Authored by the expert who managed and guided the team behind the Italy Property Pack
Yes, the analysis of Florence's property market is included in our pack
Florence attracted over 16 million visitors in 2024, and short-term rentals have become a major part of its accommodation landscape.
If you're considering running an Airbnb in Florence in 2026, you'll need to navigate strict regulations, understand realistic income expectations, and know which neighborhoods actually perform well.
This article breaks down everything from legal requirements to monthly revenue ranges, using the freshest data from official sources and market analytics.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Florence.
Insights
- Florence's historic center (Zona A) is closed to new Airbnb listings since 2024, meaning new hosts must operate outside the UNESCO core.
- Average nightly rates for Florence Airbnbs in 2026 hover around 190 to 210 euros, but top properties in Duomo or Santo Spirito charge 280 euros or more.
- Short-term rentals generated a 463,000-night increase in Florence stays during 2025, growing faster than hotels and other accommodations combined.
- Americans account for 52% of Florence's international visitors and 29% of all foreign overnight stays, making US travelers the most important guest demographic.
- Florence's keybox ban (February 2025) requires staffed check-ins, adding 50 to 100 euros monthly to operating costs.
- A well-run 2-bedroom apartment can net 1,200 to 2,400 euros monthly after expenses, but only if occupancy stays above 55%.
- Pitti Uomo fashion week (January 13-16, 2026) creates one of Florence's most reliable demand spikes, pushing rates 30 to 50% higher.
- About 84% of Florence Airbnb guests come from outside Italy, meaning international travel trends affect bookings more than local conditions.
- The 5-year authorization resets when a property is sold, so buyers cannot inherit the previous owner's permit.
Can I legally run an Airbnb in Florence in 2026?
Is short-term renting allowed in Florence in 2026?
As of the first half of 2026, short-term renting through Airbnb is legal in Florence but requires city authorization for each property.
The main legal framework is Florence's Regolamento Locazioni Turistiche Brevi (2025), working alongside Italy's national CIN registration and Tuscany's regional tourism laws.
The most important requirement is obtaining a city-issued authorization for each unit, valid for 5 years and requiring renewal if ownership changes.
Florence also bans keyboxes (since February 2025), requires CIN display on all listings and entrances, and mandates guest registration with police within 24 hours.
Operating illegally can result in fines of several thousand euros, with repeated violations leading to listing shutdowns.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in Italy.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in Italy.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Florence as of 2026?
As of the first half of 2026, Florence has no citywide minimum-stay requirement or maximum nights-per-year cap, though short lets are defined as stays up to 30 consecutive days.
These rules apply uniformly across all residential property types, with no distinction based on host residency status.
Since there's no annual cap, hosts don't need to report rental nights to a tracking system, though guest registration and tax reporting remain mandatory.
Do I have to live there, or can I Airbnb a secondary home in Florence right now?
Florence does not require you to live in the property you rent out; the framework authorizes the unit itself rather than mandating primary residence.
Secondary home owners can legally operate short-term rentals with the required 5-year authorization and compliance with safety and check-in requirements.
No additional permits apply specifically to non-primary residence rentals beyond standard authorization and regional tourism registration.
The main practical difference: non-resident owners typically need staffed check-ins or local management since they cannot personally verify guest identities.
Don't buy the wrong property, in the wrong area of Florence
Buying real estate is a significant investment. Don't rely solely on your intuition. Gather the right information to make the best decision.
Can I run multiple Airbnbs under one name in Florence right now?
Running multiple listings is legally possible, but each property requires its own 5-year city authorization.
There's no hard cap on properties per person, though hosts managing three or more units must register as professional operators with additional tax obligations.
Multi-listing hosts face no extra licensing beyond per-unit authorization, but each property must independently meet safety standards and arrange compliant check-ins.
The key constraint is Zona A: the historic center is capped to units operating in 2024, so new portfolios must be built outside the UNESCO core.
Do I need a short-term rental license or a business registration to host in Florence as of 2026?
