10 Best Key Largo Vacation Rental Management Companies (2026)

Key Largo is the first island most visitors reach in the Florida Keys, about an hour south of Miami, and its vacation rentals live on boat traffic, diving and long winter stays. Guests book canal homes with a dock, bayside condos and townhomes for sunsets, and quiet homes near John Pennekamp Coral Reef State Park for snorkeling, kayaking and dive trips. That demand is real, but Key Largo is also one of the hardest places in Florida to run short term rentals legally. It is unincorporated Monroe County, so the county decides which streets can host stays under 28 days, and many Key Largo neighborhoods cannot host them at all.

This guide reviews ten companies that offer Key Largo vacation rental management in the Florida Keys, using only the fees and facts each company publishes on its own website. It also covers the Monroe County permit and manager license rules, the county's 2026 permit fee, the 12.5% tax stack that Airbnb and Vrbo do not fully collect, and what Surge market data says a rental earns in Key Largo, Tavernier and Islamorada. If you are one of the property owners comparing managers for a home in the Upper Keys, start with the zoning check, then compare fees.

The best vacation rental management companies in Key Largo, FL for 2026

Each company below manages vacation rentals, condos or waterfront homes in Key Largo or the Upper Keys and works with property owners who want help providing a great stay. We checked every company's own pages in October 2026. A company that does not publish a fee is marked that way; we do not guess.

Surge: best for full service, transparent pricing and written exit terms.
Barefeet Vacation Rentals: best for a long-running local Key Largo company.
Lima Pro Management: best for a published co-host tier and pre-purchase analysis.
Opto Properties: best for owners who may switch between short and long term rentals.
Star Properties Destinations: best for luxury waterfront homes and concierge services.
Florida Keys Luxury Rentals: best for high-end homes from Key Largo to Marathon.
3L Management Group: best for owners with property in both Miami and the Upper Keys.
Checkmate Rentals: best for a low published fee that excludes cleaning.
Awning: best for a national company with a low entry rate.
Evolve: best for owners who will handle cleaning and maintenance themselves.

Quick answers

Can I run an Airbnb in Key Largo? Only if your property sits in a zoning district that allows vacation rentals, or in a gated community with controlled access and an association that regulates rentals. In Improved Subdivision (IS) and mobile home districts, rentals under 28 days are prohibited.
What permits do I need? An annual Monroe County special vacation rental permit ($1,040 on the August 2026 application, for new permits and renewals), an annual fire and life safety inspection, a licensed vacation rental manager, a Florida DBPR license, a state sales tax registration and a county business tax receipt.
What does management cost? Published full-service fees in the Keys run from about 15% to 25% of revenue. Co-host and listing-only plans run 10% to 15%.
What can a rental earn? Surge market data puts the typical Key Largo rental at about $61,250 a year at an average nightly rate of $363 and 58% occupancy.

1. Surge

Surge is a full-service short term rental property management company working in Texas and Florida. Full service starts at 15% of revenue and covers listing setup and professional photos, dynamic pricing, 24/7 guest communication, booking management, cleaning and turnover coordination, preventative maintenance, property inspections and monthly owner statements. We set up the Florida DBPR license and the Monroe County tourist tax account and file the tax every month, which is the step many self-managing hosts miss because Airbnb does not remit the county's 5% tourist tax in the Keys.

We are willing and able to take properties in any market with a service page, and we do not have a Key Largo office yet, so contact us directly about your address. Note that Monroe County requires a licensed vacation rental manager who lives in the Upper Keys, so any out-of-area company has to work with a local licensed manager. Two more things to know before you compare: Surge lists homes on its own Airbnb and Vrbo account, which usually launches a new listing faster, and we put the exit terms in writing so you know exactly how your listing, reviews and future bookings are handled if you leave. No long term contracts, no hidden charges. Start with a free earnings estimate or read our guide to Airbnb management.

2. Barefeet Vacation Rentals

Barefeet Vacation Rentals says it has owned and operated in Key Largo for more than 18 years and that its ownership and management team brings over 35 years of property management experience. It focuses on absentee owners and says its staff is available 7 days a week. A sister company handles long-term rentals if you would rather not run a vacation rental. Barefeet does not publish a management fee, so ask for a written quote and a sample owner statement.

