9 Best Vacation Rental Management Companies in Marathon, FL

Marathon, FL sits in the middle of the Florida Keys, halfway between Key Largo and Key West, and it is one of the steadiest markets for vacation rentals in the Florida Keys. In Surge's September 2026 market data pull, the typical entire-home listing in Marathon earned about $75,100 over the last twelve months, with an average daily rate near $488 and occupancy around 61%. Canal properties with a dock, a pool and room for a boat earn the most, and the location of a home can matter as much as its size.

The catch is that the city runs one of the strictest vacation rental programs in Florida. Stays must be at least 7 nights, every home needs a city license and a yearly fire inspection, and every ad has to show the city permit number. That makes the choice of manager more important here than in most beach towns. This guide compares nine companies that offer vacation rental management in Marathon, FL, the services each one provides, what each one publishes about its fees, and the local rules any manager you hire has to handle for you.

The best vacation rental management companies in Marathon, FL for 2026

We looked for companies that manage properties in the Middle Keys today, show a real local team or a clear service area, and explain what they do for the property owner. Fees below come only from each company's own website as of September 2026. Where a company does not publish a fee, we say so rather than guess.

Quick answers for owners

Typical fee: most Florida Keys vacation rental managers charge a percentage of rental revenue, usually quoted privately. One local company lists 20%; national firms advertise 10% to 15% for lighter service.
Minimum stay: 7 nights inside city limits. Rentals under 7 nights are prohibited by city ordinance.
What you need: a City of Marathon vacation rental license, a state DBPR license, a Florida sales tax certificate, a Monroe County business tax receipt and a county tourist tax account.
Taxes on a stay: 12.5% in total (6% state, 1.5% county surtax and 5% Monroe County tourist tax). Airbnb and Vrbo do not remit the county tourist tax here.
Earnings: about $75,100 a year for a typical Marathon listing, per Surge's market data pull.

How we chose these companies

Our focus was local expertise. We checked each company's website, service area and management page, then compared them on four things owners ask about most: local presence in the Middle Keys, how they handle the city's license and fire inspection, how clearly they explain fees, and what happens if you want to leave. We did not rank on reviews we could not verify.

1. Surge

Surge offers full-service short term rental management for owners in Texas and Florida. We handle listing creation and optimization, dynamic pricing and revenue management, guest communication and screening, cleaning and turnover coordination, maintenance, and monthly owner statements. Our fee structure starts at 15% for full service, and we put every fee in the agreement, including what cleaning and maintenance cost and who pays for them.

We are honest about fit, and managing properties from a distance is not right for every owner. Surge does not have a dedicated Marathon service page today, so if you want a manager who lives on the island and can check your dock after every storm, a local team further down this list may suit you better. Where we help most is with owners who want tight financial reporting, pricing that follows the Keys season week by week, and written exit terms. You can see how we work in Florida on our Florida Airbnb management page, or ask for a free revenue estimate for your home.

Surge lists homes on its own Airbnb account, which is common among managers because it launches listings faster and keeps guest communication in one place. Either model can work. What matters is that your agreement says in writing what happens to the reviews and future reservations if you part ways.

2. Island Breeze Vacations

Island Breeze Vacations is centrally located in the city and manages vacation homes and vacation rentals across the area, including Key Colony Beach. Owner Joanne Grego has run the company since 2003, after she and her husband bought a vacation home in Key Colony Beach and moved to the Keys full time. Its services cover booking, guest care and upkeep. The team includes booking agents and a local realtor who also manages rentals, and the company offers decor and furnishing guidance for new investment homes. The team can also assist with buying. Island Breeze does not publish its management fee, so ask for a written quote.

3. Keys Ocean Vacation Rentals

Keys Ocean Vacation Rentals is a locally owned company that has offered stays across the Florida Keys since 2000. It calls its program boutique and selective, and it handles reservations, guest screening, contracts, payment processing, guest communication, concierge coordination, tax collection and monthly owner accounting. Its management page is unusually candid: it says many Keys homes see 15 to 20 booked weeks in year one and can grow to 30 to 35 weeks once reviews build. The company's older rental management page lists a management fee of 20% of rental revenue, with deep cleaning, routine maintenance and repairs billed separately. Confirm the current rate in writing.

