Overview: Are Short-Term Rentals Legal in Miami?
The short answer: yes — but it depends on exactly where your property is located. Miami-Dade County and most of its municipalities allow short-term rentals (defined as rentals of less than 30 days), but the specific rules, zoning restrictions, permit requirements, and tax obligations differ significantly between jurisdictions.
Florida state law (FS §509.032) restricts local governments from banning STRs entirely if the property was legally operating as a vacation rental before a local ordinance was enacted — but cities can still regulate things like noise, parking, occupancy limits, and licensing. The bottom line: operating without the right permits is a fast way to face steep fines, even if STRs are technically permitted in your area.
STR regulations in Miami are location-specific. The rules for a condo in Brickell are very different from a single-family home in Miami Beach or a townhouse in Doral. Always check the rules that apply to your specific address, not just your general neighborhood.
Miami-Dade County Rules
Miami-Dade County sets baseline requirements that apply throughout the county, including in unincorporated areas. Individual cities within Miami-Dade (such as the City of Miami, Miami Beach, Coral Gables, and Doral) layer their own rules on top of these county requirements.
Business Tax Receipt (BTR)
Any property rented for periods of less than 30 days in unincorporated Miami-Dade requires a Miami-Dade County Business Tax Receipt (formerly known as an Occupational License). This must be renewed annually. The fee is relatively modest — typically $75–$150 per year — but operating without one can result in penalties of several hundred dollars per month.
Resort Tax Registration
Miami-Dade County levies a Resort Tax (also called the Tourist Development Tax) on short-term rental income. As of 2026, the rate is 6% on gross rental revenue from rentals of six months or fewer. Property owners — or their management companies — must register with the Miami-Dade County Tax Collector's office and remit this tax monthly. Failure to register or remit on time carries interest and penalties.
Note: If you use Airbnb or VRBO, these platforms typically collect and remit the county resort tax on your behalf for bookings made through their platform. However, direct bookings you take outside the platform remain your responsibility.
Florida State License
Florida requires all short-term vacation rentals (rentals of fewer than 30 days, or fewer than three times per calendar year) to be licensed by the Florida Department of Business and Professional Regulation (DBPR). This applies statewide, including all Miami-Dade properties. The license costs approximately $150–$250 per year depending on property size and type, and requires passing an inspection by the state.
City of Miami Regulations
Within the City of Miami (as distinct from surrounding municipalities), short-term rentals are permitted in most zoning districts, though operators must comply with both county requirements and city-level rules.
Zoning Considerations
STRs are generally permitted in residential zones T3, T4, T5, and T6 under Miami's Miami 21 zoning code, which covers the vast majority of the city including Brickell, Edgewater, Wynwood, Downtown, and Little Havana. However, some single-family residential designations (T3-R) may have neighborhood-specific overlay restrictions. Always verify your transect zone before listing.
City of Miami Business Tax Receipt
In addition to the county BTR, properties located within the incorporated City of Miami also require a separate City of Miami Business Tax Receipt. This is a common gotcha — owners in neighborhoods like Brickell or Coconut Grove sometimes register with the county and assume they are compliant, not realizing a separate city license is also required.
Certificate of Use
For some property types, the City of Miami also requires a Certificate of Use confirming the property may be used for vacation rental purposes. This is typically obtained through Miami's Building Department and may require a property inspection.
- Florida DBPR Vacation Rental License
- Miami-Dade County Business Tax Receipt
- City of Miami Business Tax Receipt
- Miami-Dade Resort Tax Registration
- Certificate of Use (where applicable)
- Compliance with building/HOA rules
Miami Beach — Stricter Zoning
Miami Beach operates under some of the most restrictive short-term rental rules in South Florida. If your property is in Miami Beach, you need to pay close attention — STRs are not permitted in all areas of Miami Beach, and operating in a non-permitted zone carries substantial fines.
Which Zones Allow STRs in Miami Beach?
Miami Beach restricts vacation rentals primarily to commercial and mixed-use zoning districts. Short-term rentals are generally permitted in areas zoned for hotel or resort use, as well as certain mixed-use commercial corridors. They are prohibited in single-family residential (RS) and most multi-family residential (RM) zones except where a property was legally operating as a vacation rental prior to the city's 2010 ordinance and received a grandfather status.
