Photo of Jeff Wright

Jeff Wright is Board Certified in City, County & Local Government law, a designation by the Florida Supreme Court that recognizes special knowledge, skills, and proficiency in this area. He represents private property owners, associations, and investors in addressing land use and permitting concerns, particularly as they impact private property rights, property value, and investment decision-making. Jeff also specializes in working through the often complex challenges presented by local government regulation of land use. His expertise includes Florida’s Sunshine Law and Public Records Law, and all matters involving city, county, and local governments, including towns, villages, special districts, and community development districts.

Jeff has been deeply involved in growth management and comprehensive planning issues throughout Florida. He has served as committee counsel to the Collier County Rural Lands Stewardship Area Review Committee, and as an Assistant County Attorney on growth management matters. Jeff was a member of the Florida Association of County Attorneys’ statewide Growth Management Committee from its inception in 2009, and has provided critical input on growth management legislation, referenda, and reform.

Jeff has been recognized for his professional achievements, including receiving the Growth Management Committee Writing Award from the Florida Association of Counties (2009), the Deepwater Horizon Legal Task Force Appreciation Award (2011) and the Faculty of Federal Advocates’ Raymond Micklewright Professionalism Award (2004).

Given its status as a tourist destination, and the proliferation of online rental platforms, it would seem that Collier County is the perfect place for Airbnb and similar services to thrive. While these platforms continue to grow, both the City of Naples and Collier County have taken the position that daily, weekly, and/or monthly rentals of single-family homes (also known as vacation rentals, short-term rentals, transient rentals, and/or transient occupancy) are generally prohibited.

Home rentals have been popular in Florida for decades. Prior to the age of Airbnb (which launched in 2008), short-term rentals were allowed to exist “off the radar” with little to no zoning-based enforcement. Successive single-family rentals were not particularly problematic in single-family zoning districts before the internet. As technology continues to evolve, renters, neighbors, elected officials, and code enforcement have easy access to vacation rental information.

In 2011, amendments to state law preempted local governments from adopting ordinances relating to the “use” and “occupancy” of short-term rentals. In 2014, this preemption was removed and replaced with a preemption on local regulation of “duration” and “frequency” of short-term rentals. The remainder of this post will explain the current status of regulation of short-term rentals of single-family homes in the City of Naples and in unincorporated Collier County.

City of Naples Short Term Rentals


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Earlier this year, we blogged about various measures being taken by the Collier County Commission to raise revenue for various projects and improvements. These “bold steps” included (1) implementation of a 25% increase to the County’s tourist tax (from 4 to 5 cents per dollar); (2) presentation of a sales tax increase via ballot measure; and (3) creation of a stormwater utility.

The Collier County Commission reconvened in September 2018, after their customary summer break. September brought some surprises (e.g., postponement of the stormwater utility effort), and made clear that the Board once again has its hands full as it begins a new “season” and fiscal year. Below is an update on the status of these three important initiatives.

Bed Tax Increase


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In staunchly conservative Collier County, Florida, tax increases are rarely popular. But when the increases are to the bed tax (a.k.a. tourist development tax) and the sales tax, the impact is a little easier to digest. This is mainly because, as compared to tax increases on real property, the bed tax and sales tax do not have uniform impact on owners of real property.

The Board of County Commissioners, in its present form since Commissioners McDaniel and Solis were seated in late 2016, took bold steps in 2017:

  • to diversify the county’s economy through adoption of a bed tax increase;
  • to address overdue improvements to infrastructure via a 2018 voter referendum that would increase the County’s sales tax by 1%; and,
  • to solicit input on potential creation of a stormwater utility.

Bed Tax Increase


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Last week, the Conservancy of Southwest Florida hosted Cornell University Professor Dr. Tony Ingraffea, as part of its “Evenings with the Conservancy” series who spoke on the “Effects of Unconventional Drilling” on November 8.

Oil & Gas in Southwest Florida

The evening began with an introductory presentation by Nicole Johnson, Director of Environmental Policy