Are you leaving money on the table because your booking calendar opens too late or your rates do not match demand? On 30A West around Point Washington, demand moves with seasons, events and even the weather. With the right plan, you can price confidently, set the right minimum stays and time maintenance without losing revenue. Here is how to build a calendar that fits how guests actually book in this part of Walton County. Let’s dive in.
30A West at a glance
30A West includes Point Washington, Santa Rosa Beach and nearby beach towns along Scenic Highway 30A. It blends high-demand Gulf communities with quieter wooded neighborhoods around the state forest. If you are new to the area, get a feel for the mix of beach and forest settings around Point Washington State Forest.
Know your peak and shoulders
Summer peak
Late May through early August is the highest-demand stretch. Memorial Day week, June and July typically deliver the top occupancy and the strongest nightly rates, with June often the single best revenue month based on Walton County benchmarks from Airbtics. Plan for strict minimum stays and premium pricing.
Spring boosts
Event weekends lift early-year demand. The 30A Songwriters Festival runs over MLK weekend in January and pulls visitors across the corridor. In mid-February, the Seaside School Half Marathon and 5K fills nearby inventory. Late April gets another bump with the South Walton Beaches Wine and Food Festival.
Fall shoulder growth
October and November have grown stronger in recent years, helped by festivals and Thanksgiving travel. You can often capture solid occupancy with long-weekend minimums, flexible mid-week deals and clear event-weekend pricing.
Low season
Outside of event weekends, December and much of January and February are softer. ADR and occupancy trend down compared with summer, according to market snapshots like AirROI. Target extended-stay discounts and remote-work packages to keep your calendar moving.
Your annual STR calendar
Use this as a planning backbone and adjust to your property’s performance.
- December to January
- Finalize MLK weekend rates and minimums for Songwriters Festival. Open dates early and require 3 to 7 nights for festival coverage.
- Promote winter specials aimed at remote workers.
- January to March
- Confirm state and county compliance. Renew your Walton County registration via the county program and verify state licensing with the DBPR. See the county’s Short-Term Vacation Rental requirements and the DBPR’s vacation rental guide.
- Schedule major maintenance in late January or early February, away from race and festival dates.
- March to May
- Increase rates for Spring Break, Easter and Memorial Day week. Lock in summer cleaning teams and backups.
- Publish peak-season house rules and check-in/out times.
- June to August
- Maximize ADR with weekly minimums on prime weeks. Tighten cancellation rules for holiday periods.
- Make sure emergency contacts and your storm plan are prominent in your guest book.
- September to November
- Price for fall events and Thanksgiving. Offer long-stay value mid-September to October to offset storm-season hesitation.
- Begin year-end maintenance planning and parts ordering.
- November to December
- Set holiday minimums and finalize New Year’s pricing. Complete tax prep and TDT filings.
Pricing and minimum stays
Match rules to demand and booking behavior.
- Peak weeks and holidays: set your highest ADR and require 5 to 14 nights, depending on size and location.
- Event weekends: use event-specific rates and require stays that cover the event dates. Offer early-book incentives for repeat guests.
- Shoulder months: try 2 to 3-night minimums on weekends, plus mid-week discounts and longer-stay offers.
- Low months: reduce minimums and add extended-stay discounts to attract remote workers and snowbirds.
- Booking window: open prime summer and festival weeks early. Keep shoulder and low-season windows shorter to stay competitive.
Compliance and taxes to schedule
Stay in good standing and avoid penalties by building key dates into your calendar.
- Walton County registration: the county requires annual vacation-rental registration and enforces penalties for noncompliance. Fees were updated effective February 1, 2025, with an individual property rate noted at $300 per year. Review requirements and keep records current through the county’s STR program page.
- Tourist Development Tax: collect and remit Walton County TDT. South Walton properties typically have a 5 percent TDT rate. File monthly through the clerk’s TDT portal.
- State licensing: most whole-home STRs need a DBPR license. Confirm your classification and steps in the state’s vacation rental guide.
Weather and hurricane season planning
Atlantic hurricane season runs June 1 to November 30, with a statistical peak near September 10 per the National Hurricane Center. Build weather risk into your operations.
- Publish a clear hurricane and cancellation policy for June to November.
- Verify insurance covers STR use and wind events, and keep an evacuation and safety plan in your guest materials.
- Avoid nonessential upgrades during peak storm months and keep a rapid-secure checklist for shutters and outdoor items.
Staffing and maintenance timing
Protect your standards during crunch times and keep the property in top shape.
- Contract primary and backup cleaning and linen vendors before summer and major events.
- Block deep cleans in late January or late fall, away from events and holidays.
- Stock spares of linens, small appliances and filters ahead of summer.
The bottom line
A tight calendar strategy on 30A West is the easiest way to boost revenue without adding bedrooms. Price up for summer and key events, stay flexible in the shoulders, and lock in your compliance and storm prep before guests arrive. With a focused plan, you will protect your time and your returns.
If you want help tuning pricing, staging for premium ADR or evaluating an investment on 30A West, reach out to Katie Atwater and Mike Henderson for a data-backed, boutique approach.
FAQs
What are the peak booking months for 30A West short-term rentals?
- Late May through early August, with June often delivering the highest revenue based on local market benchmarks.
Which local events most affect bookings on 30A West?
- MLK weekend’s 30A Songwriters Festival, the mid-February Seaside School Half Marathon and late April’s South Walton Beaches Wine and Food Festival.
What licenses and taxes do I need for a 30A West vacation rental?
- A Walton County STR registration, a Florida DBPR vacation rental license for most whole-home rentals and monthly Tourist Development Tax filings through the county portal.
How should I plan for hurricane season in my STR policies?
- Post a clear storm and cancellation policy, verify insurance, provide evacuation info and avoid major projects during June to November.
When should I schedule deep cleaning and upgrades for my 30A West rental?
- Use predictable low windows such as late January or late fall outside event weekends, and always avoid confirmed bookings for larger projects.
