Picture this: you close on a Siesta Key condo, show up with a suitcase, and start enjoying the beach that afternoon. That is the promise of “turnkey furnished,” but the reality can vary from unit to unit. If you are buying as a second home or planning vacation rentals, you want to know exactly what stays, what goes, and how to protect your purchase. In this guide, you will learn what “turnkey” usually includes on Siesta Key, what to confirm in writing, how condo rules and rental programs affect your move, and a practical checklist to use before closing. Let’s dive in.
Turnkey meaning on Siesta Key
“Turnkey furnished” generally means a property is ready to occupy or rent with essential furniture, major appliances, and basic housewares already in place. The goal is minimal extra spending and a fast start. On Siesta Key, the term shows up often because many condos serve as second homes or short‑term rentals. Still, each seller’s setup is different, so you should verify details in writing.
Typical inclusions
- Essential furniture: beds with mattresses, sofas, dining table and chairs, accent chairs, dressers, and nightstands.
- Built‑in appliances: dishwasher, range or oven, and installed refrigerator. Washer and dryer if the unit includes them.
- Window coverings and mounted fixtures: items permanently attached, such as blinds and light fixtures, are usually treated as fixtures and stay.
- Electronics: televisions and primary electronics are common but not guaranteed. Treat them as negotiable unless listed.
- Kitchen basics: cookware, plates, glasses, and utensils may be included but vary widely.
- Access items: keys, fobs, gate remotes, parking decals, and amenity cards need to be transferred or reissued per the association.
Common exclusions
- Artwork, decor, personal photos, and keepsakes. These are typically excluded unless you list them specifically.
- Staging furniture or owners’ collections. Do not assume they stay without a written inventory.
- Linens and towels. Some rental setups include them, but many sellers do not. Confirm.
- Consumables like cleaning supplies and pantry items. These are case by case.
Siesta Key specifics to know
Siesta Key’s condo and vacation‑rental footprint shapes what “turnkey” means in practice. Professional short‑term rentals often have a managed inventory. Private second homes may not. Your approach should match how the unit has been used.
Condo rules and rentals
Most buildings have association rules for move‑ins, elevator reservations, delivery windows, and deposits or fees. Many associations also set rental restrictions, like minimum lease periods or registration requirements. These rules determine if you can rent right away and how you schedule your move or furniture changes.
Property managers and inventories
If a unit is on a rental program, the management company may maintain linens, kitchenware, and amenity items that do not transfer automatically. They may also control reservation calendars and repeat guest lists, which might not move to you without a transfer agreement. Confirm what can be assigned and what cannot.
Island move logistics
Buildings may limit truck sizes, parking, and elevator access. Tourist traffic on the island adds delays. Book movers, elevator time, and deliveries early so you avoid last‑minute surprises.
Fixtures versus personal property
Fixtures are items attached to the property with the intent to be permanent, and they typically convey with the sale. Personal property is movable and must be listed to transfer. This distinction is your foundation for negotiating what stays.
Items that usually stay
- Built‑in cabinetry, mounted light fixtures, and permanent window treatments.
- Installed appliances. Freestanding appliances should be listed explicitly.
- Wall‑mounted items that are clearly affixed, unless excluded in writing.
Items to list explicitly
- Mounted televisions and sound bars with brackets and remotes.
- Freestanding refrigerators, beverage centers, and extra freezers.
- Decor, mirrors not affixed, rugs, patio furniture, and beach gear.
- Linens, towels, and kitchenware if you expect them to convey.
Contracts and documentation
In Florida, standard sales contracts include space to identify personal property that conveys. The best practice is to attach a detailed, photo‑backed inventory and use a bill of sale for personal property at closing. That gives both sides clarity and reduces disputes.
Inventory and condition photos
Ask the seller for a signed inventory with make, model, and serial numbers for appliances and electronics when relevant. Include clear photos of each room and each listed item, plus notes on cosmetic condition and whether the item is in working order. Items not listed are presumed excluded, so be thorough.
Bookings, deposits, and management
If you plan to inherit bookings, confirm in writing how reservations, guest deposits, and prepaid rents will be handled. Many management companies require consent to transfer calendars or contracts. Spell out who is responsible for guest refunds on bookings that overlap your closing date.
Warranties and disclosures
Manufacturer warranties may transfer depending on their terms. Service contracts often need an assignment from the provider to carry over. If the property was built before 1978, you will receive federal lead‑based paint disclosures as part of the sale.
Offers, timing, and move‑in
Your offer should address both the inventory and the practical realities of moving and renting on Siesta Key. Clear language up front avoids last‑minute tension.
Offer terms to include
- A detailed inventory exhibit with photos and serial numbers where applicable.