As of the first half of 2026, you need city authorization for each unit, a national CIN displayed on your listing, and regional tourism registration through Tuscany's framework.
The process involves submitting property details to the city, obtaining police approval (Questura), and registering through the regional SCIA system, typically taking 2 to 6 weeks.
Required documents include proof of ownership, identity documents, floor plans, safety compliance certificates, and tax registration details.
Authorization costs are modest (administrative fees), but the 5-year renewal cycle and re-application after sales add ongoing overhead.
Are there neighborhood bans or restricted zones for Airbnb in Florence as of 2026?
As of the first half of 2026, Zona A (the historic center) is closed to new short-term rental authorizations, limited to units already operating during 2024.
The strictest restrictions cover Duomo/San Giovanni, Signoria/Uffizi, Santa Croce, San Lorenzo/Mercato Centrale, and Oltrarno's Santo Spirito, San Frediano, and San Niccolò.
Florence restricted these zones to preserve resident housing, combat overtourism in the 5-square-kilometer core handling 95% of visitor traffic, and protect UNESCO heritage.
We made this infographic to show you how property prices in Italy compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
How much can an Airbnb earn in Florence in 2026?
What's the average and median nightly price on Airbnb in Florence in 2026?
As of the first half of 2026, the average nightly price for a Florence Airbnb is 190 to 215 euros (200 to 230 USD), while the median sits at 150 to 175 euros (160 to 185 USD).
About 80% of listings fall between 110 and 280 euros (120 to 300 USD), from outer-area studios to renovated 2-bedrooms in prime locations.
Location has the biggest pricing impact: properties walkable to the Duomo or in Oltrarno command 30 to 50% premiums over similar listings in Novoli or Rifredi.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Florence.
How much do nightly prices vary by neighborhood in Florence in 2026?
As of the first half of 2026, prices vary by 100 to 170 euros between expensive neighborhoods (Duomo at 220 to 280 euros) and affordable areas (Novoli at 110 to 150 euros).
The three highest-priced neighborhoods are Duomo/San Giovanni (220 to 280 euros), Signoria/Uffizi (210 to 270 euros), and Santo Spirito (190 to 260 euros).
The three lowest-priced are Novoli (110 to 150 euros), Rifredi (115 to 155 euros), and Isolotto (110 to 145 euros), though these still attract guests via tram access and budget appeal.
What's the typical occupancy rate in Florence in 2026?
As of the first half of 2026, typical Florence Airbnb occupancy ranges from 49% to 75%, with a working estimate of 58% to 65% for stabilized properties.
Most listings fall between 45% (underperforming) and 80% (well-run with strong reviews and competitive pricing).
Florence occupancy aligns with Rome and Venice but shows less extreme seasonality due to year-round cultural tourism.
Review quality has the biggest occupancy impact: listings rated above 4.8 significantly outperform competitors in the same price bracket.
Don't sign a document you don't understand in Florence
Buying a property over there? We have reviewed all the documents you need to know. Stay out of trouble - grab our comprehensive guide.
What's the average monthly revenue per listing in Florence in 2026?
As of the first half of 2026, average monthly revenue per Florence Airbnb listing is 2,800 to 3,700 euros (3,000 to 4,000 USD), varying by property type and season.
About 80% of listings earn between 1,800 and 5,500 euros monthly (1,950 to 5,900 USD).
Top performers reach 6,000 to 8,000 euros during peak season; a 2-bedroom in Santa Croce at 250 euros/night with 75% occupancy grosses around 5,600 euros monthly.
Finally, note that we give here all the information you need to buy and rent out a property in Florence.
What's the typical low-season vs high-season monthly revenue in Florence in 2026?
As of the first half of 2026, low-season revenue runs 1,800 to 3,200 euros (1,950 to 3,450 USD), while high season reaches 4,500 to 7,500 euros (4,850 to 8,100 USD).
Low season covers January-February and parts of November; high season spans April-June, September-October, plus events like Pitti Uomo and Easter.
