Your Luxury Property Deserves the Right Tenant and the Right Rental Strategy

Rental Income

An asking rent set from the leases that closed near your property, and a lease term chosen for your plans: annual, furnished or seasonal, with the costs of each in writing.

Tenant Quality

Every applicant screened on identity, income, credit, background, eviction history and references, on the same written criteria, with the association approval handled.

Peace of Mind

Showings with a licensed agent present, an inventory and an inspection with photographs at move in, and a written update every week while the property is on the market.

Before You Decide

An asking rent is a wish. A closed lease is evidence.

A luxury rental can sit for months at a rent nobody has paid. Each city's luxury rental page on this site sets the median asking rent beside the median rent tenants actually agreed to, from BeachesMLS, and the gap between them is the reason to price from closed leases.

Annual, furnished or seasonal is a financial decision

A seasonal lease can command a higher monthly rent and leave the property empty or turning over for the rest of the year. An annual lease earns less a month and keeps it occupied. Which route earns more depends on the property and your costs, so the strategy compares them on your figures.

The right tenant protects the asset

A property leased to the wrong tenant costs more than the rent: repairs, a vacancy, a dispute with the association. Qualification, a complete inventory and clear lease terms protect it before the tenant arrives.

What Should My Luxury Property Rent For?

What renters have recently paid for properties like yours, not what the highest listing nearby is asking.

The strategy starts from the closed leases closest to your property in size, finish, building, water and view, then reads the competing listings a renter will see beside yours and how long comparable properties took to lease. Where enough furnished and seasonal leases closed nearby, it measures those routes too. You receive the range and the comparables behind it in writing; we never publish a rent for your property.

How a luxury rent is set, and the sell or lease comparison

Who Will Want to Rent It?

That depends on the property, and the strategy names the likely renter before any marketing is planned.

Luxury renters in South Florida include families relocating before they buy, executives on assignment, seasonal residents who spend the winter here and owners renting while they build or renovate. A waterfront estate with a deep water dock, a beachfront condominium and a penthouse downtown each draw a different renter, with different expectations about the lease term, the furnishing and the move in date. Positioning the property for its most likely renter is how it leases at the right rent.

How Will BreakThru Realty Market It?

With a written marketing plan you approve before anything is published.

Professional photography and a video walkthrough, aerial video where the property and the airspace allow it, the property's own page on breakthrurealty.com, online advertising aimed at the renters it suits, and the MLS and the rental sites it syndicates to. The plan says what will be done for your property and why, and you receive a written update every week while it is on the market.

The marketing plan and three sample proposals

How Will You Protect My Property and Evaluate Tenants?

Every applicant is screened on the same written criteria, every showing has a licensed agent present, and you approve the tenant.

Screening covers identity, income or assets for the rent, credit, criminal background, eviction history and references from prior landlords, applied to every applicant in the same way, as fair housing law requires. The lease records the inventory, the condition of the property and who maintains what. Deposits are handled as Florida law requires, and the property is inspected and photographed at move in. Where an association must approve the tenant, we manage the application.

Why List With BreakThru Realty Instead of Another Brokerage?

Because you receive the evidence, the plan and the accountability before you sign, and choose the service rather than a package.

BreakThru Realty sells and leases, so your strategy can set leasing beside selling when you are weighing both. We publish what homes actually leased for in the monthly South Florida Rental Market Report, built from BeachesMLS, and each city's luxury rental page shows asking and leased figures side by side. Every listing is supervised by Tyson E. Sam, the broker of record, whose Florida license you can verify. We do not publish testimonials or lease counts we cannot document; we show you the process, the data and the commitments, in writing.

Your Next Tenant Might Already Be Searching

Many owners assume a brokerage is mainly an advertising budget. Our work starts with the renter market itself. Before your property goes on the market, a broker reviews the requests renters have made to BreakThru Realty: the location, the budget, the lease length, the move in date, the furnishing and the water each one asked for, and the listings they are weighing. Your property may fit the needs of a renter already searching in your area. If a request fits, we tell you privately what that renter asked for, with no renter named, and a broker contacts that renter one to one only with your consent. If none fits, the marketing plan takes the property to the wider market. A request that fits is a reason for a conversation, not a promised tenant or an application.

Choose the Level of Involvement That Works for You

Listing your property with BreakThru Realty does not oblige you to hand over its management. Each service stands on its own, and the fee for each is set out in writing before you sign.

Option 1. Luxury Rental Listing Representation

For owners who want BreakThru Realty to market and lease the property, and will look after it themselves once the tenant moves in.

• Rent pricing from the closed and active leases that compare
• Listing preparation, with professional photography and video
• The property's own page on breakthrurealty.com, online advertising and the MLS
• Every inquiry answered and every showing attended by a licensed agent
• Applicant screening on identity, income, credit, background, eviction history and references
• Lease negotiation and a lease that follows Florida law
• The association application, the deposits and a move in inspection with photographs

Once the tenant moves in, the property is yours to look after. Management can be added at any time.

Option 2. Luxury Seasonal Leasing

For owners who spend part of the year away and want furnished seasonal income from the property.