3. Lima Pro Management

Lima Pro Management is an owner-operated property management company run by a Superhost and licensed Florida Realtor, and it calls Key Largo its core Keys market. It publishes its prices: lite co-hosting at 10% to 15% of revenue (messaging, calendar, pricing and reviews) and full-service management at 20% to 25%, which adds housekeeping and maintenance coordination. It also sells one-time services: a $149 listing audit, a $199 pre-purchase analysis that checks the rules for a specific address, and a $249 two-hour consulting session in English or Spanish. The pre-purchase check is useful in Key Largo, where zoning decides whether a property can rent at all, and it helps an investment buyer avoid a costly mistake.

4. Opto Properties

Opto Properties manages rentals in Key Largo, Key Colony Beach and Big Pine Key and handles both vacation rentals and annual leases. It publishes a $1,000 early termination fee if you leave within the first six months, to cover start-up costs, plus up to $1,000 in pet damage protection beyond the security deposit for pets it approves. Its management fee is not published, so ask the team for a quote. Because it also places long-term tenants, it is a practical choice if your home sits in a district where vacation rentals are not allowed.

5. Star Properties Destinations

Star Properties Destinations positions itself as a luxury property management company for Florida Keys vacation homes. Its published service list includes 24/7 reservation and maintenance support, dynamic pricing updated daily, direct booking email campaigns, professional photography and staging, HVAC servicing, licensing and ordinance compliance, trust accounting with collection and remittance of state and county taxes, an owner portal and concierge services. It does not publish a fee.

6. Florida Keys Luxury Rentals

Florida Keys Luxury Rentals manages luxury vacation rentals across Marathon, Islamorada and Key Largo. It says it charges a percentage of rental income with no hidden fees for standard services and that every cost appears on the monthly statement, but the percentage itself is quote-only. Ask the team to put the rate in writing along with the list of services that cost extra, and ask how they take care of the home between stays.

7. 3L Management Group

3L Management Group serves Key Largo and Islamorada as part of a coverage area that runs from Miami-Dade through Monroe County, with one team and one reporting format. Its Keys page focuses on compliance with Monroe County and state licensing and on pre-arranged local trades, since the Keys have a much smaller contractor pool than Miami. It does not publish a fee. It suits owners who hold property in both Miami and the Upper Keys and want one point of contact.

8. Checkmate Rentals

Checkmate Rentals publishes a Key Largo page with a fee starting at 15%. The company says its commission is charged on the nightly rate only, not on cleaning or other guest fees, which makes its base narrower than most. It is a national co-host model, so confirm who your licensed local vacation rental manager will be and who handles cleaning and repairs on the island.

9. Awning

Awning has a Key Largo page that lists full-service management starting at 10% of revenue in one place and 15% in another, with no setup fee and a 90-day notice period to cancel. Ask which rate applies to your home and what is excluded. Like other national companies, it relies on local partners for cleaning and maintenance.

10. Evolve

Evolve publishes two plans: Core at 10% of each booking and Plus at 15%, with a $250 onboarding fee. Evolve handles marketing, pricing and guest communication, while the owner arranges cleaning and maintenance. That works only if you or a local partner live near the home, and in the Keys you still need a licensed local vacation rental manager.

Key Largo management fees side by side

Company	Published fee	Model
Surge	Starting at 15% for full service	Full service, Texas and Florida
Barefeet Vacation Rentals	Not published	Local, Key Largo 18+ years
Lima Pro Management	20% to 25% full / 10% to 15% co-host	Owner-operated, Key Largo core market
Opto Properties	Not published ($1,000 early exit fee in first 6 months)	Short and long term, Upper and Middle Keys
Star Properties Destinations	Not published	Luxury, concierge
Florida Keys Luxury Rentals	Percentage, quote only	Luxury, Key Largo to Marathon
3L Management Group	Not published	Miami-Dade to Monroe County
Checkmate Rentals	From 15% of nightly rate	National co-host
Awning	From 10% (page also says 15%)	National
Evolve	10% Core / 15% Plus + $250	National, owner handles cleaning

Look past the headline percentage. Ask what the fee is charged on (nightly rate only, or rate plus cleaning fees), who pays for linens, supplies and hurricane prep, whether there is an onboarding or termination fee, and who files the Monroe County tourist tax every month. Transparent pricing means you can rebuild your expected monthly statement from the contract before you sign it.

