All Forum Posts by: Brian Langstrom

Quote from @Stetson Miller:

@Linda Weiner I would definitely suggest doing a bit more research on it! See my previous response for the exact Collier County Ordinance number and wording. In the City of Naples, they've explicitly stated many times that they support the county's decision on the STR ban. Unless you have applied for and currently hold a transient lodging facility permit, then you are in violation of that code.

They're now looking to increase enforcement standards, as well as fees for those found in violation of these ordinances, so I would definitely recommend looking into it more!

You are very correct on the crackdown. Fire is now going to do inspections, Zoning will be checking parking and anything they can check and fine for. The county will make more on fines than the weak sales taxes might generate. The thing NO ONE checks is liability insurance. Homeowners policies do not cover this and if the County does nothing to monitor and control these mini businesses, they will be sued just like the owners for not managing the commercial operations these become.

Nice to see we have an expert in our midst. Linda, please feel free to call James French the head of Collier County Growth Management. What you will find out is less than a 6 month lease is not permitted. Smart seasonal rentors call it a 6 month lease but nothing makes the tenant stay 6 months. It sounds like you went to great lengths to register and license yourself. I would then assume you have the proper insurances on the properties. Liability being a huge concern should someone get injured while on your rental property. Normal homeowners or even commercial ryders will not suffice. I know I am not losing my properties to a slip and fall lawsuit because of underinsured coverage. When you start renting in unincorporated Collier, you may find the tenants less than forthright in their intentions. Also, do you do a background check? What if your one night tenant commits a Felonious crime in your home? Are you prepared for that? YOUR rental property could be held by the government as evidence. Sure, this can happen on any rental, but when you turn it once a year vs 360 nights a year....you can calculate the odds.

I tried short terms in Naples Park this season. Although the rents were appealing, the amount of labor and reporting makes it unappealing. A quick check with the State Hotelier board says less than .001 of the projected ARBNB and nightly rentals report taxes. In 2023, legislation has already been written to heavily tax and add inspections like a normal lodging location to private rentals. I just don't see how it would be worth all that. I can rent a summer season rental and a winter season rental and make out just fine.

While talking to Mr French at CCGM, ask him about future zoning and fire inspections you will be facing. You are running a commercial operation out of residential zoning.

Best of luck to you all. ARBNB is not for me.

I remembered your post on this topic.

City of Naples is strict and recently cracked down on a lot of STR's during season. I would not play the game in the City.

The County is more lenient and I just attended a zoning discussion on STR's. It sounds like the plan is to push the county rules to 6 month leases and the County will start an ARNB task force. They just want the sales taxes collected and life safety practices in place. So, you might want to check the zoning issues for your address.

Vineyards is pricey and a golf community with high HOA's. Prior posts have mentioned all the areas with larger lots.

Naples is not an acreage kind of area. Dense housing with seasonal ownership for small use buyers are common. The mean house price is now $660K and that don't get much. Those in zips 34117, 34118, 34119 are bigger properties but still pricey.

One thing not discussed much is fractional ownerships. We are putting one together on a nice house in Pine Ridge Estates. 4 week blocks. Curious to see what zoning says.

I could meet up. Live in Naples

I have subscribed to the alerts and gone numerous times. What I see is the Mortgage holder will bid it up to cover their lien. Then good luck to someone wanting it.

They tend to be dumps. I have gone to inspect with the buyer after the auction. Oh my god, how do people live like that. Not worth the money if you need a snow shovel to empty it out.

In Naples, a decent one will come across about once a year. The bidding is furious and some rich, bored guy with nothing to do will overpay and take his high fives and leave.

Double the drywall on the common wall both sides is an easy way to deaden sound issues. Batt insulate the attic space.

Don't know if you are city or county side of Bayshore, but the City is now watching anyone on AIRBNB. You will get a visit from Code Enforcement once you list on there. The County will watch the length of contracts. As long as you are collecting sales taxes and reporting it, they probably won't say much. 

Make sure you have all life safety issues covered. One handicap accessible bathroom per unit, fire extinguishers, smoke and gas detectors all need to be in place. Oh, and no extension cords on anything. We got nailed for that about a month ago. We tried it in February and March in Naples Park. Made money, worked like a concierge to the tenants. Amazing how they don't know how to do anything.

Good Luck

Thanks Chris. Down the same road........Not a chance.

Thanks for the response. I know there are more than one way to set this up. I need to get a RE Attorney to figure it out, not a Divorce Family Law person.

I have three small multi's in Naples. All three acquired while married. We have now separated and moving to divorce. Any advice or thoughts on how to separate the assets, how to divide and how I should title in the future. I hope to just buy out her 1/2 so I can do my own thing. Unfortunately, we did have then titled in both our names but have a LLC which we operate under. I am thinking they each should be titled in an LLC for each. Me as the member.