Owning on Key Biscayne from afar can feel like a second job. Between Village rules, condo approvals, hurricane season, and guest or tenant needs, the details add up fast. If you want steady income and peace of mind, you need a clear plan and the right local team. In this guide, you’ll learn the island’s rental rules, what full-service management includes, typical costs and taxes, and how to vet a manager who protects your asset. Let’s dive in.
Key Biscayne rental rules you must know
Minimum stay and local permits
Key Biscayne requires a minimum rental period of 15 continuous days unless your condo documents are stricter. You must keep written leases on file and available for inspection. Owners and operators also need a Village Business Tax Receipt and a Certificate of Use, plus a fire inspection as part of approval. The Village lists example initial costs that total about $310.76 at the time of posting for the Certificate of Use, Fire Inspection, and Business Tax Receipt. Review the Village’s short-term rental guidance and fee details to confirm current requirements and costs. You can find these details on the Village’s official page for short-term rentals: Key Biscayne short-term rental rules.
State and county layers
Florida’s Division of Hotels & Restaurants (DBPR) licenses many vacation rentals and explains when a license is required and how to apply. Managers often help with DBPR filings and keep license records current. Read the DBPR’s step-by-step overview here: DBPR vacation rental licensing guide.
For properties inside a municipality like Key Biscayne, Village rules control rentals, while Miami-Dade County still matters for tax registration and guidance. Confirm your county tax obligations and enforcement expectations using the county’s resources: Miami-Dade short-term vacation rentals.
Condo and HOA approvals
Condo and HOA documents often set stricter limits than the Village. Many buildings require longer minimum lease terms, board approval, move scheduling, and insurance confirmations. It is common for board approvals to take 2 to 3 weeks. Always review your building’s bylaws and rules before you market a rental. The Village’s guidance notes that condominium documents control when they are stricter, so treat those rules as your first checkpoint: Village STR guidance.
Enforcement is active
Key Biscayne monitors listings and has signaled active enforcement against non-compliant rentals. Keeping your licenses, fire inspections, and listing details accurate is essential. See local reporting on enforcement activity here: Key Biscayne cracks down on rogue short-term rentals.
What full-service management includes on Key Biscayne
A capable Key Biscayne manager handles high-touch, local details so you can focus on results. Expect support across:
- Compliance: Village Business Tax Receipt and Certificate of Use, DBPR checks, and county tax registrations where required. See the Village’s process overview: Key Biscayne STR page.
- HOA and condo liaison: board applications, move-in logistics, elevator reservations, and insurance confirmations tailored to your building.
- 24/7 on-island response: fast help for AC, plumbing, and security issues using insured, vetted vendors.
- Routine inspections and maintenance: pre-arrival and post-departure checks, seasonal servicing, and photo documentation.
- Vendor management and repairs: clear approval limits, preferred pricing where available, and transparent invoices.
- Accounting and reporting: monthly statements, net proceeds remittance, and year-end summaries through an owner portal.
Short-term rental operations
If you pursue furnished seasonal or monthly rentals, expect more intensive hospitality-style service: listing and channel management, professional photography, dynamic pricing, guest screening, check-in and check-out, cleanings, restocking, and review management. The workload is higher than a traditional annual lease, which is why fees for short-term management are typically higher.
Hurricane season readiness
Atlantic hurricane season runs June 1 to November 30, so a written plan is non-negotiable. Your manager should stage shutters or coverings, secure outdoor items, test sump pumps where applicable, back up documents, and schedule post-storm inspections with photo and video. The Village’s preparedness resources are a helpful reference: Key Biscayne hurricane preparedness.
Costs and taxes: what to budget
- Long-term rental management: Many owners benchmark monthly management fees around 8 to 12 percent of collected rent. Additional charges can include tenant placement, lease renewals, and inspection fees. See a national overview of fee structures for context: Property management fee benchmarks.
- Short-term or vacation management: Full-service models typically carry a higher percentage of gross booking revenue due to hands-on guest operations and turnover. Cleaning, linens, and platform fees are often separate. Ask for a written breakdown to compare net yield to a long-term lease.
- Local permitting: The Village’s example shows initial filings in the low hundreds, including Certificate of Use, fire inspection, and Business Tax Receipt. Confirm current totals and renewals here: Village STR requirements.
- Taxes and remittances: Florida’s 6 percent state sales tax and local tourist taxes may apply to short-term stays. Some platforms collect and remit certain taxes automatically, but not all. Confirm what is covered and what remains your responsibility with your manager. Learn more about local-option tourist taxes here: Florida Department of Revenue overview.