Key Largo short term rental rules: zoning comes first

Key Largo is not a city. It is unincorporated Monroe County, so the county's Special Vacation Rental Program sets the rules. The county defines a vacation rental as a dwelling rented for less than 28 days, and it states plainly that not all areas allow them.

Prohibited districts: in Improved Subdivision (IS), IS-M and Urban Residential Mobile Home (URM and URM-L) districts, rentals under 28 days are prohibited. The only exception is a gated community with controlled access and a homeowner or property owner association that expressly regulates or manages vacation rentals.
Districts that may allow rentals with a permit: IS-V (the vacation rental version of Improved Subdivision), Suburban Residential (SR and SR-L), Urban Residential (UR), Mixed Use (MU), Destination Resort (DR) and some nonconforming units in commercial and other districts.
Advertising: where short stays are prohibited, every ad must show a 28-day minimum stay and monthly rates. Advertising a short stay in a prohibited district is itself a violation.

Check your property's zoning on the county GIS map before you buy or list in the Keys. A canal home that looks perfect for boat guests may sit in an IS district and only work as a monthly rental.

The permit, inspection and manager license

Annual special vacation rental permit: required for each unit before renting. The county's August 2026 application lists a $1,040 fee that applies to both new permits and renewals. Older third-party guides still quote the previous $490 initial fee, so budget from the county form.
Fire and life safety inspection: every year, by the Fire Marshal. The county lists $125 for one bedroom, $250 for two to three bedrooms and $400 for four or more.
Vacation rental manager license: every unit needs a licensed manager ($340 application fee). The manager must live in and be licensed for the same section of the county (Upper, Middle or Lower Keys), be available 24 hours a day, 7 days a week, and respond to neighbor complaints within one hour.
Supporting documents: a Monroe County business tax receipt, a Florida Department of Revenue sales tax registration, a Florida DBPR vacation rental license, a sewage system approval for vacation rental use, a floor plan, a site plan with parking, and a fire inspection report.
Neighbor notice: if the property has no active permit, you must mail a notice of vacation rental use and the tenants agreement by certified mail to every owner within 300 feet, at least 30 days before approval.
Permits do not transfer: a new owner must apply for a new permit after a sale.

House rules the county requires

The county code sets conduct rules that the manager has to enforce. Every guest signs a lease that includes the tenants agreement, and the manager keeps a register with each guest's name, address, phone, license plate and boat registration. Vehicles, boats and trailers must park off street in approved spaces: one space per bedroom plus one boat trailer space per unit. Noise audible beyond the unit is prohibited from 10 p.m. to 8 a.m. on weekdays and 11 p.m. to 9 a.m. on weekends. Each unit needs at least four covered trash containers. The manager's name and phone, the code enforcement number and the permit number must be posted where they are visible from the front property line.

Islamorada and the other Keys cities

Islamorada, Key West, Marathon, Key Colony Beach and Layton are incorporated and write their own rules. If your home is in Islamorada, check the village's vacation rental program instead of the county's. For the Middle Keys, see our Marathon management guide. Key West, at the end of the island chain, issues its own transient licenses.

Taxes: the 12.5% Monroe County stack

Stays of six months or less in Monroe County carry 12.5% in taxes: 6% Florida sales tax, a 1.5% county surtax and the county's 5% tourist development tax. The Monroe County Tax Collector says it has no agreement with Airbnb, Vrbo or other platforms, and those platforms do not remit the 5% tourist tax. You or your manager must file it with the Tax Collector every month, even in a month with no bookings. It is due on the 1st and late after the 20th, with a penalty of 10% per month (minimum $50, up to 50%). Filing online through Tourist Express by the 20th earns a small discount of 2.5% on the first $1,200 of tax, up to $30. For the state side, see our Florida rental tax guide.

