Longboat Key Turnkey Furnished Condos: Buyer’s Guide

Ever wish you could arrive on Longboat Key with a suitcase and start living the island life that same day? If you are eyeing a condo that says “turnkey furnished,” you might be closer than you think. Still, the term leaves a lot of room for interpretation, which can create confusion at closing. In this guide, you will learn what “turnkey furnished” really means on Longboat Key, what usually conveys, how furnishings affect price and timing, and the exact steps to verify everything before you buy. Let’s dive in.

What “turnkey furnished” means

“Turnkey furnished” is a marketing phrase, not a legal standard. It generally signals that a property is ready for immediate occupancy without bringing major furniture or linens. The scope varies by listing and by seller. One condo might include every fork and beach chair, while another includes only the sofa and beds.

To protect yourself, rely on the contract, not the headline. Insist on a written, itemized Inventory Exhibit that clearly lists what conveys with the sale. Back it up with a Bill of Sale for personal property delivered at closing. This reduces ambiguity and helps prevent disputes after you get the keys.

Fixtures vs personal property

In Florida, real property includes the land and fixtures that are permanently attached to it. Personal property includes furniture, decor, linens, cookware, and most electronics. Built-ins and hard-wired items are typically fixtures that convey unless specifically excluded. For condominiums, Florida’s Condominium Act (Chapter 718) governs association operations and owner rights, which can affect what you can do with the unit after closing. Review those documents during your inspection period.

How furnishings legally transfer

Furnishings usually transfer via a Bill of Sale that is signed at closing. The purchase contract should reference the Inventory Exhibit so everyone is aligned on what conveys. If a contract simply says “turnkey” without a list, you increase the risk of disagreement later. A clean inventory and Bill of Sale help lock down the details.

What usually conveys

Common inclusions

• Living, dining, and bedroom furniture such as sofas, beds, dressers, and dining sets
• Major appliances like the refrigerator, range or oven, microwave, and dishwasher, especially if built-in
• Kitchenware such as pots, pans, dishes, cutlery, and small appliances, depending on the seller
• Linens and bedding, often included when a unit is marketed to seasonal guests
• Electronics such as TVs and stereo equipment, sometimes with remotes and cables
• Window treatments, lamps, rugs, and decor, if specified in writing
• Outdoor and beach gear that is common on Longboat Key, including patio furniture, umbrellas, and beach chairs
• Housewares for rental operations, like extra linens, starter supplies, and cleaning items

Common exclusions

• Seller’s personal items such as clothing, photos, and personal documents
• High-value jewelry, consigned artwork, and personal collections
• Tools or equipment in private storage that the seller plans to remove
• Items owned by a staging company unless specifically included in writing
• Digital accounts or streaming service access that requires a separate agreement

Condition and age

Listings rarely detail the age or condition of furnishings. Ask for make, model, and serial numbers for major appliances and electronics. Request warranty info and any receipts. This helps you estimate replacement timelines and budget for wear and tear.

Price, timing, and rental readiness

Price effects and how to value

Furnished condos often command a premium because they offer immediate utility for living or renting. The size of that premium depends on the quality and completeness of the inventory and how much seasonal buyers and investors value ready-to-use setups. There is no universal percentage. For clarity, consider separating the real estate value from the personal property value in your offer and in the Bill of Sale.

Time to occupy

Turnkey setups can cut down on move-in steps since you are not coordinating furniture deliveries and setup. Your actual move-in timing hinges on your contract’s possession date, association move-in policies, cleaning or linen turnover, and utility setup. Closing timelines are commonly 30 to 60 days depending on financing and association approvals. If your contract allows and the association permits it, occupancy can be immediate after closing.

Rental readiness

Being “income-ready” takes more than furniture. You need to confirm the condo association’s rental rules and any local registration or licensing requirements. Check what minimum stays are allowed, whether there are blackout dates, and if there is a cap on rentals. Confirm the need for transient occupancy taxes and any approvals for short-term rentals.

Insurance also matters. Furnished rentals may need landlord-style coverage, a condo unit owner HO-6 for contents, and potentially flood insurance. Replacement values for contents should be reviewed with your insurance agent. Keep inventories and receipts for high-value items.

How to verify before you buy

Before contract

• Request a full Inventory Exhibit and sample Bill of Sale language
• Ask for room-by-room photos and close-ups of serial numbers for appliances and electronics
• Collect make, model, and serial numbers plus any warranty paperwork
• Clarify which items are fixtures versus personal property
• Ask whether any items are leased, on consignment, or subject to third-party claims

During negotiation

• Attach the Inventory Exhibit to your purchase contract and make delivery of that inventory and a Bill of Sale a condition of closing
• Define the required turnover condition, such as broom clean and free of seller’s personal effects
• If short-term renting is part of your plan, make the purchase contingent on reviewing association documents that confirm rental policy and approvals
• Agree on an allocation of price between real property and personal property to reduce confusion later

Inspection and pre-closing

• Complete a pre-close walk-through using the inventory to confirm each item is present and in the same condition
• Photograph high-value items and note condition; request seller sign-off when feasible
• Confirm all keys, remotes, openers, access codes, and any alarm or smart-home transfers
• Collect manuals, warranties, receipts, and any storage locker information
• For high-value included items like art or antiques, consider an appraisal and list each item specifically in the Bill of Sale

Closing and post-closing

• Ensure the Bill of Sale is executed and included in the closing package
• Transfer utilities or set up new accounts effective at closing
• Update any required rental registrations or licenses and notify your property manager if applicable

Compare listings apples to apples

You can avoid surprises by using a standard template for every unit you tour. Keep your notes organized and consistent so you can evaluate value quickly.

