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Miami-Dade County · Island villageProperty management in Key Biscayne
Management for Key Biscayne condos and homes, with the village's 15-day minimum and each building's rules checked first. One team, one app.
An island village with its own rental clock.
Short-term rentals are limited here. We manage anything you own here: annual and seasonal leases, upkeep and the care between tenants.
Key Biscayne is a small island village across the Rickenbacker Causeway from Miami. Oceanfront and bayfront condos line Ocean Drive and Crandon Boulevard, and single-family homes fill the quieter streets inland, in Holiday Colony, along Harbor Drive and on Mashta Island. Parks take up both ends of the island, so the housing supply is fixed and owners tend to hold for the long run. Many are part-time residents who want the property cared for while they are away.
The village has its own rule for short stays, and it dates to 2011, before the state cutoff that limits new local rules. A vacation rental here must run at least 15 continuous days, unless the condo documents set a different period. Each lease has to be in writing, include a copy of Section 7-31 of the Village Code, and be filed with the Village or kept on site. On top of that comes a village business tax receipt, a certificate of use, a Key Biscayne Fire Department inspection and the state DBPR license. Running without the tax receipt draws a civil violation notice.
That rule shapes the market. Nightly and weekend stays are off the table, so the plans that work are monthly and seasonal stays for families and winter residents, and annual leases for people who want to live on the island. Single-family homes often do best with longer leases and a steady maintenance schedule for pools, landscaping, roofs and storm preparation, which matters on an island where salt air is hard on everything outside.
Condo associations on the island are active and often set their own approval process, move-in rules and rental periods. We read your building's documents, prepare the written lease the village requires, handle the village and state filings and the monthly tax returns, and look after the property itself, with every filing and repair showing up in your monthly owner report.
- Mashta Island
- Holiday Colony
- Harbor Drive
- Crandon Boulevard
- Ocean Drive
Services in Key Biscayne.
Condos in Key Biscayne
Long-Term Rentals in Key Biscayne
Luxury Homes in Key BiscayneOne 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 Key Biscayne, answered.
Short answers here. Anything longer belongs in a guide, linked below.
Do you manage long-term rentals in Key Biscayne too?
Yes. Annual and seasonal leases, with the same team and the same app.
Can you help me buy or sell in Key Biscayne?
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 Key Biscayne condo short-term?
Vacation rentals are allowed under Section 7-31 of the Village Code, with a minimum of 15 continuous days. Where condo documents set a rental period, that period applies. Your building's documents can be stricter than the city, so we confirm both before listing.
What licenses do I need for a short-term rental in Key Biscayne?
Village business tax receipt ($115.76 a year), certificate of use ($120, one time), Key Biscayne Fire Department inspection ($75, one time), DBPR license, and state and Miami-Dade tourist tax accounts. Every lease in writing, with a copy of Section 7-31, delivered to the Village or kept on site. Guests pay 13% in taxes on stays of 6 months or less (6% state + 1% county surtax + 3% convention development + 2% tourist development + 1% sports franchise. No village resort tax.). We handle the filings as part of the service.
What is the minimum stay in Key Biscayne?
15 days. Association rules can be stricter, so we confirm both before you rent.
Can the state or Key Biscayne 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.
Can I rent my Key Biscayne home for a weekend?
No. The village requires at least 15 continuous days for a vacation rental, unless your condo documents set a different period. Monthly and seasonal stays are the usual short-term plan here.
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.