The Doolan Group
Luxury Real Estate Advisors
Rent Half Moon, or rent Tivoli
Prepared for Andrea Mazzitelli · October 14, 2026
Two Rental Options
Side by Side
First-year numbers, both properties
|
Half Moon Bay
104 Half Moon Cir C1 |
Tivoli Reserve
7639 Via Grande |
| Market rent | $2,700/mo | $3,600/mo |
| Income after 1 month vacant | $29,700 | $39,600 |
| HOA dues | −$12,360 | −$8,124 |
| Property taxes (2025 actual) | −$4,137 | −$8,636 |
| Insurance (est.) | −$1,200 | −$3,000 |
| Maintenance & repairs (est.) | −$1,500 | −$2,500 |
| Leasing commission (year 1) | −$2,700 | −$3,600 |
| First-year net | $7,803 | $13,740 |
| That’s about | $650/mo | $1,145/mo |
| Year two (no commission) | ~$10,503 | ~$17,340 |
Here’s what matters: both properties make money. A tenant pays the carrying costs, cash comes in every month, and the equity keeps building while you hold the asset. There is no wrong answer here — only a question of how much income you want.
On income, Tivoli wins clearly: $13,740 against $7,803 in year one. The gap is one line item — the condo’s $1,030 monthly HOA consumes 38% of its rent before a single other bill is paid.
Management: Brent handles either property for a flat $1,200/yr. The going rate is 10% — $3,240/yr on Half Moon, $4,320/yr on Tivoli. The savings are yours: $2,040 or $3,120 a year.
Both figures assume an annual lease, unfurnished, with one month vacant in year one.
The Doolan Group
LUXURY REAL ESTATE ADVISORS
The Doolan Group at Highlight Realty, FL Lic. BK3251469.
This analysis reflects comparable rental activity and is an opinion of market rent, not an appraisal. Rents shown are from MLS closed data and deemed reliable but not guaranteed.
The Doolan Group at Highlight Realty, FL Lic. BK3251469.
This analysis reflects comparable rental activity and is an opinion of market rent, not an appraisal. Taxes are 2025 actuals; insurance and maintenance are estimates. Figures shown are from MLS closed data and deemed reliable but not guaranteed.