What's a realistic Airbnb monthly expense range in Florence in 2026?
As of the first half of 2026, monthly operating expenses run 650 to 1,400 euros for studios/1-bedrooms, 1,000 to 2,200 euros for 2-bedrooms, and 1,600 to 3,800 euros for larger properties.
Cleaning and turnover (including laundry, linen, and staffed check-ins due to the keybox ban) represent the largest expense category at 400 to 900 euros monthly.
Hosts should expect 35% to 50% of gross revenue going to operating expenses, lower for self-managers and higher with property management services.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Florence.
What's realistic monthly net profit and profit per available night for Airbnb in Florence in 2026?
As of the first half of 2026, monthly net profit (before financing/taxes) ranges from 900 to 2,600 euros (970 to 2,800 USD), or 30 to 90 euros profit per available night.
Net profit spans from near break-even for poorly positioned properties to 3,000+ euros for high performers during strong months.
Typical net profit margins run 35% to 55% of gross revenue; a listing grossing 3,500 euros might net 1,225 to 1,925 euros.
Break-even occupancy sits around 40% to 50%, meaning dips below that threshold quickly turn profitable months into losses.
In our property pack covering the real estate market in Florence, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Italy versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Florence as of 2026?
How many active Airbnb listings are in Florence as of 2026?
As of the first half of 2026, Florence has approximately 10,400 to 17,400 active short-term rental listings, with reliable estimates clustering around 11,000 to 12,000 regularly booked properties.
Listings grew about 8% over the past year, though future growth in the historic center is constrained by Zona A, pushing expansion to outer neighborhoods like Campo di Marte and Gavinana.
Which neighborhoods are most saturated in Florence as of 2026?
As of the first half of 2026, the most saturated areas are Centro Storico/Duomo-Signoria-Uffizi, Santa Croce, San Lorenzo, and Oltrarno (Santo Spirito, San Frediano, San Niccolò), where 75% of listings concentrate in 5% of city territory.
These areas saturated because they're where tourists insist on staying: walkable to major attractions with restaurants and nightlife.
Undersaturated opportunities exist in Campo di Marte, Gavinana, Le Cure, and Novoli, all outside Zona A and eligible for new authorizations.
What local events spike demand in Florence in 2026?
As of the first half of 2026, major demand spikes come from Pitti Uomo (January 13-16), other Pitti fashion weeks, stadium concerts, Florence Marathon (late November), and spring cultural peaks around Easter.
During peak events, bookings jump 20% to 40% above normal, with nightly rates rising 30% to 50%.
Hosts should adjust pricing 4 to 8 weeks before major events, extending minimum stays and raising rates progressively as events approach.
What occupancy differences exist between top and average hosts in Florence in 2026?
As of the first half of 2026, top-performing hosts achieve 70% to 80% occupancy through superior quality, responsiveness, and reviews above 4.8.
Average hosts see 58% to 65%, while bottom-quartile hosts struggle at 45% to 55% due to poor photos, pricing, or response times.
New hosts typically need 6 to 12 months to reach top-performer levels, building reviews and earning Superhost status.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Florence.
Which price points are most crowded, and where's the "white space" for new hosts in Florence right now?
The most crowded price range is 130 to 180 euros (140 to 195 USD), where mid-market 1-2 bedroom apartments cluster competing against hotels.
White space exists at 250+ euros for family-ready 3-bedrooms with elevators/outdoor space, and at 100 to 130 euros for longer-stay remote worker setups.
Winning characteristics include quiet bedrooms, soundproofing, elevator access, dedicated workspaces, and compliant flexible check-in arrangements.
Get fresh and reliable information about the market in Florence
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What property works best for Airbnb demand in Florence right now?
What bedroom count gets the most bookings in Florence as of 2026?
As of the first half of 2026, 1-bedroom apartments get the most bookings, matching the dominant traveler profile of couples and solo visitors on 3-4 day city breaks.
