Every fall, my phone starts lighting up with the same question: "Can you help me find something for season?" If you're planning to spend this winter in Boca Raton or Delray Beach, here is what I tell friends and clients before they sign a seasonal lease.
Start Earlier Than You Think
The best seasonal rentals, especially furnished condos within walking distance of Mizner Park or Atlantic Avenue, are often reserved months ahead, and many owners rent to the same returning tenants year after year. If you're looking now for January through April, you can still find good options, but expect fewer choices and less room to negotiate on price. If you already know you'll be back next winter, start the conversation in the spring.
Decide What "Season" Means for You
Most seasonal leases in our area run somewhere between one and six months, with January through March or April being the most in-demand window. Ask yourself:
Are you coming for the full winter, or just the peak months?
Do you need flexibility for family visits or travel back north?
Would a December start get you a better rate than a January start?
Shorter stays and peak-month-only stays typically cost more per month, so knowing your dates helps us target the right properties.
Know the Building's Rules Before You Fall in Love
This is the step people skip, and it's the one that causes the most headaches. Many Boca and Delray condominium and HOA communities have rules about how often a unit can be rented, the minimum lease length, and whether tenants must be approved by the association before moving in. Some require an application, a background check and a fee, and approval can take time.
Before you commit, confirm that the owner is allowed to rent the unit for your dates and how long the approval process takes. I always ask for this in writing.
Budget for Taxes on Short Stays
In Palm Beach County, rentals of six months or less are generally subject to the county's 6% tourist development tax in addition to Florida sales tax. Ask whether the quoted rent includes these taxes, and make sure the lease spells out who collects and pays them. Leases of more than six months under a written agreement are treated differently, so your lease length matters.
Furnished vs. Unfurnished
Most seasonal renters want a furnished home, and that's what most seasonal inventory is. Before signing, ask what's actually included:
Linens, towels and kitchen essentials
Internet, cable and streaming
Electric and water (sometimes capped, sometimes separate)
Beach chairs, bikes or a parking space
Cleaning service and mid-stay maintenance
Think About the Lifestyle, Not Just the Unit
A seasonal rental is really a trial run of living here. Want to walk to dinner most nights? Look near Mizner Park and Royal Palm Place in Boca, or along Atlantic Avenue and Pineapple Grove in Delray. Want golf and tennis outside your door? Some country clubs allow tenants to use amenities, but policies vary, so ask about tenant access and any fees up front.
Renting This Year, Buying Next Year?
Many of my buyers started as seasonal renters. A season here is the best way to learn which neighborhood fits your routine before you buy. If you're renting with an eye toward owning, keep notes on what you love (and what you don't) about your building, your commute to the beach and your favorite spots. When you're ready, those notes make the home search much faster.
Let's Find Your Season
I help renters and buyers across Boca Raton, Delray Beach and the surrounding coast. Tell me your dates, budget and must-haves, and I'll let you know what's realistic for this winter. Call or text me at 561-888-3115 or send me a message.
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