• Seasonal pricing from the furnished leases that closed nearby
• The lease periods worth offering, planned around your own dates
• The furnishing and inventory list the lease refers to
• Association, insurance and tax points settled before marketing
• Renter qualification for every season
• An inspection with photographs at the start and the end of each lease

Between seasons the home is yours, or under management if you choose it.

Option 3. Luxury Property Management

For owners who want the property looked after once the lease is signed.

• Monthly rent collection and owner statements
• Maintenance and repairs coordinated through licensed vendors you approve
• Routine inspections, with photographs
• Tenant communication, notices and renewals
• Year end owner reporting

BreakThru Realty manages the property. Repairs are carried out by licensed outside vendors, and the statements show who did what.

Your Property Deserves a Marketing Plan, Not an MLS Entry

An MLS entry tells agents the property exists. A plan decides who sees it, what they see first and how soon the right renter applies. Every luxury rental we list receives a written marketing plan, approved by you before anything is published, built from the property, its rent, its likely renter and your wishes on privacy.

• Professional photography
• A video walkthrough, with aerial video where allowed
• The property's own page on breakthrurealty.com
• Online advertising aimed at the renters it suits
• The MLS and the rental sites it syndicates to

Not every item suits every property, and some owners want less exposure rather than more. Your plan lists what we will do for your property and why; who pays for each part is set out in the listing agreement before anything is commissioned.

See the full plan and three sample proposals

Every Week, in Writing: What the Market Is Telling Us

While your property is on the market you receive a written update every week: the inquiries, the showings and what each renter said, the applications and where each one stands, the competing listings that came on or leased, and our recommendation. If the market is saying something about the rent or the presentation, you read it that week, not a month later.

Sample weekly update for a hypothetical waterfront home

Inquiries this week

Seven, five from renters and two from agents representing renters

Showings

Three, each with a licensed agent present

Applications

One received; identity and income documents under review

What renters said

The dock and the open kitchen praised; two asked whether the lease could start a month later

Competing listings

One comparable home listed this week; one leased

Our recommendation

Hold the asking rent for another week and offer a flexible start date

A hypothetical illustration of the format with invented entries. It is not a BreakThru Realty listing, a client or a result.

Privacy, Showings and Who Enters Your Home

Showings are by appointment, with a licensed agent present, and a renter shows identification before entering. You decide in advance when the property may be shown, whether it may be shown while you or a tenant are in residence, whether photographs may show personal items and whether the address appears in online advertising. Private rooms and valuables are your decision; the lease and the inventory record what stays and in what condition.

What You Receive: Luxury Rental Strategy

A written plan for leasing your property, prepared by a licensed BreakThru Realty broker from the closed and active leases that genuinely compare with it, before you decide how, when or whether to lease.

Included once the broker has what the strategy needs

• An annual rent range from the closed leases closest to your property in size, finish, building, water and view, with every comparable listed
• A furnished rent range, where enough furnished and unfurnished leases closed nearby to measure the difference
• The seasonal market for a property like yours: what furnished homes nearby leased for by the season, and the months renters ask for
• The comparable properties a renter will see beside yours today, and the ones that leased recently
• How long comparable properties took to lease, and the vacancy that implies for each route
• The costs of each route: the leasing fee, furnishing, utilities, cleaning, maintenance and, if you want it, management
• An estimated net rental income for each route, worked from your own figures and labelled as a broker's judgment
• Whether a renter already working with us might fit your property, told to you privately with no renter named
• The association, insurance and tax points to settle before marketing
• A recommendation: how to position the property, which renter to reach and how we would market it

What it does not promise

• A promised rent or lease date
• A tenant before one has applied and been approved
• A rent for your property published anywhere

Prepared by hand by a licensed BreakThru Realty broker. Nothing is generated automatically and no rent for your own property is published.

How the Leasing Is Run

1. Your goals first. Income, timing, the months you will be away, what the property must be protected from and how involved you want to be. One conversation before any analysis.
2. The written strategy. The closed and active leases that compare, the annual, furnished and seasonal routes, the renter check and the costs of each, in writing.
3. Preparation. Only what renters at this level pay for: repairs, furnishing and the inventory, photography and video, each with its cost and your approval.
4. Marketing. The approved plan goes live: the property page, the advertising and the MLS. You receive a written update every week.
5. Qualification and showings. Every renter is identified before a showing, every showing has a licensed agent present, and every application is screened on the same written criteria.
6. The lease and the handover. Terms negotiated, the association approval obtained, the deposits collected, the lease signed and the property handed over with an inspection and photographs.

For Advisers, CPAs, Attorneys and Family Offices

Professionals whose clients are deciding whether to lease, keep or sell a South Florida property can introduce them directly. We prepare the rental strategy for the owner, copy you with their consent and keep you informed at the points they choose. Florida law allows real estate referral fees only between licensed brokerages, so we pay none to unlicensed advisers, and we put that in writing at the start.

Before You Ask: The Objections Owners Raise

What does it cost to list a luxury rental with BreakThru Realty?