4. Villa Paraiso Vacation Rentals

Villa Paraiso Vacation Rentals focuses on waterfront properties in the Middle Keys. Owner Michel Lopez runs it locally, and the company says it is an Airbnb Superhost and Vrbo Premier Host. It lists homes, hosts guests, and handles cleaning, maintenance, taxes and a monthly statement. It caps its portfolio and takes only a few new homes each season, and it offers a free revenue audit before you sign. No fee is published.

5. Opto Properties

Opto Properties manages vacation rentals in the Middle Keys and Big Pine Key. Its page says every home is inspected after each guest stay, each reservation carries a damage fee that covers up to $1,500 in accidental damage, and its accounting team handles bookkeeping, owner draws and taxes with an online owner portal. It markets homes on many channels. Fees are quoted on request.

6. Marathon Vacation Property Management

Marathon Vacation Property Management is a family-run company whose owner was raised in the Florida Keys. It covers management, marketing on Airbnb, Vrbo and other channels, pricing tools, housekeeping, maintenance and emergency repairs, and guest hosting. It says its rates are competitive but does not publish them, so ask for the full fee schedule, including cleaning and maintenance markups.

7. Seven Keys Vacations by Casago

Seven Keys Vacations manages vacation homes, condos and waterfront rentals from Key Largo to Key West, including the Middle Keys. It operates under the Casago brand, and many of its local homes also appear on Vacasa's booking site. It is a good fit for owners who want a larger Keys-wide operator with a local team. It does not publish a management fee.

8. Awning

Awning is a national Airbnb management company with a Marathon page. It advertises full-service management starting at 10% of revenue, though one line on the same page still says 15%, so get the rate for your home in writing. Ask who handles cleaning and on-site issues locally before you sign.

9. Evolve

Evolve is a national company that handles marketing, booking and guest support while the owner or a local vendor handles cleaning and upkeep. Its published plans are 10% for Core and 15% for Plus, plus a $250 onboarding fee. Evolve is a lower-cost choice if you live in the Keys or already have a trusted cleaner, but you remain responsible for the city license and inspection.

What guests look for in Florida Keys vacation rentals

The best managers build a listing around what guests actually book. When travelers compare Florida Keys vacation rentals, they are planning an island getaway, and many are staying close to the water for a week of fishing, diving and relaxation. Their vacation plans usually include a boat, a pool and easy access to the reef, so the location and amenities of your property decide your rate more than anything else.

Here is what tends to earn the most among Marathon vacation rentals and other Florida Keys vacation rentals:

Private heated pools: winter guests expect warm water, and pools are one of the most searched amenities in the Keys.
Boat dockage: a dock, a boat lift or deep water access is a major draw for fishing and dive trips. Guests should know the dock rules before they arrive.
Space for families: homes that sleep a family or two couples, with a full kitchen and outdoor dining, fill the most weeks.
Clubs and extras: some complexes and resort communities, such as Indigo Reef, offer shared pools, marinas or cabana club privileges that guests value.
Concierge services: charter bookings, kayak rentals and restaurant tips help guests plan their trip and come back again.

Guests often plan months ahead, and many book through an online reservation system on a local manager's own site as well as Airbnb and Vrbo. A manager with a curated collection of vacation homes and a list of past guests can fill weeks that a lone listing would miss. Ask any manager how many of its bookings come from repeat guests and its own website, not only from the big platforms.

Marathon vs. other Keys for owners

Owning in the Florida Keys means choosing an island. Every island has its own mix of visitors, rules and costs. Compared with other Keys, Marathon earns less per booked night than Key West or Islamorada in the Surge market data above, and the 7-night rule attracts longer stays. Key West has its own international airport, so many visitors fly in for short trips and nightlife, while the Middle Keys attract families and anglers who want a quieter base where they can relax on the water, and many return home only to book the same week the next year. Owning here makes sense for owners who value steady weekly bookings over peak nightly rates. Your property type matters too: single-family canal homes and duplexes rent differently from condos in a resort center, and each has its own HOA rules. A good manager will explain which option best serves your interests.

