Thinking about buying a place near Middle Torch Key and renting it by the week in Marathon or Key Colony Beach? You are not alone. Weekly vacation rentals can help offset ownership costs while keeping your calendar open for your own time in the Keys. In this guide, you will learn where weekly rentals are allowed, what licenses and taxes you need, and the on‑site standards that protect your guests and your investment. Let’s dive in.
Weekly rental rules at a glance
Weekly rentals are allowed inside the city limits of Marathon and Key Colony Beach, with local licenses and safety inspections required. The minimum stay is seven nights in both cities. You will apply for a city vacation‑rental license and follow specific operating rules. You can review the City of Marathon’s application and checklist in the city’s official materials, which outline inspections, training, and required postings for licensed properties.
By contrast, many properties in unincorporated Monroe County follow a different framework. The County’s land‑development code treats rentals under 28 days as a special category that requires permits and manager licensing. If your target home sits outside a city boundary, weekly rentals may be restricted without special approval.
Is Middle Torch Key eligible for weekly rentals?
Most of Middle Torch Key falls in unincorporated Monroe County. That means the County’s 28‑day framework and special permitting rules likely apply. Weekly rentals are not automatically allowed in these areas.
Before you buy, confirm the jurisdiction for the specific address. You can start by checking a Middle Torch Key map, then verify with the County or the nearest city’s planning office. If the property is in unincorporated Monroe County, review the County’s vacation‑rental section for permitting steps and operating rules.
Licensing and registrations you will need
Plan for a few layers of approvals. The exact mix depends on location and property type, but these are the most common:
- State DBPR license: Many short‑term rentals are considered public lodging under Florida law and need a DBPR license unless an exemption applies. Review the definitions in Chapter 509 to see how your unit is classified.
- Monroe County Business Tax Receipt: A county business tax receipt is commonly required for rental activity and appears on city checklists for Marathon and Key Colony Beach.
- Florida Department of Revenue registration: Register for state sales tax for rentals of six months or less. Marathon’s materials require an active state tax certificate with your city application and during training.
- Monroe County Tourist Development Tax account: Open a TDT account with the County Tax Collector to remit the county bed tax on short‑term rentals.
- City vacation‑rental license: If your property is inside Marathon or Key Colony Beach, apply for the city’s license and pass the required fire and life‑safety inspection. Marathon’s application details documents you will submit and how renewals work. Key Colony Beach requires a municipal rental tax receipt and management course certification.
Helpful references:
- Review Marathon’s application and required documents in the city’s official packet.
- See Key Colony Beach’s owner guidance for minimum stay, inspections, and manager requirements.
Safety and on‑site standards
Both cities and the County require fire and life‑safety compliance before you rent. Expect inspections that check smoke detectors, fire extinguishers, emergency lighting, and a posted floor plan with exits. Re‑inspection fees may apply if items are missing or not functional.
Occupancy limits are enforced. Marathon generally follows two persons per bedroom plus two more. Key Colony Beach uses two per bedroom plus living area allowances and applies an overall maximum based on square footage. Post your occupancy limit inside the home and include it in your house rules.
Advertising and posting rules matter. Marathon requires you to include the city vacation‑rental permit number in ads and to post local contact details and tenant rules in the unit. Quiet‑hours, trash timing, and parking rules are also enforced. Marathon lists quiet hours from 10:00 p.m. to 7:00 a.m., and waterfront homes face extra rules on dock use, rafting and live‑aboards, so confirm what is allowed for your property.
Taxes you will collect and remit
Short‑term rentals in the Keys are typically subject to both state and local taxes. The combined tax on a weekly rental can reach about 12.5 percent in Marathon and Key Colony Beach. That estimate reflects state sales tax plus the county discretionary surtax and the 5.0 percent Monroe County Tourist Development Tax. Always confirm current rates before filing.
- Register and file with the Florida Department of Revenue for sales tax.
- Open a Monroe County TDT account with the Tax Collector and file monthly or as directed. The County notes that owners remain responsible even if a booking platform collects some taxes.
For rate tables and filing guidance, review the Florida Department of Revenue TDT form and the Monroe County TDT page.
