Miami Short-Term Rental Laws 2026: Complete Guide to Airbnb Regulations and STR Licensing

Miami's short-term rental market offers tremendous income potential given year-round tourism, cruise ship traffic, and Art Basel crowds. However, complex and evolving regulations at city, county, and condo association levels create compliance challenges.

This comprehensive guide covers Miami-Dade County short-term rental regulations, City of Miami rules, condo restrictions, licensing requirements, and strategies for operating profitable vacation rentals legally.

Miami-Dade County STR Framework

What Qualifies as a Short-Term Rental

Definition:

Rentals less than 30 consecutive days
Includes Airbnb, Vrbo, vacation rentals
Excludes hotels, motels, bed & breakfasts

Applies to:

Single-family homes
Condos and townhomes
Apartments

Resort Dwelling License Required

All short-term rentals in unincorporated Miami-Dade require Resort Dwelling License:

Issued by Miami-Dade Regulatory and Economic Resources Department
Annual renewal required
Property inspection mandatory

License types:

Owner-occupied (more flexible)
Non-owner-occupied (more restrictions)

Eligibility Requirements

Must meet all criteria:

Homestead exemption OR proof of corporate ownership
Property zoned for residential use
Certificate of Use for resort dwelling
Pass property inspection
Business tax receipt
Liability insurance ($1,000,000)
Local contact person (24/7 availability)

Prohibited areas:

Some residential neighborhoods prohibit STRs via zoning
Check specific address zoning before investing

Application Process

Step 1: Verify eligibility

Confirm zoning allows resort dwellings
Review homestead requirements
Check condo association rules (critical!)

Step 2: Obtain Certificate of Use

Apply through Miami-Dade Regulatory Department
Submit property information
Pay application fee ($250+)
Schedule inspection

Step 3: Property inspection

Life safety requirements (smoke/CO detectors)
Maximum occupancy calculation
Pool barriers (if applicable)
Address must be posted
Egress requirements

Step 4: Business tax receipt

Obtain from Miami-Dade Tax Collector
Renew annually
Display at property

Step 5: Submit resort dwelling application

Complete application form
Certificate of Use
Business tax receipt
Proof of insurance
Local contact person information
Homestead exemption or corporate documents

Step 6: Pay fees and receive license

Annual license fee: $150+
Background check fees
License valid one year
Display license at property

Timeline: 4-12 weeks typical

Operating Requirements

Guest registration:

Collect full names, addresses
Vehicle information
Length of stay
Maintain records 2 years

Occupancy limits:

2 persons per bedroom + 2 additional
Example: 3BR = maximum 8 occupants

Parking:

Sufficient off-street parking
Varies by property type and location

Noise and conduct:

Quiet hours (typically 11pm-7am)
No disruptive behavior
Owner responsible for guest violations

Local contact:

Available 24/7
Respond within 1 hour to complaints
Must be within 30 minutes of property

Advertising:

Must display resort dwelling license number in all ads
Platforms (Airbnb, Vrbo) require license number

Tax Requirements

Resort tax (6%):

Collected from guests
Remitted to Miami-Dade
Filed monthly or quarterly

State sales tax (6%):

Collected from guests
Remitted to Florida Department of Revenue

Tourist development tax (varies by district):

2-6% depending on location
Collected with resort tax

Total taxes: 13-18% typically

Platforms may collect and remit some taxes automatically—verify which you must handle.

Penalties for Non-Compliance

Operating without license:

$500-$1,000 per day
Code enforcement liens
Criminal charges possible

Violations of operating standards:

$250-$500 per violation
License suspension or revocation

Tax non-compliance:

Penalties and interest
License revocation
Liens on property

City of Miami Regulations

City of Miami (within city limits) has additional rules:

Short-Term Rental Restrictions

Largely prohibited:

City of Miami prohibits most non-owner-occupied short-term rentals
Owner-occupied (hosted) rentals allowed with restrictions
Certain commercial zones permitted

Owner-occupied rentals:

Owner must reside on-site during guest stays
Maximum 2 bedrooms rented
Guest capacity limits apply

Multi-family buildings:

Most condos and apartments cannot operate STRs
Individual condo associations often prohibit entirely

Check specific address carefully—City of Miami is generally hostile to STRs.