Booking breakdown: 1-bedrooms capture 40% to 45%, studios 15%, 2-bedrooms 30% to 35%, and 3+ bedrooms 10% to 15%.
1-bedrooms perform best because Florence attracts cultural tourists (couples visiting museums) rather than large family groups, favoring compact, well-located units.
What property type performs best in Florence in 2026?
As of the first half of 2026, renovated apartments (1-2 bedrooms) perform best, matching city-break demand, existing housing stock, and regulatory requirements.
Occupancy by type: apartments 60% to 70%, terratetto/townhouses 55% to 65%, villas 45% to 60% (more seasonal).
Apartments outperform because Florence tourism concentrates in the walkable historic core where visitors prioritize location over space, and regulations favor smaller, centrally-managed units.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Florence, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Comune di Firenze - Locazioni Turistiche Brevi | It's the City of Florence explaining short-term rental rules directly to hosts. | We used it to anchor authorization requirements and Zona A restrictions. We also used it to distinguish Florence-only rules from national regulations. |
| Comune di Firenze - Regolamento (Delibera 27/2025) | It's the legally adopted city regulation and primary source for Florence's framework. | We used it for exact legal constraints: 5-year authorization, Zona A limits, keybox ban, CIN display, and sanctions. |
| Regione Toscana - Locazioni brevi e turistiche | It's Tuscany regional government explaining the regional tourism framework. | We used it to map regional requirements and distinguish between hosting pathways. |
| Polizia di Stato - Servizio Alloggiati Web | It's the official Italian police portal for guest registration requirements. | We used it to confirm the 24-hour guest reporting rule. |
| Agenzia delle Entrate - OMI Quotazioni | It's the Italian Revenue Agency's property market database with transparent zoning. | We used it for Florence purchase-price bands and investment yield checks. |
| ISTAT - Flussi turistici | It's Italy's national statistics office for tourism demand trends. | We used it to ground seasonality and cross-check STR occupancy. |
| Comune di Firenze - CST Tourism Data | It's the city publishing official tourism figures with cited methodology. | We used it to contextualize 2026 demand and identify seasonal peaks. |
| AirDNA - Florence STR Overview | It's a widely used STR analytics provider with consistent methodology. | We used it for ADR, occupancy, and listing baselines, converting to monthly revenue ranges. |
| Inside Airbnb - Get the Data | It's an open dataset widely used in academic and policy analysis. | We used it to verify listing counts and neighborhood concentration patterns. |
| Reuters - Florence Keybox Ban | Reuters is a reputable wire service citing official government actions. | We used it to corroborate enforcement direction on self check-in restrictions. |
| ECB - Interest Rate Statistics | It's the European Central Bank publishing official rate series. | We used it to frame financing reality when discussing profitability. |
| Banca d'Italia - Interest Rates | It's Italy's central bank with Italian-specific borrowing data. | We used it to corroborate Italy-specific financing conditions. |
| Pitti Immagine - Pitti Uomo 109 | It's the event organizer's official documentation. | We used it to justify Pitti Uomo as a reliable demand spike with specific 2026 dates. |
| Airbtics - Florence Revenue Data | It's a vacation rental analytics platform with property-level estimates. | We used it to cross-check AirDNA and validate revenue ranges. |
| AirROI - Florence Market Report | It's an STR analytics platform with detailed performance metrics. | We used it to validate occupancy and ADR figures from other sources. |
| Airbnb Help Center - Florence | It's Airbnb's official guidance page for Florence hosts. | We used it to confirm tourist tax handling and platform-specific compliance. |
| GoWithGuide - Florence Tourism Statistics | It's a travel platform aggregating official statistics with clear citations. | We used it for visitor demographics and average length of stay figures. |
| Florence Daily News - Tourism 2025 | It's local journalism reporting on official CST statistics. | We used it to confirm 2025 tourism growth (7.1% arrivals, 8.5% stays) heading into 2026. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Italy. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Related blog posts