FAQ

Most run 90 days to 8 months, October through May (peak November to April). Nearly all Boca Raton, Delray Beach, and Highland Beach communities set minimum lease terms, commonly 30, 60, or 90 days, and many prohibit rentals under 30 days, which is why seasonal leases, not nightly stays, are the norm here.

Florida taxes rentals of six months or less as transient accommodations: the state's 6% sales tax plus Palm Beach County's 6% Tourist Development Tax, and any applicable discretionary surtax. A bona fide written lease longer than six months is exempt from these taxes. Because seasonal leases typically run 90 days to 8 months, stays of six months or less carry the tax while longer leases do not. On a broker-managed lease, the tax is collected and remitted for you as part of the lease, so you do not file it separately.

Florida draws the line at six months. A rental of six months or less is a taxable transient rental; a lease longer than six months, under a bona fide written lease, is exempt from state sales tax and the county tourist tax. It is the single most important threshold for seasonal tenants and owners, because it determines whether rental tax applies.

Almost always, yes. Most communities require association approval before a lease begins: a tenant application, background and credit screening, and board sign-off. For condominiums, Florida caps the screening or transfer fee at $150 per applicant under Statute 718.112(2)(i): spouses, and a parent with a dependent child, count as one applicant, and no fee applies to a renewal with the same tenant. HOA communities set their own fees and rules. We prepare and submit the application on your behalf.

It varies by community, but plan on roughly two to four weeks from a complete application; some associations specify a maximum review period in their governing documents. During peak season (November to April), boards and management move more slowly and the best units commit quickly, so starting the application early is important.

Most communities require a minimum lease of 30, 60, or 90 days, and some permit only one or two rentals per unit per year. The Seasonal King focuses on 90-day-to-8-month furnished leases that fit within these association rules.

No. The Seasonal King charges tenants no renter or placement fees; the property owner pays. As a tenant you are responsible only for the rent, the association's screening fee (capped as above for condos), and any deposits set in the lease.

Most come fully furnished with linens and kitchen essentials, plus building amenities such as pools, fitness centers, and concierge where offered. Utilities, HOA amenity access, and parking are commonly included; the exact inclusions are set in each lease.

Every lease uses Florida state-approved contracts, is managed by a licensed broker, B Realtors, Inc. (FL License CQ1052498), and deposits are held in regulated escrow. Live video walkthroughs are available before you commit, so you can see the exact unit remotely.

For the best inventory, contact us by April or May for the following winter season. Prime oceanfront and country-club units in Boca Raton, Delray Beach, and Highland Beach commit early, and association approval timelines add lead time, so earlier is always better.