booking and file every period. If voters approve the extra penny the county has proposed, tourist tax rises to 6% from January 2027 and we adjust the listing then.
Who looks after the house between guests?
Our agent and the same small local team who look after every home we manage. The house is inspected after every departure clean, guests send photo ID and sign the agreement before paying, and when something is wrong someone is there within the hour.
More answers for the whole coast on the owner page. Keeping the house for yourself? Home Watch checks on it while you are away.
Get the number for your Naples house
The street, the bedrooms, whether it is on the water. Our agent comes back with estimated rates by season, what you would receive, and an honest read on the city registration for your house.
- Call or text
- (954) 240-1891