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Miami-Dade County · OceanfrontProperty management in Bal Harbour
Management for Bal Harbour condos and homes, from the oceanfront towers to the gated residential section. Seasonal and annual leases, done right.
A village built for long stays.
Short-term rentals are limited here. We manage anything you own here: annual and seasonal leases, upkeep and the care between tenants.
Bal Harbour is a small village at the north end of the Miami Beach barrier island, between Surfside and Haulover. Oceanfront condo towers line the east side of Collins Avenue, the Bal Harbour Shops sit across the street, and a gated residential section of single-family homes wraps around the waterways to the west. Along Bal Bay Drive and Park Drive, mid-rise buildings face the bay. Nearly everything is condos, with a small number of large homes behind the gate, and the village keeps a quiet, residential feel for a place with so much retail.
The village has some of the strictest rental rules on this coast. Every rental needs a village certificate, and no renter can occupy a unit for less than six consecutive months. Only two certificates are issued for the same unit in any 12 months. In practice that means Bal Harbour is a seasonal and annual leasing market, and nightly or weekly stays are not an option here. The rule dates to May 2011, just before the state limited new local rules, so it still stands.
That suits the people who rent here. Many tenants are seasonal residents who want a full winter by the ocean, families relocating to the area, and buyers renting before they purchase. Each lease means a certificate application at least 15 days before move-in, a designated rental agent, an annual inspection and the building's own approval process. We prepare the paperwork, schedule the inspection and coordinate with building management so the timing lines up. When a lease ends, we inspect the unit, handle the turnover and start the next certificate early.
Bal Harbour also has its own 4% resort tax in place of the county tourist taxes, so the tax picture is different from the rest of Miami-Dade. Our Sunny Isles Beach office is minutes away, just over the Haulover inlet, so showings, inspections and repairs are handled by the same local team.
- Collins Avenue oceanfront
- Gated residential section
- Bal Bay Drive
- Park Drive
- Bal Harbour Shops district
Services in Bal Harbour.
Long-Term Rentals in Bal Harbour
Condos in Bal Harbour
Luxury Homes in Bal HarbourOne team. Three promises.
The same standard in every city we serve.
Maintain
Upkeep is unmatched, and upkeep equates to higher rents.
Manage
Every platform, guest and lease on one calendar, 7 days a week.
Monetize
Smarter pricing, higher occupancy, a two-minute monthly report.
Local proof and map
Renting in Bal Harbour, answered.
Short answers here. Anything longer belongs in a guide, linked below.
Do you manage long-term rentals in Bal Harbour too?
Yes. Annual and seasonal leases, with the same team and the same app.
Can you help me buy or sell in Bal Harbour?
Yes. Brandon Schneider is a licensed broker: he can list and sell your property, or find your next one, and we can manage it after closing.
What does management cost?
It depends on the property. The only thing we say publicly: if you are paying over 15%, let's compare.
Can I rent my Bal Harbour condo short-term?
The village requires a vacation rental certificate for each rental period, and no unit can be occupied by a renter for less than six consecutive months. No more than two certificates are issued per unit in any 12 months. Your building's documents can be stricter than the city, so we confirm both before listing.
What do I need to rent out a property in Bal Harbour?
Village business tax receipt, a vacation rental certificate for each rental period (application at least 15 days before the stay, $150 fee), a designated vacation rental agent, an annual village inspection report, a floor and site plan and a parking plan. Village resort tax registration, plus DBPR and state tax accounts where the stay is taxable. We handle the paperwork as part of the service.
What is the minimum stay in Bal Harbour?
6 consecutive months. Association rules can be stricter, so we confirm both before you rent.
Can the state or Bal Harbour change these rules?
Yes, within limits. Under Florida law (FS 509.032(7)), cities cannot ban vacation rentals or limit how long or how often they are rented, but rules adopted before June 1, 2011 still stand. A 2024 rewrite of the state law (SB 280) was vetoed. Every short-term rental in Florida also needs a DBPR transient public lodging license and state sales and tourist tax accounts.
Why are guest taxes lower in Bal Harbour than in the rest of Miami-Dade?
The village collects its own 4% resort tax, and the county convention development, tourist development and sports franchise taxes do not apply here. Taxable stays pay 11% in total: 6% state, 1% county surtax and the 4% village resort tax.
How far ahead do I need to plan a Bal Harbour lease?
The village certificate application is due at least 15 days before the rental starts, with an annual inspection report and the agent's details attached. Building approvals can take longer, so we start both as soon as a tenant is lined up.
Paying over 15%?
Let's compare.
An hour with Brandon, in person, by phone or by video. Bring your current statement. No pressure, just service.