Furnished seasonal leases of 30 to 180 days, managed like a luxury listing — never nightly, never weekly.
A Naples residence that sits empty from January to April is leaving its best months unused. Alpizar Property Management leases furnished coastal condominiums and homes to seasonal tenants for a month, a winter or up to six months at a time, and looks after every detail from the first photograph to the final walkthrough. We do not manage nightly or weekly stays: seasonal tenants treat the residence as a home, most Naples associations require a 30-day minimum or longer, and a small portfolio lets our team give each residence proper attention. The fee is one flat percentage of the rent collected, with no hidden or surprise fees.
| Stay Length | Furnished leases of 30 to 180 days, most often a month to a full winter season |
| Not Managed | Nightly or weekly stays, including Airbnb and VRBO bookings |
| Season | January through April at peak rates; November, December and May as shoulder months |
| Where | Vanderbilt Beach, Pelican Bay, Bay Colony, Park Shore, The Dunes, Naples' coastal neighborhoods, Marco Island and Bonita Springs |
| Owner Use | You block your own dates first; we lease the months you are away |
| Registration | Collier County or city vacation-rental registration, state licensing and tourist tax handled for managed residences at no additional charge |
| Fee | One flat percentage of the rent collected, quoted in writing before you sign; vendor work at invoice; no hidden or surprise fees |
Request a Seasonal Rental Projection
Tell us about the residence, the months you plan to use it yourself and any association rules you know of. We will reply within one business day and prepare a written projection: what it should rent for in season and in the shoulder months, what the association and county require, and our fee in writing. Complimentary and without obligation.
What Seasonal Residences Rent For
Winter rents and minimum stays in the communities where we manage and lease, drawn from our community rental guides, which are built from Naples MLS listings and recorded leases. Each community name opens its full guide, with rents building by building.
| Community | Minimum Stay | Winter Rent, Monthly |
|---|---|---|
| Bay Colony Pelican Bay, gated beachfront |
90 days 1 to 3 leases a year, by building |
$23,000–$64,000 Asking, Gulf-view to beachfront towers |
| Kalea Bay North Naples |
30 days Up to 4 leases a year |
$35,000–$50,000 Asking; leased at $29,500–$47,500 |
| The Dunes North Naples |
30 or 90 days 30 in Island Cove towers, 90 in the Grandes |
$12,500–$24,000 Median by tower |
| Regatta Vanderbilt Beach |
30 days Most residences |
$14,000 Median; about $10,000–$18,000 |
| Vanderbilt Beach Gulf Shore Drive and Bluebill Avenue |
30 days Most buildings |
$5,000–$14,000 Median, one to three bedrooms |
| Pelican Bay North Naples |
30 to 90 days By association |
$8,000–$20,000 Typical range |
| Marco Island Beachfront and canal |
30 days or more Most beachfront towers |
$6,000–$15,000 Condominiums; canal homes $10,000–$25,000 |
| Bonita Springs Beach and bay communities |
30 days or more Most condominiums |
$5,000–$12,000 Condominiums; villas and homes $8,000–$20,000 |
Asking rents as of September 2026 where marked; medians and ranges from Naples MLS listings and leases over the last two years. Minimum stays are set by each association and can change; we confirm them for every residence before it is listed.
Why 30 to 180 Days
Seasonal terms fit how coastal Naples is governed. Most condominium associations require a minimum lease of 30 days, many require 90, and several limit how many times a year an owner may lease; inside the City of Naples, most residential property may not be rented for less than 30 days. A season-long tenant also arrives with an association approval behind them, settles in rather than passing through, and leaves the residence in the condition they found it. Fewer turnovers mean less wear, fewer vendor visits and a calendar you can plan around.
Leases of six months or less still count as short-term rentals under Collier County's ordinance, so registration, a state license and tourist tax apply outside the city limits. We handle all of it for the residences we manage; our vacation rental registration guide explains what applies where.
