A 360Homy product — built for every rental platform
Rental taxes, calculated and registered — tax by tax, address by address.
360StayTax is a standalone, multi-tenant SaaS and API platform for lodging and rental taxes. The calculator on this page is the real engine: every Florida county, all 50 states + DC, and 34 European cities — plus the registration steps for every jurisdiction. Our own rental website is Tenant #1; any other platform, property manager or booking site can plug into the same engine.
- Short-term rentals
- Mid-term rentals
- Long-term rentals
- Student housing
- Hotels · resorts · hostels
There is no single U.S. lodging-tax registration
A stay is taxed where the property sits — not where your company is incorporated or where the guest lives. One property can owe tax to a state, a county, a city and a special district at the same time, each with its own rate, taxable base, registration form and due date.
Who collects what
The moment a website takes the guest's payment, most states treat it as a marketplace facilitator. But an OTA is not automatically responsible for every tax — collector, remitter, registrant and filer are recorded separately for each tax on each booking. In Florida, facilitators collect state tax + surtax; county TDT only where the platform holds a county collection agreement.
Nobody yet = not published
For every property and every tax, the system answers: who collects this — platform, host, or nobody yet? If the answer is “nobody yet”, the property is not ready to publish. Unknown rates fail safe the same way: blocked, never 0%.
Not just short-term
Florida taxes stays of 6 months or less — a 2-month mid-term stay is still taxable, and a semester of student housing inside the 6-month window is too. Many states exempt at 30 or 90 days; Georgia charges a flat $5/night fee that stops at day 30. Thresholds are stored per jurisdiction, never hard-coded globally.
Tax calculator — Florida, United States, Europe
The same rules the platform runs on: fee-taxability matrix, per-state thresholds, §212.03 exemptions, European night caps and minor exemptions. Every line names its collector, source and verification status.
Itemised quote
Pick a county and calculate. Default example: Orange County, $130 × 3 nights + $45 cleaning = $54.38 tax.
Itemised quote — state layer
Pick a state and calculate. Alaska, California and Nevada have no state-level lodging tax — try one and see how a confirmed finding is shown.
Itemised quote
Pick a city and calculate. Try Paris (flat per adult), Edinburgh (5% — first 5 nights only), Zagreb's Croatia entry (blocked: per-locality range), or Zurich (confirmed: no tax).
Demo of the production engine's rules — not tax advice and not a filing figure. Rates are the October 2026 snapshot, pending independent review. A jurisdiction missing or unknown is not 0% — the engine fails safe rather than guessing.
A rate is useless without knowing what it applies to
The same cleaning fee is taxable for one tax and excluded from another, in the same county. 360StayTax stores one row per fee type, per tax — and the Florida calculator above applies this matrix live (“depends” rows resolve by the stated condition and are flagged on the quote).
| Charge | In the Florida tax base? | Rule |
|---|
Florida treatment per the registration plan §8A. Other jurisdictions store their own rows per tax; where a condition is unresolved the charge is excluded and flagged, never silently included.
Registration — honestly, and in the right order
Most tax authorities offer no registration API; portals are built for a human with a browser, and some registrations are still paper forms. So registration here is what it really is: the researched record for every jurisdiction, and ordered checklists where later steps ask for numbers issued by earlier ones. Registration is triggered — Florida at launch, other jurisdictions at the first property or booking — not filed everywhere upfront.
United States — browse all 51 registration records
Florida — Track A: the platform's own checklist
Step 1 stays blocked until the company's Group 2 data (legal entity, EIN, addresses, registered agent, responsible party) arrives through a secure channel and counsel reviews the model. Nothing is filed from this page.
Florida — Track B: generate a host's county checklist
Florida — monthly filing calendar
What the engine knows — and what it refuses to guess
Every row carries its verification status. “Confirmed: no tax” is a researched finding. “Unknown” blocks quotes. Local US county/city rates are deliberately not in these tables — they are collected per property at activation.