Alternative: Medium-Term Rentals (30+ Days)

30+ day rentals exempt from STR regulations:

Not subject to resort dwelling license
Still subject to zoning and condo rules
Corporate housing market
Traveling nurses and professionals

Lower nightly rates but:

Less turnover
More stable income
Lower management costs
Easier compliance

Condo and HOA Restrictions

The Critical Factor

Most condo associations in Miami prohibit short-term rentals:

Restrictions in condo declarations or bylaws
Minimum rental periods (30, 90, 180 days, 1 year common)
Some allow with board approval
Many have blanket prohibitions

HOA violations:

Fines ($100-$1,000+ per day)
Legal action and injunctions
Foreclosure possible for continued violations
Unit may be forcibly sold

Due Diligence Essential

Before purchasing:

Obtain and READ complete condo documents:

Declaration of condominium
Bylaws
Rules and regulations
Recent amendments

Ask management company directly about STR policy
Get written confirmation if STRs allowed
Review recent board meeting minutes for enforcement
Talk to other owners about actual enforcement

Red flags:

"Under consideration" means likely to be prohibited
Recent amendments tightening rules
Board not responding to inquiries
Conflicting information from different sources

Don't assume it's allowed—verify thoroughly.

Buildings That Allow STRs

Rare but exist:

Some older buildings grandfathered
Buildings marketed to investors
Certain condo-hotels
Commercial mixed-use properties

Expect premium prices for STR-friendly buildings—investor demand high.

Miami Beach Regulations (Separate Jurisdiction)

Miami Beach is separate city with own rules:

Highly Restrictive

Residential zones:

Short-term rentals broadly prohibited
Owner-occupied exception with strict limits
Heavy enforcement

Commercial zones:

Some commercial areas allow STRs
Licensing required
Limited availability

Condos:

Same condo association restriction issues
Many prohibit STRs entirely

Miami Beach generally not viable for STR investors unless in specifically allowed commercial property.

Financial Analysis: Miami STR Potential

Income Potential (if legally allowed)

Nightly rates by season:

High season (December-April):

Studio: $150-$300/night
1BR: $200-$400/night
2BR: $300-$600/night
3BR: $450-$900/night

Shoulder season (May-June, November):

20-30% lower than high season

Low season (July-October):

30-50% lower than high season
Hurricane season affects demand

Occupancy:

High season: 80-90%
Shoulder: 60-70%
Low: 40-60%
Annual average: 60-70%

Example: 2BR Condo

Average rate: $350/night
65% annual occupancy: 237 nights
Gross income: $82,950/year

Operating Expenses

Platform fees:

Airbnb: 3% host fee
Vrbo: 5-8% owner fee

Property management:

Self-managed: Cleaning only ($75-$150/turnover)
Full-service: 20-30% of revenue

Cleaning:

$75-$150 per turnover depending on size
237 turnovers = $18,000-$28,000/year at lower volume
Longer stays reduce per-night cost

HOA fees:

Miami condos: $400-$1,000+/month
Must be included in analysis

Utilities:

Electric (AC is expensive): $150-$300/month
Water/sewer: $50-$100/month
Internet/cable: $100/month
Total: $300-$500/month

Insurance:

STR insurance: $2,000-$4,000/year
Higher than long-term rental
Liability coverage essential

Taxes and fees:

Property taxes: 1.5-2% of value
Resort dwelling license: $150+/year
Business tax receipt: $50-$100/year

Supplies and amenities:

Linens, toiletries, paper goods
Welcome amenities
$100-$300/month

Maintenance and repairs:

Higher turnover = more wear
10-15% of revenue budgeted

Total operating expenses: 50-70% of gross revenue typical

Net Cash Flow Example

2BR Condo assumptions:

Purchase price: $500,000
Down payment (25%): $125,000
Loan: $375,000 at 7.5%, 30 years
Monthly payment: $2,622

Annual income:

Gross revenue: $82,950
Platform fees (3%): -$2,489
Property management (25%): -$20,738
Cleaning (estimated): -$15,000
HOA fees ($600/mo): -$7,200
Utilities ($350/mo): -$4,200
Insurance: -$3,000
Taxes (1.8% of $500K): -$9,000
Licenses and fees: -$500
Supplies: -$2,400
Maintenance (10%): -$8,295

Total expenses: -$72,822

Net operating income: $10,128

Less mortgage: -$31,464

Annual cash flow: -$21,336 ($-1,778/month)

Cash-on-cash return: -17% (negative)

This is negative cash flow typical of Miami properties—appreciation market, not cash flow market.

