Trying to decide when to put your Key West home on the market? Timing is everything on the island. Buyer traffic here runs on a seasonal rhythm shaped by tourism, snowbirds, and investors. In this guide, you will learn the best months to list for maximum exposure, how to align with different buyer types, and a practical prep timeline to shorten days on market. Let’s dive in.
Why timing matters in Key West
Key West does not follow the same spring-only surge you see in many mainland markets. Our strongest buyer presence generally arrives with winter visitors and seasonal residents. That pattern creates clear windows when listings get more showings, more competition among buyers, and stronger offers.
If you want premium exposure, choose a listing date that matches peak visitor flow. If you want minimal days on market, position your home when the most qualified buyers are in town and able to act.
Best months for maximum exposure
Peak winter window
The best exposure window is typically mid-December through March. During this period, second-home buyers, high-net-worth seasonal residents, and vacation-rental investors are physically in-market. Attractive listings often move faster because visitors can tour in person and make decisions on the spot.
Prime go-live months
Late December through late February is a sweet spot. After the holidays, visitors settle in and begin touring seriously. January is especially strong for foot traffic, and February remains active with competitive buyer activity.
Strong shoulder options
Late October to mid-November and April to early May can work well. These months are ideal for pre-marketing, staging, and catching early-season or end-of-season visitors who want to close before summer. You may face less tourist congestion while still reaching motivated buyers.
Months to think twice
Summer and hurricane season, from June through November, usually bring fewer visitors and lower buyer traffic. August through October is the peak of hurricane season and can introduce insurance and timing concerns. If you list then, understand the trade-off between lower competition and fewer in-person buyers.
Align timing with your likely buyer
Second-home and snowbird buyers
These buyers arrive in late fall and winter. Listing in mid-December through March puts your home in front of them when they are in town and ready to tour.
Vacation-rental investors
Investors study occupancy and average daily rates from the winter season. Listing during or just after strong winter performance lets you highlight rental data, which can support premium pricing.
Local primary-home buyers
Year-round residents are less seasonal. If your home appeals to locals, timing is more flexible, but winter can still help due to lower inventory and motivated out-of-area buyers creating urgency.
Relocation-driven buyers
This is a smaller segment with timing tied to job start dates. Your listing can catch them any time, but winter still offers broader exposure.
Prep timeline and checklist
8 to 12+ weeks out: major work
- Plan any renovations or significant repairs. Contractors often book ahead.
- Schedule roof and A/C maintenance, plus any dock or seawall checks for waterfront homes.
- Order a wind-mitigation inspection and a general pre-listing summary to reduce surprises.
4 to 8 weeks out: standard prep
- Declutter, deep clean, and complete minor repairs.
- Stage key rooms or use light staging to define spaces.
- Gather documents: 4-point, wind mitigation, termite reports, seller disclosures, and insurance quotes.
- Prepare rental performance records if applicable, including occupancy, rates, and revenue for the past 12 to 24 months.
- Book professional photography, a 3D tour, and a property video. Winter light photographs beautifully, and twilight shots add impact.
2 to 4 weeks out: quick launch
- Final touch-ups and landscaping.
- Write polished marketing copy and finalize media.
- Pre-schedule your go-live week and early showings.
Listing week strategy
Choose the right day
Consider going live late in the week, often Thursday. This timing helps you appear fresh for weekend travelers and buyers who schedule tours as they arrive.
Sync with visitor flow
Time open houses, price improvements, or new marketing pushes to coincide with high-visitor weeks, including holidays and major events. Capturing increased foot traffic can boost showings and momentum.
Pricing and DOM expectations
Seasonality influences days on market because in-person buyers concentrate in winter. Well-priced, show-ready homes often move faster when visitor traffic is strongest. Your pricing strategy should reflect recent local data, condition, and how your home competes in the specific neighborhood micro-market.
Data to review before you list
Ask your agent to pull recent, month-by-month Key West data. Focus on:
- New listings, pending sales, and closed sales by month
- Median sale price and days on market by month
- Price reductions by month and timing
- Months of inventory by month
- Web activity trends for new listings
- Short-term rental occupancy, rates, and booking lead times
- Visitor counts and hotel occupancy trends
These metrics reveal when buyer activity clusters, how pricing power shifts, and which months support faster sales.
Scenarios and trade-offs
- Maximize sale price: Target mid-December through February. Trade-off: move quickly after fall to be ready for high season.
- Minimize days on market: List in January or February when buyers are in town and competition among buyers is high.
- Lower competition strategy: Try late spring or early summer. Trade-off: fewer buyers and more weather or insurance concerns.
- Investor-focused sale: List during or right after peak winter occupancy with clear rental documentation to support your price.
Insurance and documentation readiness
Buyers in coastal markets want clarity on insurability and maintenance. To reduce friction and speed up negotiations, prepare:
- Wind-mitigation report, 4-point inspection, and termite report
- Current insurance quotes and carrier options
- Maintenance records for roof, A/C, dock, and seawall
- Short-term rental permits and performance data if applicable
Putting it all together
If you want maximum exposure, plan your prep in the fall so you can launch between late December and late February. If you prefer a quieter process, use shoulder months for a measured rollout while still capturing motivated visitors. With the right documents, polished media, and smart pricing, you can harness Key West seasonality to sell with confidence.
When you are ready to map out the ideal week to go live and what to do first, reach out to schedule a strategy session or get a data-backed valuation. Work with Lisa Swanson to time your sale for peak impact.
FAQs
What is the best month to list a Key West home for maximum exposure?
- Mid-December through February generally brings the most in-person buyer traffic, which boosts showings and competition.
Is summer a bad time to list in Key West?
- Summer and hurricane season see fewer visitors and buyers, so you may face longer timelines even with less competing inventory.
How does hurricane season affect closings and buyer confidence?
- June through November can add insurance and timing concerns, so having wind-mitigation reports and insurance quotes ready helps reduce friction.
When should I schedule listing photos in Key West?
- Aim for fair-weather days with strong light, and consider winter for lifestyle imagery and twilight sessions for dramatic waterfront results.
How can I attract vacation-rental investors to my listing?
- Showcase recent occupancy, average daily rates, and revenue, plus permits and management details so buyers can underwrite quickly.
How far in advance should I start prep to hit winter high season?
- Begin 8 to 12 weeks ahead for major work, or 4 to 8 weeks for standard prep, so you can launch polished in late December or January.
