Vacation rentals on Amelia, St. Simons and Jekyll islands

This market straddles a state line. Amelia Island, with Fernandina Beach and its Victorian downtown, is Florida's northernmost barrier island; a short drive north across the St. Marys River, St. Simons Island and Jekyll Island form part of Georgia's Golden Isles. Guests come for golf, uncrowded beaches, historic sites, the Amelia Island Concours d'Elegance in March and the Isle of Eight Flags Shrimp Festival, and for family weeks in summer. Stock ranges from Fernandina cottages and beach condos to St. Simons village homes and golf-course villas.

Florida side: Fernandina Beach and Nassau County

Florida's s. 509.032(7) protects vacation rentals against new local bans but exempts rules adopted by June 1, 2011, and Fernandina Beach keeps a restrictive regime. In the city, resort rentals, meaning stays under 30 days, are limited to the R-3 high-density residential zone, except for properties that held a resort rental dwelling permit before the restriction and never let it lapse for more than 180 days. Eligible owners need a state public lodging license, a sales tax number, a local business tax receipt, a resort rental dwelling permit and a life-safety inspection. In unincorporated Nassau County, check zoning and any resort community's covenants; Nassau County collects its own tourist development tax.

Georgia side: Glynn County and Jekyll

Georgia has no statewide equivalent of Florida's preemption. In unincorporated Glynn County, which includes St. Simons Island, owners must hold a short-term rental certificate before renting for fewer than 30 days, and the county code sets standards for noise, parking and trash and requires a local contact. A 7% accommodation excise tax is paid to the county monthly, on top of Georgia sales tax, and operators of six or more properties also need an occupation tax certificate. Jekyll Island is different again: the island is owned by the state and managed by the Jekyll Island Authority, and homes are held on long-term leases whose terms govern what owners may do.

Our advice

Treat this as three regimes, not one. Before buying, check the Fernandina zoning map or the Nassau County rules, the Glynn County certificate requirements, or the Jekyll lease, depending on the island, and read any association documents. Do not assume that what works on one island works on the next. We study every request and tell you honestly whether and how we can help.