Thinking about leasing your Palm Beach Gardens home for the winter season but unsure where to start? You want strong income, reliable tenants, and zero drama with your HOA. In this guide, you will learn how seasonal leasing works in gated communities, the timelines that capture peak demand, and the approvals and safeguards you need to stay compliant. Let’s dive in.

Peak season and lease terms

Palm Beach County’s seasonal demand is driven by winter visitors who prefer furnished, turnkey homes in gated or amenity-rich communities. Peak season runs roughly mid-November through April. This is when 3 to 6 month leases see the strongest interest and pricing.

Typical seasonal terms include 3 to 4 month blocks such as December to March or January to April. Common lease lengths range from 90 to 180 days. Some communities allow 30-day minimums, while others require 90 days or longer based on HOA rules.

Seasonal pricing is usually higher than pro-rated long-term rent because of concentrated demand for furnished units. Occupancy can be uneven. Properties that list early, present well, and highlight gated amenities often book first.

HOA and association rules

Your HOA or condo association sets the playbook for seasonal leasing. Always review the recorded Declaration, bylaws, rental rules, and recent board policies before you list or buy to rent. Florida statutes governing associations, including Chapters 718 and 720, also frame owner and association rights.

Where rules come from

• The community’s CC&Rs, bylaws, and rental rules
• Board-adopted policies and administrative rules
• City and county codes within Palm Beach Gardens and Palm Beach County
• State law for HOAs and condominiums

Common restrictions to expect

• Minimum lease terms: often 30, 60, or 90 days; some require 6 months
• Owner waiting periods after purchase before you can rent
• Rental caps that limit the share of rentable homes
• A maximum number of leases per year or limits on back-to-back short terms
• Lease registration, board approval, and administrative fees
• Tenant screening, background checks, and credit checks
• Amenity access rules and tenant registration fees for pools, clubs, or sports facilities
• Prohibitions on daily rentals and home-sharing platforms
• Proof of landlord insurance and indemnification in the lease

Violations can lead to fines, amenity restrictions, or legal action. Build HOA compliance into your leasing plan from day one.

Taxes, licensing, and insurance

Florida treats very short stays differently than multi-month leases. Stays under six months can be classified as transient for tax purposes. This can trigger state sales tax, county tourist or bed taxes, and potential licensing or registration requirements.

Confirm current guidance with the Florida Department of Revenue and Palm Beach County before you begin advertising. In some jurisdictions, you may also need local registration or a business tax receipt.

Standard homeowner policies often limit coverage for rentals. Landlord or short-term rental liability coverage is usually required. Associations may ask for certificates of insurance naming the association as an additional insured, and you should confirm coverage for contents, liability, and loss of rental income.

Lease essentials that protect you

A clear lease avoids gray areas and aligns expectations with your tenants and HOA. Consider using a Florida lease form with a rider that incorporates association rules.

Drafting basics

• Exact lease dates aligned to the season and HOA minimums
• Detailed furnishings and inventory list
• Included utilities and services, such as electric, water, internet, cable, and any club fees
• A clause incorporating HOA rules and tenant acknowledgement
• Security deposit, damage responsibility, and early termination terms
• No subletting if your association prohibits it
• Tenant renter’s liability insurance requirement

Screening and move-in logistics

• Tenant application, ID, references, and background or credit check
• Tenant receipt and signature for association rules
• Gate and elevator scheduling where required, plus tenant registration with management
• Collection of association deposits and move-in fees

Property setup and safety

• Fully furnished with stocked kitchen, linens, and essentials
• Cleaning and maintenance plan, ideally with a local service or manager
• Internet and cable ready, with clear billing and access instructions
• Safety and storm procedures, including hurricane guidance and local emergency contacts

Marketing strategy and timing

Seasonal tenants plan ahead, and so should you. To capture the best tenants at the best rates, timing is critical.

When to list

• List 4 to 6 months before move-in for prime results. For a November to April season, list by July to September.
• High-demand buildings or standout homes may book 6 to 9 months ahead with strong marketing assets.
• If you have vacancies later, expect last-minute bookings 1 to 2 months out, with more limited pricing and choice.

Activity peaks from August to November for winter leases. A secondary push in September and October helps capture planners and returning tenants.

Where to market

First, confirm your HOA’s advertising rules. Many associations restrict platform-based listings. Typical channels include the local MLS, trusted seasonal rental brokers, referrals from prior tenants, and targeted networks. If your HOA allows it, you can also explore vacation platforms and regional media focused on winter relocations.

Use professional photos, floor plans, and compelling descriptions. Highlight gated-community advantages such as security, pools, golf or tennis access, proximity to beaches, and convenient area services.

Pricing and value adds

• Benchmark comparable furnished rentals in Palm Beach Gardens and nearby communities through your broker
• Offer slight date flexibility to match travel plans, such as a 12-week block with a small window
• Consider bundled utilities, weekly cleaning options, or club access where permitted

Owner checklist before you list

• Obtain and review CC&Rs, bylaws, rental policies, and recent amendments
• Confirm lease minimums, any post-purchase waiting period, and rental caps
• Map out the tenant approval process, timeline, fees, and deposits
• Verify insurance requirements and prepare certificates as needed
• Align your lease form with HOA rules and Florida landlord-tenant law
• Set up screening, move-in scheduling, and gate registration steps
• Prepare furnishings, inventory, utilities, and a cleaning schedule
• Build a marketing calendar based on your desired start date

Risks to manage

Misclassifying a short stay can lead to uncollected taxes and penalties. Skipping HOA approvals or tenant registration can result in fines or amenity restrictions. Inadequate insurance can create exposure for contents, guests, or loss of income. Reduce risk by confirming HOA rules in writing, aligning your lease and screening with those rules, verifying tax and licensing requirements, and maintaining proper insurance.

Is seasonal leasing right for you

Seasonal leases can deliver higher effective monthly income during peak months, especially for furnished, turnkey homes in gated communities. The tradeoff is uneven occupancy and more hands-on coordination for screening, move-ins, amenities, and turnovers. If you price well, market early, and follow association rules, you can capture high-quality tenants and repeat bookings year after year.

If you want a design-forward presentation, careful tenant vetting, and marketing that reaches qualified seasonal renters, connect with a local advisor who understands Palm Beach Gardens and gated-community operations. For concierge guidance and strategy, reach out to Kourtney Pulitzer.

FAQs

How long are typical seasonal leases in Palm Beach Gardens

• Most seasonal leases run 3 to 6 months, with 90 to 180 days common and many owners offering 3 to 4 month blocks like December to March or January to April.

When should owners list to secure winter tenants in Palm Beach Gardens

• List 4 to 6 months before move-in, ideally July to September for a November to January start, with peak booking activity from August to November.

What HOA rules affect seasonal leasing in Palm Beach Gardens gated communities

• Expect minimum lease terms, potential waiting periods after purchase, rental caps, tenant screening, lease registration, amenity access rules, and insurance requirements.

How do Florida taxes apply to short seasonal stays under six months

• Stays under six months can be treated as transient and may trigger state sales tax, county tourist or bed taxes, and possible local licensing or registration.

What insurance should owners carry for furnished seasonal rentals in gated communities

• Landlord or short-term rental liability coverage is often required, with proof to the association; confirm contents coverage, guest liability, and loss of rental income.

Should I use Airbnb or the MLS for a gated community seasonal lease

• Many gated communities restrict short-term platforms, so broker or MLS-based marketing and seasonal rental specialists are often safer for multi-month leases.