United States — state layer, 51 jurisdictions
| State | State tax | Rate | Threshold | Flat fees | Collects | Status |
|---|
Europe — 34 cities
| City | Country | Tax | Shape | Amount | Max charged nights | Minor exemption | Status |
|---|
Florida — all 67 counties (state 6% + surtax + TDT)
| County | Surtax | TDT | TDT collected by | Combined |
|---|
Florida TDT from FL DOR Form DR-15TDT (R. 10/26); surtax from Form DR-15DSS (R. 11/25), calendar 2026 — extracted from the official forms, pending independent review. Counties can change TDT by ordinance: verify with the county tax collector before pricing or filing. “None listed” counties show no verified exemption — none is claimed.
Multi-tenant, API-first — a product, not an internal tool
Every service is an API with strict tenant isolation: each client website or company gets its own registrations, credentials, fee matrices, ledger and filing calendar. Our own rental website is Tenant #1, Florida its pilot. Other platforms and companies — from a single-property operator to a Booking.com / Expedia / Airbnb / Vrbo-scale platform — onboard as additional tenants on the same engine, with registrations held in the tenant's own name, never shared or reused.
Jurisdiction Resolver
Address → geocode → boundary match → the list of jurisdictions, including ZIP codes crossing county lines. Miami Beach resolves to Florida + Miami-Dade (Beach sub-rules) + City of Miami Beach.
Tax Engine
Given property, dates and itemised charges, returns an itemised tax breakdown with the rate versions effective on the stay dates — applying the fee-taxability matrix and each jurisdiction's threshold and exemption rules.
Registration Service
Checklists, document collection, e-sign / authorization, submission queue and status tracking — the five-stage pipeline, exposed per tenant and per property.
Filing Calendar & Returns
Per account: frequency, due dates, zero-return flags, return generation from the booking ledger, payment instructions / execution, and confirmations. DR-15 monthly to the DOR; TDT monthly / quarterly to the county collector.
Ledger & Audit Store
Immutable per-booking, per-tax collection and remittance records, rate-source snapshots, and a document vault — so any county can be answered: what was collected, at which rate version, on which return.
Quote → collect → file → archive
Itemised taxes shown to the guest at quote, collected into segregated tax-payable accounts, accrued to the correct registration account, filed, remitted, archived. If a tax cannot be determined for an address, we fail safe — the listing does not publish at 0%.
POST /taxes/quote { "property_address": "Orlando, FL (Orange County)", "stay": { "nights": 3, "category": "short_term" }, "charges": [ { "type": "rent", "amount": 390.00 }, { "type": "cleaning", "amount": 45.00 } ] } → 200 itemised, per tax: state_transient_rental_tax 6.0% $26.10 county_discretionary_surtax 0.5% $2.18 tourist_development_tax 6.0% $26.10 ───────────────────────────────────── total_tax $54.38 each line carries its rate version, source and "who collects" assignment
Three APIs for client platforms
Tax Calculation API — address + stay dates + rental category + itemised charges → jurisdiction resolution and an itemised, per-tax breakdown using the fee-taxability matrix, with rate-version references.
Registration API / service — onboarding checklists, document collection, authorization capture, submission status and account numbers, per tenant and per property.
Filing & Status API — filing calendar, return status, remittance confirmations, renewal alerts.
The API is versioned, documented, and sandboxed, and every calculation is logged with its rate versions so any historical quote can be reproduced. Subscription plans tier by properties, booking volume and states covered — and a tenant's subscription is invoiced separately from guest taxes. The two money flows never mix.
Sales tax on our own subscription revenue
Subscription / SaaS revenue — from client platforms (B2B) and individual hosts (B2C) — is the product's own revenue, separate from guest lodging taxes, with its own registration duty. Whether SaaS is taxable depends on the state (Florida generally does not tax SaaS where no tangible property is delivered — confirmed with counsel for the exact offering). Business customers are not assumed exempt: where SaaS is taxable, B2B and B2C are usually taxed alike unless an exemption applies; the common difference is sourcing. We store saas_taxable, b2b_taxable, b2c_taxable and the sourcing rule per state, and run a Phase 0 company track: nexus study, company registrations, invoice rules.
Built for any PMS and any platform — not just our own site
360StayTax is an open product. Any property-management system or booking platform connects once and gets per-tax calculation and registration for every property it manages — and 360Homy itself runs on exactly the same rails as Tenant #1, using 360StayTax for any kind of rental, for any period: short-term, mid-term, long-term, student housing, hotel beds, resorts and hostels.
