Headed to Wellington for show season and wondering how to lock in the right house and barn, without surprises? Between event calendars, permits, taxes, and horse-care logistics, the details can feel overwhelming. You want a smooth arrival, clear contracts, and a setup that supports your goals in the ring. This guide gives you a step-by-step plan to time your search, understand local rules, tighten your paperwork, and run a stress-free season. Let’s dive in.
Wellington season at a glance
Wellington’s winter is anchored by the Winter Equestrian Festival and the Adequan Global Dressage Festival. The circuit runs across winter into early spring, so most seasonal leases track that calendar. You can confirm timing and planning milestones on Wellington International’s WEF schedule and competitor info.
If you plan to stable at the showgrounds, forms and packages release early and fill fast. Review the show’s stabling forms and requirements well ahead of your target arrival.
When to book and how long to rent
Most seasonal leases mirror the circuit, commonly January through March or April, with shorter or longer options depending on your plan. Seasonal rates usually reflect peak demand in winter versus off-season pricing in late spring and summer. Align your lease dates with the show calendar and build in buffer days on each side for setup and departure.
Book early. Stabling, quality rentals, and in-demand vendors are often secured months in advance. If you need on-property stalls or specialized arena footing, start conversations 9 to 12 months out to set expectations and reserve priority vendors.
Rules and taxes to check first
Village permits and definitions
Wellington regulates vacation and short-term rentals. If you plan to offer a dwelling more than three times per year for stays under 30 days, the Village requires a Vacation Rental Permit. Multi-month seasonal leases are treated differently from short-term vacation listings, but you should still confirm thresholds and any application steps on the Village’s Vacation Rentals page. Rules evolve, so always verify current requirements before advertising.
County tourist tax and sales tax
Palm Beach County levies a Tourist Development Tax of 6 percent on transient rentals of six months or less. This is in addition to Florida sales tax and any local surtax. Owners or hosts must register and file monthly returns, and mandatory fees charged to guests, such as cleaning or pet fees, are commonly taxable. Review the County’s guidance on the Tourist Development Tax and set up systems to collect and remit if your term qualifies.
Platform vs. owner remittance
Some booking platforms may remit certain state-level taxes, but it is your responsibility to confirm what they cover and what they do not. In Palm Beach County, expect to register for TDT and file returns unless you have written confirmation that a platform is remitting county taxes on your behalf. When in doubt, follow the County’s instructions and keep detailed records.
HOA, zoning, and community rules
Community associations and local zoning often have rental or animal limits that impact equestrian properties. Before you market a seasonal rental, confirm whether your HOA or association requires approval, restricts boarding, or limits the number of horses on site. Build those approvals and rules into your lease and rider.
Landlord-tenant basics for deposits and notices
Florida’s landlord-tenant law governs how you handle security deposits, disclosures, repair notices, and deposit-return timelines. The statute outlines 15-day and 30-day deadlines that you should mirror in your lease to avoid disputes. Review the relevant provisions in Florida Statutes Chapter 83 and use the required disclosure language verbatim.
Homestead considerations
If your property is homesteaded, certain rental patterns can be treated as abandonment of homestead under Florida law. Repeated seasonal rentals over statutory thresholds can jeopardize the exemption. Before you create a recurring seasonal program, review F.S. 196.061 and consult the county property appraiser and a tax advisor.
Contracts that protect you
In Wellington, many owners use two coordinated documents: a residential or seasonal lease for the house and property, and a separate boarding agreement for any horses on site. This approach makes care, custody, and control terms explicit and keeps risk language clean.
Essential terms to include
- Term and buffer days. Align the lease to the show calendar and include setup and disinfection days for stall prep. If the tenant will show, require compliance with the show’s health paperwork, such as WEF’s Statement of Health, and reserve the right to deny entry for incomplete forms.
- Rent, fees, and taxes. Itemize base rent, seasonal premiums, cleaning, barn or board fees, shavings, hay and feed surcharges. State who collects and remits TDT and sales tax and require proof if a third-party manager files returns. The County details taxable charges on its TDT page.
- Security deposit mechanics. Mirror the deposit handling, disclosures, and notice timelines from Chapter 83 to reduce disputes.
- Barn and care specifics. Define stall cleaning frequency, turnout, feeding schedule and feed type, tack storage, who schedules and pays farrier and vet, and staff coverage expectations during the term. Require vaccination and negative Coggins documentation before arrival.
- Health and biosecurity. Reference show protocols for temperature monitoring, vaccination windows, isolation rules, and return-to-farm procedures. Include who pays and manages an isolation event. WEF’s biosecurity protocols are a strong model.
- Arena and equipment use. State authorized hours, whether jump equipment can be moved, footing maintenance responsibilities, and how damage is assessed.
- Indemnity and liability. Florida’s Equine Activities statute limits liability for inherent risks, with exceptions. Include an indemnity, insurance minimums, and a clear acknowledgment of risk, and require certificates of insurance. Read Chapter 773 for notice concepts and carve-outs.
