--- title: "Key Biscayne Property Management — Airbnb & Short-Term, FL" description: "Property management in Key Biscayne, FL: vacation rental and Airbnb management under the Village's 15-day minimum stay, plus mid-term and annual leases." url: https://floridahosts.com/key-biscayne/ --- ![A palm-lined causeway across the bay in Miami, with high-rise condos on the far shore](/images/south-florida-property-management.webp) Key Biscayne · South Florida # Property Management in Key Biscayne, FL — Airbnb & Short-Term Rentals Key Biscayne allows vacation rentals only for stays of 15 days or longer, with a Village Business Tax Receipt and written leases. We manage island homes and condos within those rules. 10,000+ guest reviews since 2016 · [Call (321) 321-2348](tel:+13213212348) · [All areas we serve](/areas-we-serve/) Free rental projection — about a minute Free, no obligation. Prefer to talk? Call [(321) 321-2348](tel:+13213212348). What we deliver ## Full-service management in Key Biscayne Florida Hosts is a full-service Key Biscayne property management company — Airbnb and short-term rental management, plus mid-term and long-term rentals: the listing and photography, nightly pricing, 24/7 guest communication, and cleaning and maintenance by our own staff. Our fee is 18–25% of booking revenue, quoted in writing before you sign. We manage homes across Key Biscayne and Miami-Dade County. [See all services →](/services/) ### Why Florida Hosts in Key Biscayne - Village code sets a 15-day minimum rental period - Village Business Tax Receipt required for vacation rentals - Every lease in writing, with a copy available to the Village - Crandon Park beach and Bill Baggs Cape Florida State Park - Reached by the Rickenbacker Causeway from Brickell Explore Key Biscayne ## Where we manage in and around Key Biscayne Every area, landmark and institution around Key Biscayne has its own demand profile and guest mix. These are the ones we manage into. [ ### Aventura Aventura is a city of condo towers around Aventura Mall, Turnberry and the Intracoastal. Explore ](/aventura/)[ ### Coral Gables Coral Gables does not allow stays of less than six months in its residential zones. Explore ](/coral-gables/)[ ### Doral Doral bans rentals under seven days and requires a city registration for every stay up to six months. Explore ](/doral/)[ ### Homestead Homestead sits between two national parks and the road to the Keys. Explore ](/homestead/)[ ### Miami Short-term rental and Airbnb management for Miami condos and apartments, from Brickell to Edgewater, built around the City of Miami's lodging rules and Miami-Dade's tourist taxes. Explore ](/miami/)[ ### Miami Beach Miami Beach bans short-term rentals in every single-family home and in many apartment buildings. Explore ](/miami-beach/)[ ### North Miami Beach North Miami Beach limits short rentals of houses and townhomes to three in any 12 months. Explore ](/north-miami-beach/)[ ### Sunny Isles Beach Sunny Isles Beach licenses condo vacation rentals unit by unit and caps house rentals at four a year. Explore ](/sunny-isles-beach/) Local vs. national ## The Key Biscayne advantage: local knowledge at every level National platforms run algorithms, not relationships — pricing from national datasets, turnovers by whoever is free, and support with no feel for your market. We price Key Biscayne around its own seasons and events, and our own cleaners and maintenance staff look after the homes. 24/7 Guest communication 350+ Florida homes managed 10,000+ Guest reviews since 2016 [Get my free Key Biscayne projection](/rental-projection/) [or call (321) 321-2348](tel:+13213212348) ## 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](https://www.miamidade.gov/global/recreation/park/crandon-park.page), 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](https://library.municode.com/fl/key_biscayne/codes/code_of_ordinances?nodeId=PTIICO_CH7BURE_ARTIIVARE) 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)](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599%2F0509%2FSections%2F0509.032.html) 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](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599%2F0509%2FSections%2F0509.241.html). ## Taxes on Key Biscayne vacation rentals Stays of six months or less carry Florida’s 6% sales tax under [§212.03](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0200-0299%2F0212%2FSections%2F0212.03.html) and Miami-Dade’s 1% surtax from the state’s [DR-15DSS for 2026](https://floridarevenue.com/Forms_library/current/dr15dss_26.pdf). The state’s [DR-15TDT chart](https://floridarevenue.com/Forms_library/current/dr15tdt.pdf) sets different local rates only for Miami Beach, Surfside and Bal Harbour, so Miami-Dade’s 6% rate applies on