BreakThru Realty

Seasonal Rentals in South Florida: How to Book a Winter Rental and What It Really Costs

When to book a winter rental in South Florida, how seasonal prices are quoted, the taxes and association approvals that catch renters out, and where to find furnished homes and condos by the month or the season.

By Tyson E. Sam, Founder and Broker of Record · September 18, 2026

Seasonal Rentals in South Florida: How to Book a Winter Rental and What It Really Costs

The South Florida winter rental season runs roughly from January through April, and the best furnished homes and condos near the water are committed months before it starts. If you want a particular building, beach or golf community for the winter, start looking in the summer or early fall, have your dates and budget ready, and expect to pay much of the rent before you arrive. Budget for Florida's tax on rentals of six months or less, and allow time for the association to approve you, because both catch first-time winter renters out.

Here is how seasonal rentals work, what to ask before you sign, and where to find them.

When the season is, and when to book

Demand builds after the holidays, peaks in February and March, and eases after Easter. Some renters take the full season, others a month or two, and a growing number of remote workers stay from November through April.

When you search matters as much as your budget:

  • Summer to early fall is when returning tenants renew and owners decide whether to offer their homes for the winter. The choice is widest now.
  • October to December still has good options, but the best oceanfront units and homes in the most popular communities are usually spoken for.
  • After New Year you are mostly looking at cancellations, shorter stays and late listings, so be flexible on dates or location.

Returning renters often rebook the same home for the next winter before they leave in the spring, which is why some of the most desirable rentals never reach the open market.

How seasonal prices are quoted

Seasonal rentals are advertised in two ways, and mixing them up is the most common budgeting mistake. Some listings show a monthly rent. Others show one price for the whole stay, whether that is a month, three months or the full season. A number that looks like a bargain monthly rent may be the season total.

Our rental pages keep the two apart, and a BreakThru agent will confirm what a listed price covers before you tour. Either way, ask for the full cost in writing:

  • Rent and the payment schedule. Many seasonal owners ask for a reservation deposit when you sign and the balance before arrival.
  • The security deposit, where it is held and when it comes back.
  • Taxes (see below), and whether the quoted price includes them.
  • Utilities. Some seasonal leases include electricity up to a cap and charge for the overage, which adds up in a large home with a heated pool.
  • Internet and television, and whether the connection is good enough for remote work.
  • Cleaning and linens, including a mid-stay clean if you want one.
  • Association charges: application fees, parking, guest passes, club access and pool heating.
  • Pet fees, where pets are allowed at all.

The tax on rentals of six months or less

Florida treats a rental of six months or less as a transient rental. The rent is subject to the state's 6% sales tax, the county's discretionary sales surtax and the county tourist development tax, and a few municipalities add a resort tax of their own. The landlord or management company collects it on top of the rent. A written lease for longer than six months is not subject to that tax. Ask whether the price you are quoted includes tax, and have the total in writing before you pay.

Association rules and approval

Most seasonal rentals are condos or homes in communities with an association, and the association often has the final word:

  • Minimum lease terms. Many condominiums and homeowners associations set a minimum lease, commonly 30 days, three months or longer, and some allow annual leases only.
  • A limit on leases per year. Some buildings allow a unit to be rented only once or twice a year, which can rule out a shorter stay.
  • Application and approval. Expect an application, a fee, a background check and sometimes an interview, and allow a few weeks. You cannot move in before you are approved, so apply as soon as you sign.
  • Pets, vehicles and guests. Buildings set their own limits on pets, the number of cars and how long guests can stay.
  • Club access. In country club communities, whether a tenant can use the golf course, restaurants or courts, and at what cost, depends on the club's rules rather than the owner's promise.

Shorter stays add one more rule. A home rented out more than three times a year for stays of less than 30 days is a vacation rental under Florida law and needs a state license, and many cities require local registration as well.

Avoid rental scams

Seasonal renters are a favorite target for fraud, because they book from out of state, pay large sums in advance and often never see the home before arrival. Protect yourself:

  • Confirm that the person offering the home owns it or is authorized to rent it. The county property appraiser's website shows the owner of record.
  • Be wary of a price far below comparable homes, pressure to decide today, and an owner who cannot show you the home on a live video call.
  • Never wire money to someone you have not verified, and confirm payment instructions by phone on a number you found yourself.
  • Sign a written lease that names the dates, the total price, the deposit terms and what is included.

Renting through a licensed Florida real estate agent adds a layer of checking: we confirm the listing, the owner's authority and the association's rules before you pay anything.

Where to rent for the winter

Every coastal community has its own seasonal character. These pages show seasonal rentals available now, updated throughout the day from the MLS.

Broward County

Palm Beach County

Miami-Dade County

At the top of the market, the luxury rentals page gathers furnished estates, penthouses and waterfront homes across the region.

Rent for the winter, then decide whether to buy

Many winter renters use a season to test a city before they buy, and it is a sensible way to do it: you learn the traffic, the beach, the restaurants and the building in real life. If that is your plan, tell us early. We can line up showings during your stay, and each city's market report, such as the Boca Raton housing market report, shows what homes are selling for while you are here. Our buyer page explains how we help you buy.

Owners: leasing your home for the season

If you own a home or condo in South Florida, seasonal and annual tenants pay for different things, and your association's rules may decide which is allowed. Each city's landlord page, such as leasing your Fort Lauderdale property, explains how we price both options from live rents.

Next step

Tell us your dates, budget and must-haves through our rental search service, and a BreakThru agent will send you homes that fit and confirm the building rules before you apply. Landlords can start on the rentals page.

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