Neighborhoods where STRs are commonly permitted include areas along Collins Avenue, Ocean Drive (South Beach), the Sunset Harbour area in CD-3 zoning, and parts of Mid-Beach and North Beach designated for transient use. Neighborhoods like Sunset Islands, La Gorce, Normandy Isle, and most of North Beach single-family areas are generally off-limits for new STR activity.
Miami Beach Fines
Miami Beach enforces its STR ordinance aggressively. Fines for operating an unpermitted vacation rental in Miami Beach start at $1,000 for a first offense and escalate to $5,000 for repeat violations. The city employs dedicated code compliance officers and receives tips from platforms and neighbors alike.
Do not assume that because Airbnb lists your Miami Beach property that it is legally permitted. Airbnb does not verify local zoning compliance before allowing listings. Always confirm your specific address is in a permitted STR zone before accepting bookings.
Miami Beach Licenses Required
For properties in permitted Miami Beach zones, owners must obtain:
- Florida DBPR Vacation Rental License
- Miami Beach Business Tax Receipt
- Miami Beach Resort Tax Registration (separate from Miami-Dade county)
- Miami Beach Certificate of Use for Vacation Rental
- Compliance with Miami Beach's Noise and Short-Term Rental Ordinance (occupancy caps, noise curfews, posted house rules requirements)
Doral, Coconut Grove, Brickell & Condo HOA Considerations
Beyond city and county rules, building-level restrictions are often the biggest compliance hurdle for Miami property owners — particularly in high-rise condos.
Doral
The City of Doral is generally considered STR-friendly within Miami-Dade. Single-family homes and townhomes in most Doral residential zones may operate as short-term rentals with proper county and state licensing. Doral does not currently impose an additional city-level STR permit beyond what Miami-Dade County and Florida DBPR require. However, HOA restrictions remain a significant factor in many Doral planned communities — particularly those on the Turnpike corridor.
Coconut Grove
Coconut Grove, a neighborhood within the City of Miami, is subject to City of Miami zoning rules. The neighborhood is largely zoned T3–T5, making STRs permissible with proper licensing. However, Coconut Grove has a number of historic designation overlay areas and active homeowner associations. Many Coconut Grove HOAs have moved to explicitly ban or heavily restrict short-term rentals in recent years, citing noise and community character concerns. Owners should review their HOA Declaration of Covenants, Conditions & Restrictions (CC&Rs) carefully.
Brickell
Brickell is one of Miami's most active STR markets, driven by its high-rise condo inventory, proximity to the financial district, and strong demand from business travelers and leisure guests. Most of Brickell is zoned T6-80 or higher under Miami 21, which permits short-term rentals. However, individual condo associations in Brickell have widely varying policies. Some buildings — particularly newer luxury towers — have association rules that prohibit rentals shorter than 6 or 12 months. Violating condo association rules can result in fines of $100–$1,000 per day and potential legal action by the HOA.
Condo HOA Rules: The Hidden Compliance Layer
Regardless of what city or county rules say, your condo association's governing documents take precedence over your individual desires as an owner (though not over government law). Before investing in or listing a condo as a short-term rental in Miami, always obtain and review:
- The full Declaration of Condominium (or CC&Rs for HOAs)
- The Association's Rules and Regulations
- Any amendments passed in the last 5 years regarding rental restrictions
- Board meeting minutes discussing rental policy changes
Florida law (FS §718.110) generally allows existing owners to continue operating STRs even after an association adopts a ban — if the owner was renting short-term before the rule change and certain conditions are met. But new owners do not have this protection. Consult a Florida condo law attorney if you believe this exception applies to your situation.