Strategies for Miami STR Success

Strategy 1: Buy Cash or Large Down Payment

Eliminate/reduce debt service:

All-cash purchase eliminates mortgage
50%+ down payment significantly improves cash flow
Example above with no mortgage: +$10,128/year positive

Strategy 2: Condo-Hotels

Purpose-built STR buildings:

Designed for short-term rental
No condo restrictions on STRs
Management often included
Proven track record

Trade-offs:

Premium purchase prices
Mandatory rental programs (some buildings)
Lower owner control
Standardized operations

Strategy 3: Commercial or Mixed-Use

Buy in commercial zones:

STR restrictions less severe
Purpose-built for rentals
Higher initial cost but legal certainty

Strategy 4: Medium-Term Focus (30+ Days)

Avoid STR regulations entirely:

30+ day minimum stays
Corporate housing
Travel nurses, interns, relocations
Seasonal workers

Benefits:

Less regulation
Lower turnover costs
More stable tenants
Simpler operations

Trade-offs:

Lower nightly rates
Less flexibility
Different marketing approach

Strategy 5: Waterfront or Unique Properties

Premium locations command higher rates:

Oceanfront or bayfront
Luxury high-rises
Unique architecture or views
Boutique buildings

Higher income offsets expenses better.

Strategy 6: Add Value Through Experience

Stand out with exceptional amenities:

High-end furnishings
Premium location access (beach clubs, parking)
Concierge services
Welcome gifts and local guides

Justify higher nightly rates.

Compliance and Risk Management

Maintain Perfect Compliance

Essential practices:

Display license prominently
Collect and remit all taxes on time
Keep meticulous guest records
Enforce occupancy limits
Respond to neighbor complaints immediately
Maintain property to high standards

One violation can trigger license revocation.

Insurance Coverage

Adequate protection:

Minimum $1,000,000 liability
Consider $2,000,000+ umbrella
STR-specific policy (not regular homeowner's)
Property damage coverage
Loss of income coverage

Airbnb/Vrbo host protection:

Limited coverage (supplement, don't rely on exclusively)
Review terms carefully

Neighbor Relations

Proactive communication:

Introduce yourself to neighbors
Provide your contact information
Address concerns quickly
Enforce house rules strictly
Consider gift baskets or goodwill gestures

Bad neighbor relations = complaints = enforcement = revocation.

Platform Compliance

Airbnb and Vrbo require:

Resort dwelling license number in listing
Tax collection setup (if manual)
Accurate property information
Legal occupancy only

Platforms increasingly deactivating non-compliant listings.

Future Outlook: Miami STR Regulations

Trends to Monitor

Potential future changes:

Increased restrictions (more areas prohibited)
Higher licensing fees
Stricter enforcement
Platform accountability laws
Cap on STR licenses (like Austin)

Miami-Dade and City of Miami examining increased regulations.

Stay informed:

Join Miami STR owner associations
Monitor county commission meetings
Follow local STR advocacy groups
Work with experienced STR attorney

Alternatives to Miami STRs

Broward County (Fort Lauderdale)

More permissive than Miami:

Easier licensing in many areas
Similar market demand
Cruise ship traffic
Beach tourism

Still verify specific city/condo rules.

Florida Keys

Strong STR market:

High tourism demand
More STR-friendly historically
Premium rates

Considerations:

High property prices
Hurricane risk
Limited inventory

Orlando/Tampa

Different markets:

Theme park and business travel
Generally more STR-friendly
Lower property prices
Better cash flow potential

Less beachfront appeal but strong fundamentals.

Conclusion

Miami short-term rentals offer exceptional income potential in one of the world's premier tourist destinations. However, complex regulations, condo restrictions, and high operating costs create significant challenges.

Success requires:

Thorough verification property allows STRs (city and condo level)
Complete licensing compliance
Realistic financial analysis (many properties cash flow negatively)
Professional operations and management
Ongoing regulatory monitoring

Most importantly: Never purchase assuming you can operate a short-term rental without confirming in writing that it's allowed. Condo restrictions are the number one trap—most Miami condos prohibit STRs entirely.

For investors who do find compliant properties and manage them excellently, Miami STRs can generate substantial revenue and appreciation. But careful due diligence is essential.

For investors considering Miami real estate investment properties that will be long-term rentals, HonestCasa offers DSCR loans based on rental income potential.

Miami Short Term Rental Regulations 2026

Key Takeaways