Key Biscayne. [The county](https://www.miamidade.gov/global/service.page?Mduid_service=ser1499797928395868) 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. Free projection · about a minute ## What could your Key Biscayne property earn? Send us the address and we'll come back with real numbers for it, from a person on our team, within one business day. Free, no obligation. Prefer to talk? [Call (321) 321-2348](tel:+13213212348) The rules ## Key Biscayne vacation rental rules Under Village of Key Biscayne Code §7-31, a vacation rental as defined in Florida law may operate in the Village only if the owner holds a Village Business Tax Receipt, the minimum rental period is 15 continuous days, every lease or occupancy agreement is in writing and includes the Village's restrictions, and a copy is delivered to the Village or kept on site for inspection. Rentals must also follow the Village's zoning, noise, nuisance and special event rules. The rule was adopted by Ordinance 2011-5 on May 24, 2011. Sources: [Village of Key Biscayne Code §7-31 (Municode)](https://library.municode.com/fl/key_biscayne/codes/code_of_ordinances?nodeId=PTIICO_CH7BURE_ARTIIVARE) (checked October 2026) Rules change, so always confirm the current position for your address — we will tell you exactly what applies. - In Florida, a home rented to guests more than three times in a calendar year for stays of less than 30 consecutive days — or advertised as regularly available for such stays — is a transient public lodging establishment. [Fla. Stat. §509.013(4)(a)1 (2026)](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599%2F0509%2FSections%2F0509.013.html) - A condominium or cooperative unit, or a house of up to four units, that is a transient public lodging establishment (and not a timeshare) is a "vacation rental" under Florida law. [Fla. Stat. §509.242(1)(c) (2026)](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599%2F0509%2FSections%2F0509.242.html) - Each public lodging establishment, vacation rentals included, must hold a license from the Division of Hotels and Restaurants of the Florida Department of Business and Professional Regulation (DBPR). [Fla. Stat. §§509.013(1), 509.241(1) (2026)](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599%2F0509%2FSections%2F0509.241.html) - A Florida local law may not prohibit vacation rentals or regulate how long or how often they are rented — unless that local law was adopted on or before June 1, 2011. [Fla. Stat. §509.032(7)(b) (2026)](https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599%2F0509%2FSections%2F0509.032.html) South Florida ## Nearby areas we manage [Miami-Dade County overview →](/counties/miami-dade-county/) [All areas →](/areas-we-serve/) Common questions ## Key Biscayne vacation rental management — FAQs Is Airbnb legal in Key Biscayne? Only for longer stays. Village Code §7-31 lets a vacation rental operate with a Village Business Tax Receipt, a minimum rental period of 15 continuous days, and a written lease that includes the Village's restrictions. Nightly or weekend Airbnb stays are not allowed. What taxes apply to short-term rentals in Key Biscayne? Stays of six months or less carry Florida's 6% sales tax (§212.03), Miami-Dade's 1% discretionary sales surtax (DR-15DSS, 2026) and Miami-Dade's 6% local transient rental tax (DR-15TDT): 3% convention development, 2% tourist development and 1% professional sports franchise facility tax. Can my Key Biscayne condo association ban rentals? The ordinance that created the Village's vacation rental rule says nothing in it limits private land use or rental restrictions on multifamily buildings. If your condo documents set a longer minimum lease or limit how often you can rent, those rules govern too. Does the 15-day minimum affect mid-term rentals? No, a stay of 30 days or more already clears it. The Village's other conditions still apply to vacation rentals: a written lease that includes the restrictions and is available for inspection, and compliance with noise and zoning rules. What does vacation rental management cost on Key Biscayne? Our short-term and Airbnb management fee is 18–25% of booking revenue, quoted in writing. A free rental projection comes back within one business day. Free projection · about a minute ## Ready to put your Key Biscayne home to work? A free rental projection built from real comparable listings near you — within one business day. Free, no obligation. Prefer to talk? [Call (321) 321-2348](tel:+13213212348) ## Talk to us about your Key Biscayne property Get a free rental projection — or call and ask us anything about your home. [Get my free projection](/rental-projection/) [or call (321) 321-2348](tel:+13213212348) Free · comps-based · delivered within one business day.