Absentee and international owner essentials
Banking and paperwork
If you live abroad, set up a clear remittance plan with your manager. U.S. tax treatment differs for residents and nonresidents, and managers often request the correct IRS forms (W-9 for U.S. owners; W-8BEN or W-8ECI for foreign owners). Some income can be subject to withholding if you do not make certain elections. Review high-level considerations here and consult a qualified CPA or tax attorney: Tax basics for foreign investors.
Landlord-tenant basics
Florida law sets specific notice periods and procedures. For example, there is a 3-day notice to pay or vacate for nonpayment of rent and 7-day cure or termination notices for certain lease violations. Managers coordinate notices and, if needed, work with eviction counsel to follow the statute precisely. Read the statute summary here: Florida Statutes, Section 83.56.
Insurance checkup
Confirm your coverage, including an HO-6 or landlord policy that aligns with your building’s master policy, and flood insurance where appropriate. Florida policies often include a hurricane deductible shown as a dollar amount or a percentage of dwelling coverage. Learn how these deductibles work here: Florida hurricane deductible guidance.
How to choose the right manager
Ask focused questions that reveal experience, process, and accountability:
- Are you licensed to perform property management in Florida, and what is your license number? See Florida’s licensing framework: Chapter 475, Florida Statutes.
- How many Key Biscayne properties do you currently manage, and can you share local owner and condo-board references?
- Will you handle the Village Business Tax Receipt, Certificate of Use, fire inspection coordination, and DBPR license work where required? See requirements: Key Biscayne STR rules.
- What is your emergency response policy, and what is your spending authority for urgent repairs without prior approval?
- How do you handle tax collection and remittance for state sales and local tourist taxes? Provide proof of filings. Learn the basics here: Florida tourist tax overview.
- For short-term rentals, which listing channels and pricing tools do you use, and what fees are owner-paid vs guest-paid?
- What does your monthly owner statement include, and can you share a sample?
- What insurance do you carry, and can you provide a certificate of insurance?
Contract terms to insist on
- Written fee schedule with every charge spelled out, including management, leasing, renewals, cleanings, and any maintenance markups.
- Repair authorization limits and an emergency spending threshold.
- Clear reporting cadence and guaranteed portal access.
- Requirement to use licensed and insured vendors and to provide itemized invoices and receipts.
- Fair early-termination clause and a clean handover plan for keys, codes, and data.
- Ownership and control of listing accounts and credentials.
Quick negotiation checklist
- Repair cap: Set a dollar limit for non-emergency work before the manager must get your approval.
- Response times: Ask for written service levels for tenant and guest communications, emergency dispatch, and owner updates.
- Invoice transparency: Require line-item vendor invoices with any manager markup stated in the agreement.
Sample monthly statement snapshot
Here is a simple way many owners view their monthly statement:
- Gross rent or bookings collected
- Platform fees and cleaning charges (if applicable)
- Management fee
- Maintenance and vendor invoices
- Sales and tourist taxes remitted (if applicable)
- Reserve contribution or draw
- Net proceeds transferred to owner
Next steps
If you want no-drama ownership and strong oversight, combine local compliance, reliable vendors, and a manager who communicates clearly and acts fast during hurricane season. A boutique, bilingual team with deep Key Biscayne experience can align building rules, Village requirements, and your income goals into one smooth plan. To explore a tailored management proposal for your Key Biscayne home or condo, connect with Urdapilleta Real Estate. We are ready to help you protect your investment and enjoy island living from anywhere.
FAQs
What is the minimum rental period on Key Biscayne for absentee owners?
- The Village requires a minimum of 15 continuous days, and your condo documents may be stricter, so always check building rules first.
Do I need a Florida DBPR license to rent my Key Biscayne condo short term?
- Many transient or vacation rentals require a DBPR license, and managers often help confirm and file; review the DBPR guide to determine your unit’s status.
How do Miami-Dade tourist and sales taxes apply to my Key Biscayne rental?
- Florida’s 6 percent state sales tax and local tourist taxes can apply; confirm what platforms collect automatically and what your manager will file and remit.
What does hurricane season management include for a Key Biscayne condo?
- A written plan covers shutters, securing outdoor items, pre- and post-storm inspections, vendor scheduling, documentation, and coordination on claims support.
What are typical property management fees for Key Biscayne rentals?
- Long-term management often ranges around 8 to 12 percent of rent, while short-term full-service programs are higher due to guest operations and turnover.
How long do HOA or condo board lease approvals usually take on Key Biscayne?
- Many local buildings process complete applications in about 2 to 3 weeks, though timelines vary by association.