Airbnb · Booking.com · Expedia · Vrbo
Send bookings in your own payload shape; our adapters normalize them — dates, guests, fee lines and all — into an itemised tax breakdown. What your platform collects is configured per jurisdiction from your agreements, never assumed from your name.
Guesty · Hostaway · Mews · Cloudbeds · Lodgify
PMS bookings flow by API push, pull or webhook. Create, update and cancel map to quote, commit, adjust and refund, so the tax ledger always matches the reservation — including mid-stay changes.
Canonical API + file fallback
No adapter for your system yet? The canonical 360StayTax booking format always works, with iCal / CSV import as a fallback for small operators. New reference adapters are built at partner onboarding and validated against your current API docs.
Connect
Tenant account and API credentials, sandbox first. Your registrations, credentials and ledger stay strictly yours — tenants never share data.
Map
Your booking fields land on our fee-taxability matrix and jurisdiction resolver. ZIP-level and sub-area rules (Walton's split TDT, Miami Beach's 7%) resolve from the property address.
Quote & commit
Every booking returns who collects each tax — platform, host, or partner — with the rate's source and verification status on the line. Unknown rates block the quote instead of guessing 0%.
For 360Homy, “any period” is literal: a 3-night stay, a 2-month mid-term, a semester of student housing and a 12-month lease all price through the same engine — each jurisdiction's own threshold decides what is taxed (in Florida, a semester inside the 6-month window is taxed; a bona fide written lease over 6 months is exempt, with the lease kept as evidence).
Straight answers
Is there one registration that covers the whole US?
No. There is no federal lodging tax and no single national registration. A platform holds its own facilitator registrations in most states, hosts still need their own registrations for direct bookings and uncovered taxes, and Florida alone requires four separate tracks — a state licence (DBPR), a state tax account (DR-1), a county tax account in each county, and often a city permit.
If a platform collects the state tax, is the county tax covered too?
Not automatically. Platforms collect state tax in almost every state, but county and city taxes are covered only where the platform has an agreement with that locality. The uncovered remainder is still owed — by the host, or by the platform if it is the facilitator. That gap is exactly what the per-tax “who collects what” matrix exists to catch before a property publishes.
Why does the US calculator only show a state-layer total?
Because that is all that is honestly quotable today. County and city lodging taxes are real, but their rates live in thousands of local ordinances; we collect them per property at activation from the official source, and the quote stays marked “local pending” until then. Inventing a local rate to make the total look complete is the one thing this product will never do.
Is a 2-month rental taxed the same as a weekend stay?
It depends on the jurisdiction — which is the point. In Florida, yes: stays of 6 months or less are taxable transient rentals, so a 2-month stay is taxed like a weekend. In many other states, stays of 30+ or 90+ days are exempt from lodging tax. 360StayTax stores the threshold per jurisdiction and per rental category instead of applying one global rule.
Do I have to file in a month with no bookings?
In Florida and many other states, yes — zero returns are required. A filing calendar that only fires when there is revenue will generate penalties, so ours files on schedule regardless of booking volume.
When do you register in the other 49 states?
The data and requirements are collected in advance for all 50 states + DC, but actual registration is triggered: Florida at pilot launch, other jurisdictions when the first property or booking there approaches, and company sales-tax registrations as subscription revenue approaches each state's nexus threshold. Registering everywhere upfront would create returns and fees in places with no activity.
Can other companies use 360StayTax, or is it only for your own site?
Any company can. It is a standalone multi-tenant SaaS / API product: our own rental website is simply Tenant #1. Each tenant gets its own registrations (held in its own legal name), credentials, fee matrix, ledger and filing calendar, with strict separation between tenants.
Is this tax or legal advice?
No. This site presents a product and its working engine. Rates shown are an October 2026 snapshot from official sources and must be re-verified against the authority before they are used to price or file. Have a Florida tax attorney / CPA review the model before launch.
Start with Florida. Be ready for everywhere.
Tell us your first counties, your fee schedule and who collects the guest payment — we will return your property's exact registration checklist and tax stack, tax by tax.
Talk to Operations Run the calculator first