Marathon vacation rental management fees compared

Company	Published fee	Coverage
Surge	Starting at 15% for full service	Texas and Florida
Island Breeze Vacations	Not published	Marathon, Key Colony Beach
Keys Ocean Vacation Rentals	20% (older page)	Florida Keys
Villa Paraiso	Not published	Marathon, Key Colony Beach
Opto Properties	Not published	Marathon, Key Colony Beach, Big Pine Key
Marathon Vacation Property Management	Not published	Marathon
Seven Keys Vacations	Not published	Key Largo to Key West
Awning	From 10% (page also says 15%)	National
Evolve	10% Core, 15% Plus, $250 onboarding	National

The percentage is only part of the cost. In the Keys, cleaning, linen, pool service, dock and boat lift upkeep, and hurricane preparation can add more than the fee itself. Ask each manager for a sample owner statement from a real home so you can see the all-in number. Our guide to what Airbnb property management costs walks through the math.

What a good vacation rental manager in the Keys does

Many property owner clients in the Keys live somewhere else, so the manager is the one who keeps the home running. The work falls into a few jobs:

Licensing and inspections: keep the city license, the yearly fire inspection and the state license current, and put the permit number on every ad.
Pricing and bookings: set weekly rates by season, fill the slow fall months, and price holiday and lobster season weeks well above normal.
Guest experience: answer guests fast, screen every stay, and share local recommendations for fishing charters, dive trips, the beach at Sombrero and dinner on the water.
Upkeep: schedule cleaners between every stay and handle pool service, AC, salt air wear, boat dockage rules and storm shutters before small problems turn expensive.
Money: file the county tourist tax every month and send clear owner statements.

Local market knowledge matters more than marketing polish here. A manager with local knowledge knows which canals have easy access to open water, which condo complexes allow weekly stays, and how to plan around a hurricane warning.

What a vacation rental in Marathon can earn

These figures come from Surge market data pulled in September 2026 for entire-home listings over the last twelve months.

Area	Typical annual revenue	Average daily rate	Occupancy
Marathon	$75,123	$488	60.8%
Duck Key	$134,211	$769	55.6%
Islamorada	$86,551	$534	59.5%
Key West	$132,262	$629	67.9%
Florida Keys market overall	$93,992	$502	61.6%

The city earns less per home than Key West or Duck Key, but homes cost less too, and the 7-night minimum means fewer turnovers and lower cleaning costs per booked night. Revenue is an average across very different homes. A canal house with a pool and boat dockage will beat a small condo by a wide margin. Treat these numbers as a starting point, not a forecast, and ask any manager to back up a projection with comparable homes. See our most profitable Airbnb cities in Florida for how the Keys compare statewide.

Seasons in the Florida Keys

High season runs from February to mid-April and again from June to mid-August. Holiday weeks, the two-day mini lobster season in late July and the opening week of regular lobster season in August are the most valuable weeks of the year. September to mid-December is slow, and that is when a manager's pricing strategy shows. Properties with fishing, diving and pool amenities can still book in fall if the rate is right. Most owners who block too many peak weeks for personal use see lower income, so plan your own stays for the slower months if you can.

The rules any manager in Marathon, FL has to follow

The City of Marathon vacation rental program is run by Marathon Fire Rescue and Code Compliance. These are the points that matter most, based on the city's current application and ordinance.

The 7-night minimum

Under city ordinance, vacation rentals are stays of 7 to 28 nights, and renting a home for fewer than 7 nights is prohibited. That changes your pricing and your listing. Your Airbnb and Vrbo calendars must block shorter stays, and weekend guests are not an option.

City vacation rental license and fire inspection

Every short term rental needs a city license before it can be advertised. The current application and fee schedule sets fees by bedroom count, and each fee includes one fire inspection:

New license (also charged on a change of ownership or an expired license): $1,200 for 1 bedroom, $1,400 for 3 bedrooms, $1,600 for 4 bedrooms, up to $2,200 for 10 bedrooms.
Annual renewal: $850 for 1 bedroom, $1,050 for 3 bedrooms, $1,250 for 4 bedrooms, up to $1,850 for 10 bedrooms.
Fire re-inspection: $150 each time a home fails. Transfer of agent: $75.
Vacation rental agent license: $500 a year, issued after the city's training course.