What a Key Largo vacation rental can earn

Surge market data for the last twelve months shows how much revenue changes from one island to the next in the Florida Keys:

Area	Typical annual revenue	Average nightly rate	Occupancy
Key Largo	$61,254	$363	58%
Tavernier	$54,545	$309	59%
Islamorada	$86,150	$533	60%
Marathon	$75,536	$488	61%
Key West	$131,469	$617	68%

Key Largo earns less per stay than Islamorada or Key West, FL, but it sits closest to Miami, so weekend drive-in demand is steady. A dock, a pool and a bayside sunset view move a home well above the typical number; a condo without water access sits below it. Winter is the high season, with snowbirds and holiday weeks, and summer brings families and the lobster mini-season crowd. Occupancy rates in the Keys dip in late summer and early fall during hurricane season. Run your own address through our free Airbnb calculator before you plan on any figure, and read our best places to buy an Airbnb in Florida if you are still choosing a market.

Key Largo vs Key West for a vacation rental investment

Many property owners who look at Key Largo also look at Key West. The numbers are very different. Surge market data shows a typical Key West rental earning about $131,500 a year at a $617 nightly rate, more than twice the Key Largo figure, but Key West home prices are far higher and the city runs its own transient rental license system. Key West sits about 100 miles further down the Overseas Highway, so Key West guests fly in, while Key Largo guests mostly drive from Miami and South Florida. That gives Key Largo more weekend and short notice bookings and gives Key West longer stays and higher rates.

Location: Key Largo is about an hour from Miami; Key West is three to four hours by car, or a flight into Key West International Airport.
Rules: Key Largo follows Monroe County zoning and the county permit; Key West follows city rules. See our Key West management guide for the city's licensing.
Guests: Key Largo draws divers, boaters and families on a short trip; Key West draws couples, events and bigger groups who book further ahead.
Return: success in either market depends on buying a property that can legally rent, then pricing it to the season. A manager with local expertise in your island will set better expectations than a revenue promise.

The benefits of Key Largo are a lower entry price and steady drive-in demand; the benefits of Key West are higher nightly rates and a longer high season. Both markets reward owners who ensure the home is ready for storms and who keep the compliance paperwork current.

What Airbnb property management includes in the Keys

Listing and marketing: professional photos that convey the water, the dock and the view, plus a listing that sets clear guest expectations about parking, boat space and stairs on elevated homes.
Dynamic pricing: prices that follow winter peaks, holiday weeks, fishing tournaments and slow fall months, with search dates flexible in mind, since many Keys guests shift a trip by a few days to find an open home.
Booking management and guest support: fast answers to guest questions before and during each stay, check in instructions and staff who assist guests planning dive trips, boat rentals or kayaking.
Housekeeping and turnovers: same-day turnovers, linens and restocking, with photo checklists. Turnovers in the Keys take longer because cleaners drive long distances on the Overseas Highway.
Maintenance and weather: Keys weather and salt air wear down AC units, railings and docks quickly. Good managers run preventative maintenance and have a hurricane plan: shutters, outdoor furniture, guest cancellations and post-storm inspections.
Compliance: a team that will ensure the permit renewal, the fire inspection, the posted manager sign, the guest register and the monthly tourist tax return are all done on time.
Owner reporting: statements every period, a clear view of bookings and expenses, and quick access to your team.

What guests expect from a Key Largo rental

Guests come to the Upper Keys for adventure on the water and relaxation on land. Divers looking for adventure want gear storage, an outdoor shower and directions to the dive shops along the Overseas Highway. Boaters want a dock or trailer parking and clear rules about it. Families want a pool, kayaks and a short drive to John Pennekamp, the first underwater state park in the country. Couples looking for relaxation want a quiet bayside view at sunset. Guests who enjoyed their stay come back and leave reviews that drive visibility, so a fast reply and a spotless home matter more than one more amenity.

