Thinking about a beach escape that can also help pay for itself? If you’re eyeing a second home on St. Simons Island and plan to rent it when you’re not there, you’re not alone. You want clear rules, real numbers, and a simple path to getting started. This guide gives you the essentials you need to make smart moves in 31522, from permits and taxes to HOA rules, insurance, and management options. Let’s dive in.
St. Simons STR rules
Permits and registrations
Before you list a property for short stays, confirm what is required by Glynn County. Start with the county’s planning pages and verify whether a short‑term rental registration, safety inspection, or business license applies to your address. Use the county’s official departments to check your property details and required steps through the Glynn County Planning and Community Development site.
You may also need to register for tax collection and a local occupational tax certificate. For state tax accounts, set up your profile with the Georgia Department of Revenue. If you plan to hold title in an entity, create or confirm your business with the Georgia Secretary of State.
Zoning and land use
Rules can vary by zoning district and any special overlays. Confirm your parcel’s zoning and permitted uses directly with the county, and read the county code for any limits on stay length, guest counts, or owner occupancy. You can review the Glynn County Code of Ordinances and speak with staff at Planning and Zoning to verify the latest standards.
Taxes and compliance
Short‑term rentals usually trigger state sales tax and local lodging or tourism taxes. Register with the Georgia Department of Revenue for sales and lodging tax accounts, then contact the Glynn County Tax Commissioner to confirm any local registrations, filing schedules, and payment portals.
Keep clean records. Track nights, rates, and channels for each booking. Some platforms collect certain taxes at checkout, but you are responsible for ensuring everything is filed and paid correctly.
HOA and deed limits
Many island neighborhoods and condo communities have Covenants, Conditions, and Restrictions that limit or structure rentals. Before you buy, get the full CC&Rs and any rental policy addenda. Look for:
- Minimum stay rules or rental caps
- Registration or approval requirements for renters
- Occupancy, parking, and noise rules with fines
- Required on‑island contact or manager
- Insurance and indemnity obligations
Ask the association for any pending changes or enforcement activity. If rentals are allowed, confirm whether a local contact is required and how you will meet that requirement.
Insurance and coastal risk
Much of St. Simons sits in FEMA flood zones, and coastal wind exposure affects coverage and cost. Check the property’s flood zone and elevation using the FEMA Map Service Center. Budget for flood insurance if your lender requires it and consider windstorm or hurricane endorsements where appropriate.
Standard homeowners policies often exclude paid short‑term stays. Look into a short‑term rental or landlord policy with appropriate liability limits. Ask about loss‑of‑income coverage, contents coverage for furnishings, and hurricane deductibles. Ensure basic safety items are in place, like smoke and carbon monoxide detectors, egress routes, and fire extinguishers.
Management options
You have a few ways to operate:
- Self‑manage: You handle bookings, guest communication, cleaning, and maintenance. This lowers costs but requires time and on‑call support.
- Local property manager: A full‑service manager handles pricing, listings, cleaning, and guest support. This is common for out‑of‑area owners and can include help with compliance. Confirm responsibilities and fees in writing.
- Hybrid approach: You keep some tasks and outsource the rest to local vendors or a co‑host.
Clarify who will collect and remit taxes, how emergency calls are handled, and what reporting you will receive each month.
Market data and comps
Build your revenue plan with real data. Review comparable listings and historic performance estimates for 31522 through STR analytics tools like AirDNA market data or Transparent analytics. Layer in guidance from local brokers for neighborhood‑level insight, typical seasonality, and amenity upgrades that improve average daily rate and occupancy.
Key metrics to track:
- Average Daily Rate by bedroom count and proximity to the beach
- Occupancy by month and season
- Revenue per available night or per week
- Typical cleaning and turnover patterns
Due diligence checklist
Use this simple sequence before you commit:
- Confirm zoning and STR legality with Glynn County for your intended use
- Obtain CC&Rs, bylaws, and the HOA rental policy; review for minimum stays, caps, and parking rules
- Check FEMA flood zone and ask for an elevation certificate if available
- Request the seller’s rental history, calendars, and average nightly rates by season
- Verify existing bookings and any lease obligations you would inherit
- Get insurance quotes specific to STR use and coastal risk
- Register for state and local tax accounts and confirm filing schedules
- Price out professional management vs. DIY and build three revenue scenarios (conservative, typical, aggressive)
- Prepare safety and guest house rules that align with HOA requirements
Financing and taxes
Lenders may classify your purchase as a second home or an investment property. That choice affects down payment and rate. Clarify allowed personal use and rental days with your lender before you make an offer.
For taxes, know how you will report rental activity and expenses. Short‑term rentals are often reported on Schedule E unless you provide substantial services. Speak with a tax advisor who understands STR rules to maximize compliant deductions like management fees, repairs, and depreciation.
Local operating tips
Expect strong spring and summer demand, with added bursts around holidays and island events. Weekends book first, and shoulder seasons can perform well with smart pricing. Parking is limited in many neighborhoods and condos, which can limit guest counts and influence your listing strategy. Clear house rules and a simple welcome guide reduce issues and improve reviews.
Ready for next steps?
If you want a practical, local plan for 31522, connect with a senior‑led team that knows both coastal living and investment details. From identifying STR‑friendly communities to modeling rates and occupancy, you can get tailored guidance and introductions to vetted local managers and vendors. Reach out to Pitts Wilson to start a focused conversation about your goals.
FAQs
Are short‑term rentals allowed on St. Simons Island?
- It depends on zoning and any HOA or deed restrictions; verify with Glynn County Planning and Community Development and review the Glynn County Code of Ordinances.
What permits or registrations do I need for 31522?
- Confirm any county STR registration, a local business license, and state tax accounts with the Georgia Department of Revenue, plus any HOA requirements.
What taxes apply to short stays in Glynn County?
- Expect state sales tax and local lodging or tourism taxes; set up accounts with the Georgia Department of Revenue and confirm local remittance with the Glynn County Tax Commissioner.
Do I need flood insurance for a St. Simons rental?
- Many properties are in FEMA flood zones; check your address on the FEMA Map Service Center and consult your lender and insurance broker.
How can I estimate STR revenue in 31522?
- Review comps and seasonality through tools like AirDNA market data or Transparent analytics, then build three scenarios and adjust for HOA rules and parking limits.
