Vacation Rental Condos vs. Houses in Florida, by City
Florida's license file codes every vacation rental as a dwelling or a condominium. Where condos dominate, where houses do, and why it matters for anyone selling to owners.
On this page
Florida's vacation-rental license file codes every license as a dwelling (DWEL, a house) or a condominium unit (CNDO). Statewide, 34,819 licenses are houses and 14,893 are condos as of 2026-10-08, so houses make up 70%. Town by town the split ranges from 95% condos in Sunny Isles Beach to 100% houses in The Villages.
For anyone selling to vacation-rental owners, that split decides the pitch. A condo owner shares a building and a set of association rules with other owners; a house owner is responsible for the whole property. This guide ranks every Florida city file by its mix and explains who should care.
Why the split matters
- Cleaning and turnovers. A condo turnover and a house turnover take different crews, supplies and time. A condo-heavy town also packs more licensed units into fewer buildings, which shortens a route.
- Insurance. A condo unit and a house are insured differently, so the license class tells an agent which product leads the call.
- Pools, hot tubs and outdoor work. A private pool, a yard or a roof belongs to a house. Condo units generally share building amenities run by an association, which is a different sale.
- Property management. A condo association can set its own rules on short-term renting and on who manages units, so a manager pitching condo owners may also be dealing with the building.
Condo-heavy Florida towns
13 Florida city files have more condominium licenses than dwelling licenses:
| Town | Condo licenses | House licenses | Condo share |
|---|---|---|---|
| Sunny Isles Beach | 556 | 27 | 95% |
| Aventura | 143 | 8 | 95% |
| Madeira Beach | 130 | 35 | 79% |
| Daytona Beach | 75 | 26 | 74% |
| Treasure Island | 85 | 39 | 69% |
| Fernandina Beach | 189 | 111 | 63% |
| New Smyrna Beach | 91 | 53 | 63% |
| Orlando | 131 | 83 | 61% |
| Miami | 1,042 | 749 | 58% |
| Fort Walton Beach | 149 | 113 | 57% |
| Bradenton Beach | 144 | 128 | 53% |
| Hollywood | 683 | 656 | 51% |
| Fort Pierce | 65 | 66 | 50% |
For a cleaning company or a property manager, a condo-heavy town is dense: several licensed units can sit in the same building, and the ZIP tables on each city page show how tightly they cluster.
House-heavy Florida towns
43 city files are at least 80% houses:
| Town | House licenses | Condo licenses | House share |
|---|---|---|---|
| Kissimmee | 2,297 | 486 | 83% |
| Davenport | 2,183 | 213 | 91% |
| Cape Coral | 1,013 | 36 | 97% |
| Santa Rosa Beach | 933 | 199 | 82% |
| St. Augustine | 906 | 182 | 83% |
| Sarasota | 876 | 157 | 85% |
| Bradenton | 848 | 156 | 84% |
| Marathon | 554 | 101 | 85% |
| Pompano Beach | 477 | 62 | 88% |
| Tampa | 472 | 48 | 91% |
| Jacksonville | 469 | 28 | 94% |
| Inlet Beach | 456 | 65 | 88% |
| Pensacola | 450 | 76 | 86% |
| Largo | 441 | 15 | 97% |
| Palm Coast | 409 | 85 | 83% |
| West Palm Beach | 404 | 34 | 92% |
| Jacksonville Beach | 337 | 65 | 84% |
| Port Charlotte | 328 | 22 | 94% |
| Seminole | 315 | 2 | 99% |
| Port St. Joe | 313 | 15 | 95% |
| The Villages | 247 | 1 | 100% |
| Clermont | 244 | 15 | 94% |
| Deerfield Beach | 228 | 50 | 82% |
| Wilton Manors | 216 | 13 | 94% |
| Oakland Park | 196 | 28 | 88% |
| Tallahassee | 196 | 19 | 91% |
| Palm Harbor | 195 | 28 | 87% |
| Rotonda West | 185 | 9 | 95% |
| Ocala | 174 | 8 | 96% |
| Haines City | 162 | 7 | 96% |
| Anna Maria | 154 | 11 | 93% |
| Islamorada | 136 | 35 | 80% |
| Key Colony Beach | 134 | 25 | 84% |
| Wellington | 132 | 11 | 92% |
| Gainesville | 128 | 31 | 81% |
| Ponte Vedra Beach | 128 | 24 | 84% |
| Crystal River | 124 | 10 | 93% |
| Delray Beach | 121 | 13 | 90% |
| Venice | 113 | 28 | 80% |
| Vero Beach | 113 | 11 | 91% |
| Dunnellon | 108 | 8 | 93% |
| Lakeland | 107 | 4 | 96% |
| Dania Beach | 103 | 1 | 99% |
These are the towns where whole-home vacation rentals dominate. Kissimmee has the most licensed houses of any town in this group. For pool, hot tub, HVAC, pest and landscaping services, a house-heavy town is the place to start.
Every Florida city file
All 80 Florida towns with a city page, from most condo-heavy to most house-heavy:
Phone coverage by class
Statewide, 26,835 of the 34,819 house licenses (77%) and 11,401 of the 14,893 condo licenses (77%) list a phone. The license class makes little difference to whether you can call; the town and the licensee matter more.
How to pull one class
- Open the Florida plan or buy the Florida file once for $149.
- Filter the export by city, then by permit type: house licenses are labelled "Vacation rental - house" and condo licenses "Vacation rental - condo".
- Group the result by licensee name, so a company holding many units in one building is one contact.
What the class does not tell you. A DWEL license covers single-family to four-family houses and dwelling units; it does not say whether the home has a pool, how many bedrooms it has, or whether it is part of a gated community. A CNDO license says the unit is in a condominium or cooperative, not how many units the building has. Treat the class as a first filter.