What We Handle
- Pricing for the season from current Naples rental comparables
- Professional photography, a video tour and aerial photographs of the residence and its amenities
- Listing on the MLS and on multiple third-party rental sites
- Tenant screening with credit, background and eviction record checks
- Association applications, through to approval
- Collier County or city registration, licensing and tourist tax
- Rent collection, with ACH transfer directly to you
- Arrival and departure walkthroughs, with the residence documented at each
- A welcome package for every arriving tenant, including fresh flowers and wine
- A single point of contact for your tenant throughout the stay
- Maintenance and repair scheduling with vetted vendors, billed at invoice with no markup
- Turnover cleaning and restocking of supplies between tenants
- Monthly owner statements and a 24/7 owner portal
How a Season Runs
Spring and summer: we walk the residence with you, price the coming season against current comparables, and photograph and film it while the light and the landscaping are at their best. Late summer and fall: the listing goes live on the MLS and our rental sites, and the strongest residences are typically committed for January through April by early fall. Before arrival: the tenant completes the association application, which takes two to four weeks, and we prepare the residence and the welcome package. During the stay: your tenant has one point of contact with us, and you receive monthly statements and ACH deposits. After departure: we walk the residence against the arrival record, schedule turnover cleaning and restocking, and have it ready for you or the next tenant.
Your Own Use Comes First
Many seasonal owners spend part of the winter in the residence themselves. You tell us your dates before the season is priced; we lease the months you will be away, fill the shoulder months where the association allows it, and keep the residence ready for your return. If your plans change from year to year, the calendar changes with them. For owners who do not rent at all, our Home Watch program looks after the residence between visits, and for a twelve-month tenant, see our annual rental management.
Seasonal Rental Management — Frequently Asked Questions
What is seasonal rental management?
Management of a furnished residence leased for a month to six months at a time, most often through the winter season. It covers pricing, marketing, tenant screening, association approval, registration and tax, arrivals and departures, turnover cleaning, maintenance and owner reporting. It sits between vacation rental management, which handles nightly and weekly stays, and annual lease management.
Do you manage Airbnb or VRBO rentals?
No. We manage furnished seasonal leases of 30 to 180 days and high-end annual leases, not nightly or weekly stays. Seasonal terms fit the leasing rules of most Naples condominium associations and bring tenants who treat the residence as a home.
How much can my Naples residence earn in season?
It depends on the community, the building, the view and the size of the residence. Winter rents in the communities we manage run from about $5,000 a month for a smaller Vanderbilt Beach condominium to more than $60,000 for a beachfront residence in Bay Colony. We prepare a written projection for your residence, including the shoulder months, at no charge.
What does seasonal rental management cost?
One flat percentage of the rent collected, quoted in writing before you sign. Vendor work is billed at invoice with no markup, and there are no renewal, inspection or other hidden fees. Registration and licensing for managed residences are handled at no additional charge.
Do I need to register a seasonal rental in Collier County?
If the residence is in unincorporated Collier County and leased for six months or less, yes: a county registration, a state vacation rental license and a tourist tax account are required. Inside the City of Naples and Marco Island, city rules apply instead. We handle the process for every residence we manage.
Can I still use my residence during the season?
Yes. You block your own dates first, and we lease the months you will be away within your association's minimum stay and lease-frequency rules.
How far ahead do seasonal tenants book?
The best residences for January through April are typically committed six to twelve months ahead, often by early fall. Shoulder months book later and at lower rates. Listing by late summer gives a residence the full booking window.
Request a Complimentary Rental Analysis or Home Watch Proposal.
Request a Proposal
Meet the Team
Connect with Real Estate Advisors... not Salespeople.
Alpizar & Company is a family-owned independent brokerage specializing in luxury waterfront real estate across Naples' most sought-after neighborhoods. Led by Robert Alpizar (CLHMS, GRI, SRS, PSA) and Marlene Alpizar, our team operates as advisors — not salespeople — guiding buyers and sellers with firsthand local expertise and no corporate quotas.
We offer complimentary, pressure-free consultations without any commitment.
Over 250 closed transactions. $100 million in Naples luxury waterfront sales. Read what our buyers and sellers say about working with an advisor-driven independent brokerage — and why they come back.
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