Property Management in Key Biscayne, FL — Airbnb & Short-Term Rentals

Short-term rental and Airbnb management in Key Biscayne

Key Biscayne is an island village south of Virginia Key, mostly oceanfront condo towers on the east side and single-family houses on the streets behind them. Two large parks cover much of the island, and daily life runs along Crandon Boulevard, with its shops and the Village Green.

Its rental rules set it apart from the rest of Miami-Dade. The Village allows vacation rentals, but only for stays of 15 days or more. So property management in Key Biscayne is about two-week, monthly and seasonal stays rather than weekend turnovers, and our vacation rental listings here are built that way from the start.

Where guests come from

Most guests come for the water. Crandon Park, run by Miami-Dade County, has a long Atlantic beach, a marina and a golf course, and the Bill Baggs Cape Florida State Park at the island’s southern tip has the Cape Florida Lighthouse and more beach. Families who visit for two or three weeks over the winter holidays or spring break want a full kitchen and space, which suits island condos and houses.

The island is reached by the Rickenbacker Causeway, which starts near Brickell. That keeps Downtown Miami within reach for families relocating to the city who want a furnished place for a month, and winter residents staying for a season clear the 15-day minimum without changing their plans.

Key Biscayne short-term rental rules

Village Code §7-31 allows a vacation rental, as Florida law defines it, to operate in the Village subject to four conditions. The owner must hold a Village Business Tax Receipt. The minimum rental period is 15 continuous days. Every lease or occupancy agreement must be in writing, must include a copy of the Village’s restrictions, and must be delivered to the Village or kept on site for inspection. And all use must follow the Village’s zoning, noise, nuisance and special event rules.

The rule was adopted by Ordinance 2011-5 on May 24, 2011, before the June 1, 2011 date in §509.032(7)(b) that protects older local rules on rental duration. The ordinance also states that it does not override private rental restrictions in multifamily buildings, so a condo association’s own lease rules apply on top of the Village’s. Owners renting for less than 30 days still need a state DBPR vacation rental license.

Taxes on Key Biscayne vacation rentals

Stays of six months or less carry Florida’s 6% sales tax under §212.03 and Miami-Dade’s 1% surtax from the state’s DR-15DSS for 2026. The state’s DR-15TDT chart sets different local rates only for Miami Beach, Surfside and Bal Harbour, so Miami-Dade’s 6% rate applies on Key Biscayne. The county splits that into a 3% convention development tax, a 2% tourist development room tax and a 1% professional sports tax, with a return due for each reporting period.

How Florida Hosts manages Key Biscayne rentals

On Key Biscayne, our Airbnb management sets a 15-night minimum on every listing, drafts each written lease with the Village’s restrictions attached, keeps copies on file for inspection, and handles 24/7 guest communication with our own cleaning and maintenance staff.

Our short-term rental management fee is 18–25% of booking revenue, quoted in writing. Mid-term furnished stays of 30 days or more and annual leases are also available, with licensed brokers handling the leasing. A free rental projection comes back within one business day.