- Emergency access and repairs. Grant owner or agent access for urgent repairs, vet and farrier entry, and biosecurity needs. Define timelines and vendor standards for both owner- and tenant-responsible items, guided by Chapter 83.
- Force majeure and disease events. Address early termination, relocation, or abatement if shows cancel or an infectious disease triggers quarantine. Tie your language to applicable show or state-vet directives and allocate costs and rights clearly.
- HOA and local compliance. Require adherence to HOA and community rules, any association approvals, and designation of a local 24-7 responsible party where the village requires it.
An operational timeline that works
Use this planning cadence to secure vendors, meet compliance obligations, and prevent rush decisions.
9–12 months before season
- Decide whether you will offer the full circuit or a shorter block.
- Confirm HOA and Village requirements and whether a Vacation Rental Permit applies. Start with the Village’s Vacation Rentals page.
- If your term may be six months or less, register for the County’s TDT and set up monthly filing systems.
- Engage an equestrian-experienced agent or property manager and align on pricing, inclusions, and deposit terms.
6–9 months before season
- Reserve show stabling via the WEF stabling forms if needed.
- If you offer on-property stalls, draft a boarding exhibit and audit barn operations: manure removal, arena maintenance, deliveries and storage.
- Lock in reliable vendors for barn staff, footing care, and waste hauling.
2–6 weeks before arrival
- Execute the residential lease and the boarding agreement.
- Collect security deposit, certificates of insurance, and horse health records, including a current, show-compliant Statement of Health.
- Confirm delivery schedules for shavings, hay, and grain, and your manure management plan.
Move-in day
- Complete a thorough house and barn walk-through with photos.
- Review stall setup, arena access, parking, and emergency contacts.
- Post simple biosecurity reminders that reflect current WEF protocols.
During occupancy
- Track deliveries, vendor visits, and any incidents.
- Keep monthly TDT records, even if no rent is collected that month, to support filings.
- Ensure your local contact is responsive to any compliance inquiries.
Move-out and post-season
- Follow the 15- or 30-day deposit notice and return process in Chapter 83.
- File final tax returns and reconcile any TDT collected.
Pricing, deposits, and what tenants expect
Seasonal pricing reflects peak winter demand. Set transparent rates that match your inclusions and the show calendar. If you charge barn-related fees, list them clearly and explain whether they are taxable under county rules.
Use a security deposit that fits the value and complexity of the setup. Follow Florida’s deposit disclosure and return timelines precisely to avoid disputes. Tenants appreciate clarity about what is included in board versus what is billed at cost, such as vet or farrier services, emergency transport, or extra shavings.
Expect tenants to ask about arena maintenance, access hours, feed brands, and staff coverage during the season. Put all operational details in the boarding exhibit so expectations match reality from day one.
Owner checklist
- Confirm HOA and local rental requirements and secure any approvals.
- Register for TDT if your lease term is transient and set a monthly filing calendar.
- Decide inclusions: utilities caps, cleaning, landscaping, pool, and barn services.
- Draft a clean lease plus boarding agreement with biosecurity language and insurance requirements.
- Pre-arrival prep: service AC, irrigation, pool, arena, gates, and lighting; stock consumables as promised.
- Photograph house and barn areas before move-in to support deposit handling.
Rider or tenant checklist
- Align lease dates with your show schedule and plan for setup days.
- Provide a certificate of insurance that meets lease or boarding requirements.
- Gather horse health documents that meet show windows, including the WEF Statement of Health.
- Confirm barn routines: stall cleaning, turnout, feed type and frequency, arena hours, and equipment rules.
- Share emergency contacts and confirm vet and farrier access protocols.
Work with a local specialist
Seasonal Wellington rentals blend real estate, equine care, and event logistics. When you get the timing, contracts, and operations right, your season runs smoothly and you focus on performance. If you want a single point of contact to quarterback the entire process, from drafting airtight documents to coordinating vendors and move-in, connect with Stephanie Schwed. Her legal training, property management capability, and equestrian ties make your setup both compliant and effortless.
FAQs
When is Wellington’s equestrian season?
- The Winter Equestrian Festival runs across winter into early spring, so plan leases around the circuit using WEF’s competitor information.
Do I owe Palm Beach County tourist tax on a seasonal lease?
- If your written lease is six months or less, expect a 6 percent TDT plus sales tax; register and review requirements on the County’s TDT page.
What village permits apply to short stays in Wellington?
- The Village requires a Vacation Rental Permit when a dwelling is offered more than three times per year for stays under 30 days; review details on the Vacation Rentals page.
How should I handle security deposits for a seasonal lease in Florida?
- Follow Chapter 83 for deposit disclosures, where funds are held, and the 15- or 30-day timelines for notices and returns.
What biosecurity rules should my boarding agreement reference?
- Require compliance with show paperwork like WEF’s Statement of Health and current biosecurity protocols.
Does renting my homesteaded property for season affect my exemption?
- It can if the pattern meets abandonment thresholds; review F.S. 196.061 and consult the county property appraiser and a tax advisor.