Ask each company how much attention it gives guests at night, how fast it answers, who visits the home when the AC fails in August, and what share of its guests leave five-star reviews. Exceptional service and local expertise show up in guest reviews, so read them for every company you compare.

Is hiring a Key Largo property management company worth it?

For most owners in the Keys, yes. The county's rule that the vacation rental manager must live in the Upper Keys and answer complaints within one hour makes remote self-management hard. On a home earning $61,000 a year, a 15% fee costs about $9,200 and a 25% fee about $15,300. In return the company handles the guests, the turnovers, the repairs and the monthly tax. Property owners who live in the Upper Keys, have a reliable cleaner and enjoy hosting can self-manage, but they still need the manager license and the 24/7 availability that comes with it. Match the plan to your financial goals: the right company should maximize net rental income, not just bookings.

Where rentals are located in Key Largo

Ocean side, mile markers 100 to 106: close to John Pennekamp, the marinas and dive shops. Canal homes with ocean access earn the most.
Bay side: sunset views over Florida Bay, kayaking and calm water. Popular with couples and families.
North Key Largo and Card Sound Road: quieter and closer to Miami, with large homes and some gated communities.
Tavernier, mile markers 90 to 93: lower prices, older homes and a small-town feel between Key Largo and Islamorada.
Resorts and condo buildings: some condos, townhomes and resort units sit in districts that allow short stays, but associations often add their own minimum stays and fees.

Zoning changes block by block, so two homes on the same canal can follow different rules. Confirm the district for your exact parcel.

Short term rentals vs long term rentals in Key Largo

If your home sits in an IS or URM district, a 28-day or longer rental is the legal option. Monthly winter rentals to snowbirds can still earn strong rent, and annual leases to local workers are in demand because the Keys face a housing shortage. Some companies on this list, like Opto Properties and Barefeet's sister company, handle both. Ask any property manager which model fits your property and location before you commit.

How to choose a property management company in Key Largo FL

Confirm the zoning first. A good manager checks your district before quoting revenue.
Ask who the licensed vacation rental manager will be. It must be a person who lives in the Upper Keys and can respond within one hour.
Get the fee in writing. Ask what the percentage is charged on, what services they offer for it, and list every extra charge.
Ask who files the Monroe County tourist tax. It should be the company, every month, with a copy sent to you.
Ask about the hurricane plan. Who secures the home, who handles guest cancellations, and who inspects after the storm.
Check the exit terms. Notice period, termination fee, and what happens to your listing, reviews and future reservations if you leave.
Look for integrity in the numbers. A serious company shows you nearby comps and realistic revenue, not a promise.

For more options across the state, see our list of the best Airbnb management companies in Florida, the Florida Airbnb management overview, and our guide to the Florida vacation rental license.

Frequently asked questions

Is Airbnb legal in Key Largo?

Yes, but only in zoning districts that allow vacation rentals, or in gated communities with controlled access and an association that regulates rentals. Rentals under 28 days are prohibited in Improved Subdivision and mobile home districts. Allowed properties need an annual Monroe County special vacation rental permit, a yearly fire inspection and a licensed vacation rental manager.

How much does a Monroe County vacation rental permit cost?

The county's August 2026 application lists $1,040 for both new permits and renewals, plus the annual fire inspection ($125 to $400 by bedroom count). A vacation rental manager license costs $340.

How much do management companies charge in Key Largo?

Published full-service fees in the Keys run from about 15% to 25% of revenue, and co-host or listing-only plans run 10% to 15%. Several local companies only quote by request. Surge starts at 15% for full service.

Does Airbnb collect the tourist tax in the Florida Keys?

No. The Monroe County Tax Collector says Airbnb, Vrbo and other platforms do not remit the 5% tourist development tax. Owners or their managers file it monthly with the Tax Collector.

How much can a vacation rental make in Key Largo?

Surge market data shows a typical Key Largo rental earning about $61,250 a year at a $363 average nightly rate and 58% occupancy. Waterfront homes with a dock and pool earn more; condos without water access earn less.