• Inventory completeness by room: bed counts and sizes, seating, dining chairs, kitchenware, patio gear, and beach items
• Age and condition: model and serial numbers, estimated appliance age, and visible wear
• Documentation: is a Bill of Sale included and is there a clear allocation for personal property
• Rental rules: minimum stays, blackout dates, caps, and registration requirements
• Financials: association fees and any special assessments that affect net rental yield
• Insurance: flood zone, wind or hurricane deductibles in the master policy, and contents coverage needs for your HO-6
• Turnover services: whether linens, towels, and starter supplies are included, and whether a property manager is in place or can transfer
• Move-in logistics: earliest possession date and any association scheduling requirements for elevators or movers
• Additional costs: deep cleaning or replacement items, association transfer fees, deposits, and taxes or registrations for rentals

When you compare pricing, estimate the value of personal property and subtract it to evaluate the underlying real estate price per square foot. Consider rental revenue potential only after you confirm association and local rules and after you factor all fees and taxes.

Longboat Key specifics

Association and local rules

Condominiums on Longboat Key set their own rental restrictions, including minimum stay requirements and caps on short-term rentals. Always review the condo Declaration, Bylaws, and Rules and Regulations. Town or county rules may also apply to short-term rentals on the Manatee County side, including registrations and tourist tax obligations. Request certified copies of the rules and confirm the current policy before you rely on rental income projections.

Insurance and flood risk

Longboat Key is a barrier island with exposure to flooding and hurricanes. Confirm your FEMA flood zone and what the condo’s master policy covers compared to your unit owner HO-6. Discuss wind or hurricane deductibles and contents limits with a coastal insurance agent before you finalize your offer so you know your true carrying costs.

Durability and maintenance

Salt air accelerates corrosion on metal furniture and electronics. Textiles in rental units can wear quickly with frequent turnover. Plan for a replacement schedule for linens and inspect for rust and wear in outdoor and beach gear. Build these costs into your operating budget if you plan to host seasonal guests.

Move-in logistics and services

Many buildings require elevator reservations, proof of mover insurance, or certain move-in windows. Confirm the rules well ahead of closing so you can time your arrival or your first booking. Seasonal owners who plan to rent should line up property management, housekeeping, linen service, and local maintenance vendors early, especially for high season.

Sample inventory starter you can use

Create a simple, room-by-room list and fill it in during showings and during your walk-through.

• Bedrooms: bed sizes, nightstands, lamps, linens, and extra sets
• Living room: sofa, chairs, tables, TV size and model, media gear, and remotes
• Dining: table, chair count, bar stools if applicable
• Kitchen: cookware, dish sets and counts, small appliances, and cleaning tools
• Patio and beach: furniture, cushions, umbrellas, and beach chairs
• Storage and parking: what belongs to the unit versus association property
• Appliances: make, model, and serial numbers, plus any warranty info

The bottom line

“Turnkey furnished” can be a great shortcut to the Longboat Key lifestyle, especially if you want a seasonal base or a rental-ready setup. It also requires precision. Put the details in writing with a clear inventory and Bill of Sale, review association and local rules, and confirm insurance needs. With the right process, you can step into your new place confident and ready to enjoy the island.

If you want a local partner who knows the Manatee County side of Longboat Key and understands both lifestyle and investor goals, reach out to Evan Weber. Let’s connect and map a plan that fits your timing and budget.

FAQs

What does “turnkey furnished” mean for a Longboat Key condo

• It is a marketing term that suggests move-in readiness, but contents vary by listing. Protect yourself by using a written Inventory Exhibit and a Bill of Sale.

How do furnishings legally convey in Florida condos

• Personal property conveys through a Bill of Sale, while fixtures generally convey with the real property unless excluded in the contract.

What items are usually included in a turnkey sale

• You can expect core furniture, major appliances, kitchenware, linens, and sometimes electronics and beach gear, but only items listed in writing are guaranteed.

How does turnkey status affect price and timing

• Furnished units can carry a premium and cut setup time, but the premium depends on quality and completeness. Possession timing depends on your contract and association rules.

What should I check if I plan to rent the unit seasonally

• Confirm association rental rules, local registration or taxes, insurance and flood coverage, and the completeness and condition of furnishings for guest turnover.

What is the best way to compare turnkey listings fairly

• Use a checklist for inventory, condition, rental rules, insurance, and fees. Separate real estate value from personal property value to compare underlying pricing.