Applications are filed online only, and the city says inspections can take 1 to 2 weeks to schedule. If a home fails its fire inspection, you cannot rent or advertise it until the items are fixed. Because a new owner pays the new-license fee, budget for it when you buy.

Local contact and house rules

The owner or a trained agent must be the 24-hour contact, and that person needs the city's training license. The city's basic requirements also say:

No more than two guests per bedroom plus two more.
Each rental needs one kitchen and a working landline phone.
Quiet hours run from 10 p.m. to 7 a.m.
No one may sleep in vehicles, trailers or boats, and docked vessels must stay within the property lines.
All adult guests sign a copy of the rules, and the manager's contact number is posted in the home.
Guests must leave when a hurricane warning triggers a mandatory evacuation.
Every ad must show the city VACA permit number.

Key Colony Beach is a separate city with its own rules, and Duck Key and other unincorporated areas fall under Monroe County. Check with the right office before you buy.

State license and taxes

Florida requires a vacation rental license from the DBPR Division of Hotels and Restaurants and a Florida sales tax certificate. The tax on a stay totals 12.5%: 6% state sales tax plus the 1.5% Monroe County surtax, and the 5% Monroe County tourist development tax. The Monroe County Tax Collector says it has no agreement with Airbnb, Vrbo or other platforms, so they do not remit the 5% tourist tax, and it is the homeowner's responsibility to file it. Our Florida rental tax guide covers the state side, and our Florida vacation rental license guide explains the DBPR steps.

Questions to ask before you sign

Who is the licensed 24-hour agent for my home, and how fast can they reach it?
Who books and attends the yearly fire inspection, and who pays for a failed one?
Do you file the Monroe County tourist tax, or do I?
What is the full fee schedule, including cleaning, linen, pool and maintenance markups?
How do you handle cancellations and refunds when a hurricane evacuation order is issued?
Which channels will my home be on, and who owns the reviews if I leave?
How much notice do I need to give, and are there any long term contracts or exit fees?

You will get the best results by comparing two or three written proposals side by side.

Self-manage or hire a manager?

If you live in the Florida Keys, the 7-night minimum makes self-management more realistic than in most beach markets, since there are fewer turnovers. You still need the city training license, the inspections and monthly tax filing. If you live off the island, a local property management team with an office nearby is usually worth the fee, because storms, AC failures and guest issues cannot wait for your next flight. A manager can help you maximize income and save money on repairs through trusted vendors, and the benefits usually cover the fee. Our guide on when to hire an Airbnb manager in Florida can help you decide.

Other Florida Keys markets and services

Want to discover how other markets compare before you buy your dream home in the Keys? See our guides to the best Airbnb management companies in Key West and Key Largo, or the statewide list of the best Airbnb management companies in Florida.

Frequently asked questions

Who is the best vacation rental management company in Marathon, FL?

It depends on your home. Local teams such as Island Breeze Vacations, Keys Ocean Vacation Rentals and Villa Paraiso suit owners who want someone on the island. Seven Keys Vacations suits owners who want a larger Keys-wide operator. Surge, Awning and Evolve suit owners who put reporting, pricing or cost first.

How much do Marathon property managers charge?

Most local companies quote privately. Keys Ocean Vacation Rentals lists 20% of rental revenue on an older page, Surge starts at 15% for full service, and Evolve advertises 10% or 15% plus $250 onboarding. Cleaning and maintenance are usually extra.

Can I rent my Marathon home for a weekend on Airbnb?

No. Inside city limits, vacation rentals must be 7 to 28 nights, and stays under 7 nights are prohibited.

How much does a Marathon vacation rental license cost?

Under the city's current schedule, a new license costs $1,200 for a 1-bedroom home up to $2,200 for 10 bedrooms, and renewal costs $850 to $1,850 a year. An agent license is $500 a year.

Does Airbnb collect the Monroe County tourist tax?

No. The Monroe County Tax Collector says online platforms do not remit the 5% tourist development tax, so the owner or manager must file it.