- A bill of sale for personal property at closing.
- A review period for the inventory and any rental management contracts.
- A representation that listed appliances and built‑ins will be in working order at closing.
- A plan for transferring bookings, deposits, and prepaid rents if applicable.
Timing and rental calendars
If the seller will remove excluded items, book elevator times and movers early. If active reservations straddle your closing, discuss prorated rents, escrow holdbacks, or credits. Build in a few extra days to respect association rules and island scheduling.
Final walkthrough best practices
Bring the signed inventory and photos to the walkthrough. Confirm every listed item is present and in the same condition. If you find a missing or damaged item, document it and agree on a repair, replacement, or credit before closing.
Due diligence checklist
- Obtain full condo documents and read move rules, rental restrictions, and amenity transfer policies.
- Request a current, signed inventory with photos and serial numbers. If none exists, require the seller to create one and attach it to the contract.
- Clarify fixtures versus personal property and list any ambiguous items like mounted TVs and mirrors.
- Ask for appliance manuals and warranties and verify whether they transfer.
- If on a rental program, request the management contract, booking calendar, guest deposits, and transfer terms.
- Verify association rules on minimum stays, number of rentals per year, and registration.
- Confirm who pays move fees, elevator deposits, and mover insurance certificates.
- Plan transfer of keys, fobs, parking permits, and amenity cards, including any replacement fees.
- Tie your final walkthrough to the inventory and consider an escrow holdback for disputed items.
- Consult a CPA about allocating purchase price to personal property and any sales tax or depreciation implications.
Sample clause ideas to discuss
- “Seller shall deliver at or before closing a signed inventory and bill of sale listing all personal property to convey, including photographs and serial numbers where applicable. Items not listed are excluded.”
- “Seller warrants that all included appliances and systems listed on the inventory are in working condition as of closing. Any item not in working order at closing shall be repaired or replaced by Seller prior to closing or Buyer shall receive a credit.”
- “Seller shall provide written consent of the property manager to transfer management and shall assign or otherwise resolve all guest reservations, deposits, and prepaid rents as follows: [describe handling].”
- “Seller will coordinate with the association for move‑out scheduling and will be responsible for any association move‑out fees caused by Seller’s removal of excluded items.”
- “Staged items, identified as such in the inventory, are excluded unless specifically listed.”
Buyer scenarios to compare
- Professionally managed STR: You may see a standardized inventory and linens, kitchenware, and amenity items maintained by the manager. These do not always transfer. Confirm the manager’s transfer policy, reservation calendar handling, and what inventory conveys.
- Private second home: Furnishings may be a personal mix with fewer housewares. Linens and electronics are more likely to be excluded unless listed. Expect to add some items after closing unless negotiated.
Move planning on Siesta Key
Plan ahead for elevator reservations, delivery windows, and truck size limits. Build in extra time during peak season when traffic is heavy. If you need to add or swap furniture, schedule deliveries to match your association’s rules, and coordinate with the seller’s move‑out to avoid overlaps and fees.
Bottom line for buyers
On Siesta Key, “turnkey furnished” is a helpful starting point, not a guarantee. Protect yourself with a signed, photo‑backed inventory, a bill of sale, and clear terms for appliances, bookings, and move logistics. Confirm association rental rules before you count on immediate income, and speak with a CPA about any tax effects of furniture and equipment. A little structure upfront makes your beach‑day move‑in a lot smoother.
Ready to buy or sell on Siesta Key with clarity and confidence? Connect with a local expert who handles the details and keeps your goals front and center. Let’s talk through your plan with Evan Weber.
FAQs
Does “turnkey furnished” on Siesta Key mean I can rent right away?
- Not always. Confirm association rental rules, transferability of management contracts and bookings, and whether the furnishings and linens you need will actually convey.
Are built‑in appliances included with a turnkey condo?
- Usually yes if they are permanently installed, while freestanding appliances should be listed explicitly in the inventory and bill of sale.
Do linens and kitchenware typically convey in Siesta Key rentals?
- Sometimes, especially in professionally managed rentals, but many sellers exclude them, so you should require a written inventory that says what conveys.
How do I avoid disputes about what stays after closing?
- Tie your offer to a signed, photo‑backed inventory and bill of sale, then confirm items and condition during the final walkthrough before you fund.
Will including furniture in my purchase affect my taxes?
- It can. Allocation of price to personal property may influence sales tax exposure and your depreciation basis, so consult a CPA for guidance.
What happens to keys, fobs, parking permits, and amenity cards?
- Associations control issuance and transfers, so plan ahead to receive or replace them and confirm any fees or registration steps you will need.
