South Florida Rental Guide, Annual & Seasonal

Annual vs. seasonal, pick your lane first

Florida has two completely different rental markets running side by side. Knowing which one you're in saves you weeks of frustration.

12-month lease

Annual rentals

Standard year-long leases. Available year-round. Cheaper per-month than seasonal. Best for relocators, families, or anyone who wants to plant roots.

Typical PSL 3BR/2BA: $2,400–$3,200/mo unfurnished.

3–6 months · winter

Seasonal rentals

Furnished, all-utilities-included winter rentals (Nov–April). Snowbird market. Roughly 2–3× the monthly rate of an annual, but turnkey, pillows, dishes, internet already there.

Typical Stuart 2BR condo: $4,500–$7,000/mo Dec–Mar; half that off-season.

Insider tip

If you're relocating, rent first.

A 6–12 month annual rental gives you time to learn the neighborhoods (which streets flood, which schools are real A-rated vs paper A-rated, which HOAs are reasonable) before committing $500k+ to a purchase. Most relocators who skip this step end up moving again within 18 months.

What landlords actually ask for

Florida residential leases are mostly governed by FL Statute 83. Here's what almost every landlord requires:

Move-in money: first, last, and security. That is what most landlords here ask for, three months' worth up front. Some take just first and security. The deposit itself is typically one month's rent, though Florida sets no cap. Your agent can negotiate the structure for you; ultimately it is the landlord's call.
Application fee, $50–$100 per adult, non-refundable. Covers credit/background check.
Proof of income, pay stubs (last 2–3) or tax return. Most require gross income at 2.5×–3× monthly rent.
Photo ID + SSN, for the credit pull.
References, last 1–2 landlords, sometimes employer.
Pet deposit (if applicable), typically $250–$500/pet, sometimes monthly "pet rent" of $25–$50/pet on top.
HOA application, gated/HOA communities have their own approval (separate fee, $50–$200) and can take 1–3 weeks. Plan for this.

Red flags I tell my clients to watch for

Avoid

Wire-only deposits

If a "landlord" is asking you to wire money before you've toured the unit, it's a scam. Real landlords accept check, ACH, or escrow.

Avoid

"Owner is overseas, mail the keys"

Common Craigslist scam. The "owner" sends you keys and a lease in exchange for a deposit. Property is real, lister isn't.

Caution

Mold/water damage

Florida's humidity. Look at baseboards, AC vents, ceiling corners. Walk the property after a rain if possible.

Caution

HVAC age

A failing AC in July is a misery. Ask the age of the unit. Anything 12+ years is on borrowed time.

FL-specific rules you should know

Security deposit return: landlord must return within 15 days if no claims, 30 days if making deductions. Itemized accounting required.
Eviction is fast in FL. Landlords can file 3 days after a missed rent payment. Don't fall behind without communicating.
No rent control anywhere. Increases at lease renewal aren't capped. Negotiate up front.
Renter's insurance is optional but cheap (~$15/mo) and most landlords require it now.
Hurricane evacuation: if the county orders evacuation and you can't return for 14+ days, you may be entitled to rent abatement. Read your lease.
Pet rules: "no pets" clauses are enforceable. ESA letters from a verified provider override most pet bans by FL law.

How to actually get the rental

Have your packet ready before touring. Pay stubs, ID photo, prior landlord references, bundle into one PDF. When you find the right place, you submit on the spot. Speed wins; good rentals get 5+ apps in a day.
Tour in person. Photos hide a lot. Smell, water pressure, neighborhood noise, check all of them.
Read the lease before signing. Especially: late fee structure, who pays utilities, lawn care responsibility, lease-break penalty, renewal terms.
Document the move-in. Photos and video of every room, every wall, every appliance. Email yourself a copy with timestamp. This is your security deposit insurance.
Set up utilities BEFORE move-in. FPL (electric), water (county utility), internet. None turn on instantly. Order 7–10 days ahead.

Finding the rental is my job.

I help renters at no cost, landlords pay the agent fee. Tell me your budget, area, and timeline and I'll send a curated short list within 24 hours. Or browse the live MLS yourself, 10,000+ rentals across the Treasure Coast, Palm Beaches, and Broward, updated every 15 minutes.

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Renting in South Florida.