Timeline, fees, and enforcement
Marathon publishes a fee schedule for new licenses and annual renewals, with amounts that scale by bedroom count. Expect to schedule an inspection before your first guests. If you fail, you may pay a re‑inspection fee.
Key Colony Beach highlights per‑day fines for unlicensed rentals, stays shorter than seven days, excessive occupants, and other violations. The County code also provides for fines and permit revocation for non‑compliance in unincorporated areas. Cities and the County can suspend or revoke a license for repeated violations.
Marathon vs. Key Colony Beach: how to choose
Both cities allow weekly rentals and require a local contact who is available around the clock. Key Colony Beach requires a manager or designated contact who can reach the property within 60 minutes and complete city training. Marathon also runs a formal training program and requires proof of tax registrations with the application.
Property details can drive your choice. If you are focused on boating access, confirm dock rules, trailer restrictions, and any no‑rafting or no‑live‑aboard provisions for a specific address. If you are considering a condo or HOA, review the association’s documents for any stricter minimum stays or registration steps. Your decision may come down to the home you love and how each city’s rules align with your operating plan.
Questions to ask a local property manager
- Are you licensed for this jurisdiction, and will you serve as the required 24/7 local contact? Provide copies of your licenses and training certificates.
- How do you prepare for and handle annual fire and life‑safety inspections? Who coordinates repairs if something fails?
- Do you register and remit sales tax and the Monroe County TDT for my property? Who signs the returns, and how do you handle platform bookings?
- How do you enforce occupancy limits, quiet hours, trash timing, and parking rules? What is your process for neighbor complaints?
- If the property has a dock, what are your policies on guest boat use, rafting, and overnight vessel stays?
- Can I see a sample management agreement, fee schedule, and a sample owner statement?
Review Marathon’s training materials or Key Colony Beach’s guidance as you vet answers and set expectations.
Quick owner checklist
- Confirm jurisdiction. Start with a Middle Torch Key map, then verify city or County jurisdiction with planning staff.
- If inside Marathon or Key Colony Beach, gather documents for the city license: deed, floor and site plan, state tax certificate, Monroe County business tax receipt and TDT account, and schedule your inspection using the city’s application packet.
- If in unincorporated Monroe County, study the County’s vacation‑rental section for the special permit and manager licensing process.
- Secure insurance that covers short‑term rental operations and flood risk. Standard homeowners policies often exclude business use.
- Hire a qualified local manager who meets training and response‑time rules and can document tax filings and inspection readiness.
If you are weighing properties across city lines, a clear view of licensing, taxes, inspections, and dock rules will help you buy with confidence. When you are ready to tour potential rentals or compare addresses, connect with a local advisor who handles these details every day. For tailored guidance on Marathon and Key Colony Beach homes, reach out to Tracy Chacksfield.
FAQs
Can you legally rent weekly on Middle Torch Key?
- Most Middle Torch Key properties are in unincorporated Monroe County, where rentals under 28 days require special permits and manager licensing under the County code, so weekly rentals are not automatically allowed.
What permits do you need to rent weekly in Marathon?
- You typically need a state tax account, a DBPR license if applicable, a Monroe County business tax receipt and TDT account, and a City of Marathon vacation‑rental license with a passed fire and life‑safety inspection, as outlined in the city’s application.
How much tax applies to a weekly rental in the Keys?
- The combined tax can be about 12.5 percent, reflecting state sales tax plus the county discretionary surtax and a 5.0 percent Monroe County Tourist Development Tax; verify current rates before you file with the Florida Department of Revenue and the Monroe County Tax Collector.
Do booking platforms pay Monroe County TDT for you?
- Not always; the Monroe County Tax Collector notes that owners remain responsible for registering and remitting the County TDT even if a platform collects some taxes, so keep your own TDT account and file as required.
What are typical occupancy rules in Marathon and Key Colony Beach?
- Marathon uses a standard of two persons per bedroom plus two additional occupants, while Key Colony Beach sets two per bedroom plus living‑area allowances and a maximum tied to square footage; both require posting and enforcing your limit.
What happens if you rent for less than seven nights in Key Colony Beach?
- The city’s rules set a seven‑night minimum stay and list daily fines and enforcement steps for violations, including possible suspension for repeat offenses.