A leasing fee agreed with you and set out in writing before the property is marketed, and a separate management fee only if you choose management. Florida law does not set a standard fee, and we do not describe one as customary. The strategy itself costs nothing and commits you to nothing.

Do I have to hand over management to list with you?

No. Listing representation ends once the tenant is placed and the lease is signed. From there you look after the property yourself, or add management at any time.

Why not list it myself, or with the agent who sold it to me?

You can. The better question is whether the rent, the renter and the lease term have been decided on evidence. The strategy is yours to keep either way: the comparable leases, the routes and the costs.

I am not sure whether to lease or sell.

Then compare the two before you decide. Because BreakThru Realty sells and leases, your strategy can set the estimated net proceeds of a sale beside the income of each leasing route, from your own figures, without steering you toward either.

Will strangers be walking through my home?

Only identified renters, by appointment, with a licensed agent present. You set the rules in advance: when showings may happen, what may be photographed and whether the address is shown online.

My building or community restricts rentals.

Then the restrictions shape the strategy, so we read them first: the minimum lease term, the number of leases allowed each year, the approval of the tenant and any fees. Some properties suit an annual lease only, and the strategy says so before any marketing.

How long will it take to lease?

That depends on the rent, the season and the property, and nobody can promise a date. The strategy shows how long comparable properties took to lease, and the weekly update tells you how the market is responding.

Get My Luxury Rental Strategy

Three short steps: your goal, the property and the lease you have in mind. A licensed broker calls you within one business day and prepares your strategy in writing. You are not committing to lease.

This is an online form on this page, in four short steps. First, what you would like to accomplish: find a qualified tenant; explore seasonal rental income; discuss leasing and ongoing management. Second, the property address and city, its kind and, if you know them, its bedrooms, bathrooms and size. Third, when it is available, furnished or not, the lease term you have in mind, whether it is on the water, any association rental rules and, optionally, the rent you have in mind and whether to compare leasing with selling. Last, your name and an email address or a phone number. It asks for no documents.

Your request is with a licensed BreakThru Realty broker, who calls you within one business day to confirm the details, checks your property against the closed leases and the renter requests on file, and prepares your luxury rental strategy in writing. No figure is shown here or published, and asking commits you to nothing.

Prefer to talk? (786) 914-1017 · sales@breakthrurealty.com

What Happens After You Ask

1. Within one business day. A licensed broker calls you to confirm the property's details and what must stay private. No figure is shown on this website and nothing is published.
2. The renter check. The broker reviews the renter requests on file against your property and tells you privately what they show.
3. In writing. Your luxury rental strategy is prepared from the closed and active leases and your own figures, and gone through with you.
4. Your decision. Representation is discussed only if you ask for it. The fee for the service you choose is set out in writing before anything is marketed.

Asking for a strategy costs nothing and commits you to nothing. You hear from us about the strategy you asked for, and about the market only if you ask.

Who Is Responsible, and What You Can Check

Questions Owners Ask

Who can help me rent out my luxury home in South Florida?

A licensed real estate brokerage that leases luxury property, prices it from closed leases and qualifies tenants. BreakThru Realty does this for owners in Miami-Dade, Broward, Palm Beach, Martin, St. Lucie and Indian River counties: a written luxury rental strategy first, then a marketing plan you approve, tenant screening and a written update every week, under the supervision of broker of record Tyson E. Sam.

Should I lease my luxury property annually or seasonally?

Lease annually when steady occupancy and less turnover matter most. Consider seasonal leasing when you use the property part of the year and the furnished seasonal market near it is deep enough. A seasonal lease can command a higher monthly rent for fewer months, and it adds furnishing, utilities, cleaning and transient rental tax. Your strategy compares both on your figures.

How are tenants screened for a luxury rental?

On identity, income or assets for the rent, credit, criminal background, eviction history and prior landlord references, applied on the same written criteria to every applicant. The owner approves the tenant, and the association approves the tenant where its documents require it.

Can I rent out my luxury condo?

If the association's documents allow it. Many South Florida condominiums set a minimum lease term, limit the number of leases a year and require the association to approve the tenant. We read the documents before any marketing; our guide on renting out a condo explains the rules owners meet.

Do I need a property manager to lease my home?

No. Many owners lease through a brokerage and look after the property themselves. Management is worth considering when you live away, own several properties or want rent collection, maintenance and renewals handled; BreakThru Realty offers it as a separate service.

What does a luxury rental strategy include?

Annual, furnished and seasonal rent ranges where the closed leases support them, the comparable properties available and recently leased, how long they took to lease, the costs of each route, an estimated net income from your figures, whether a renter on file might fit, the association and tax points, and a recommendation on positioning and marketing.

More for Owners of Luxury Property

• What Could Your Luxury Home Rent For?
• How We Market a Luxury Rental
• Seasonal Leasing for Owners
• Leasing a Waterfront Home

Related on BreakThru Realty

• South Florida luxury rentals by city
• South Florida Rental Market Report
• Property management and leasing for every home
• Can I rent out a condo in South Florida?
• Luxury & Private Client Division