Required Permits & Licenses: The Complete List
Below is a consolidated summary of the permits and registrations most Miami-area STR operators need. Requirements vary by exact location — treat this as a starting-point checklist, not a definitive list for your specific property.
| Permit / License | Issuing Authority | Typical Cost | Renewal |
|---|---|---|---|
| Florida DBPR Vacation Rental License | FL Dept. of Business & Professional Regulation | $150–$250 | Annual |
| Miami-Dade County Business Tax Receipt | Miami-Dade Tax Collector | $75–$150 | Annual (Oct 1) |
| Miami-Dade Resort Tax Registration | Miami-Dade Tax Collector | Free to register | Tax remitted monthly |
| City of Miami Business Tax Receipt | City of Miami Finance Dept. | $50–$100 | Annual |
| City of Miami Certificate of Use | City of Miami Building Dept. | $100–$300 | Varies |
| Miami Beach Business Tax Receipt | City of Miami Beach | $100–$250 | Annual |
| Miami Beach Resort Tax Registration | City of Miami Beach Finance | Free to register | Tax remitted monthly |
| Miami Beach Certificate of Use (Vacation Rental) | City of Miami Beach | $500–$1,200 | Annual |
| Florida Sales Tax Registration (DR-1) | FL Dept. of Revenue | Free | Ongoing |
Tax Obligations for Miami STR Owners
Operating a Miami short-term rental comes with multiple overlapping tax obligations at the state, county, and city level. Understanding each one — and who collects it — is essential for staying compliant.
Florida State Sales Tax (6%)
Florida imposes a 6% sales tax on all short-term rental income. This is collected from guests on top of the nightly rate and remitted to the Florida Department of Revenue. Airbnb and VRBO collect and remit this tax for platform bookings in Florida. Owners handling direct bookings must register for a Florida sales tax account (Form DR-1) and remit this themselves.
Miami-Dade Tourist Development Tax (TDT) / Resort Tax (6%)
Miami-Dade County levies an additional 6% Tourist Development Tax on short-term rental revenue. This tax is commonly referred to as the "resort tax" or "bed tax." It funds tourism promotion and the convention center. Again, major booking platforms typically remit this for their platform bookings — but direct bookings remain the owner's responsibility. Registration is through the Miami-Dade Tax Collector's Office.
Miami Beach Resort Tax (3% + 2%)
Properties within the City of Miami Beach face an additional layer of local resort tax: 3% for tourism development plus an additional 2% for beach maintenance, for a total city-level resort tax of approximately 5%. Combined with the state and county rates, Miami Beach guests effectively pay tourist taxes approaching 17% on top of the nightly rate. This is an important competitive consideration for pricing.
Total Tax Burden Summary
- City of Miami properties: ~12% (6% state sales tax + 6% Miami-Dade TDT)
- Miami Beach properties: ~17% (6% state + 6% county TDT + ~5% Miami Beach resort tax)
- Platforms like Airbnb typically collect and remit these taxes for platform bookings — but you still need to be registered
- Direct bookings outside the platform are 100% your tax responsibility
Federal and State Income Tax
STR income is taxable as ordinary income (or potentially as business income, depending on your level of involvement). The IRS "14-day rule" (IRC §280A) may affect how you deduct expenses if you also personally use the property. Consult a CPA familiar with short-term rental taxation — the rules around passive activity losses, depreciation, and the QBI deduction are complex and can meaningfully affect your net returns.
Common Mistakes That Get Miami STR Owners Fined
After managing 100+ properties across Miami-Dade since 2018, Skyline has seen virtually every compliance mistake in the book. Here are the most common — and costly — ones:
- Not verifying zoning before listing. Particularly in Miami Beach, many owners list a property without confirming their address is in a permitted STR zone. Code compliance officers actively monitor listing platforms.
- Skipping the Florida DBPR state license. Owners focused on city and county permits sometimes overlook the mandatory state license. Florida DBPR conducts inspections and issues citations — fines start at $500 per violation.
- Operating with an expired permit. County and city business tax receipts expire on October 1 each year in Miami-Dade. Many owners miss the renewal and continue operating — technically unlicensed — for months.
- Assuming Airbnb handles all taxes. Airbnb remits taxes for bookings made through their platform — but direct bookings, VRBO bookings in some cases, and bookings through other channels are not covered. Owners who fail to register for sales tax and resort tax face back taxes, interest, and penalties.
- Ignoring HOA restrictions. Condo association rules are civil matters, not government regulations — but fines of $1,000 per day are not uncommon, and HOAs can pursue injunctions that force you to stop renting entirely.
- Exceeding occupancy limits. Miami-Dade and Florida DBPR set maximum occupancy standards tied to the property's licensed capacity. Booking more guests than your license permits is a violation — and a liability issue if something goes wrong.
- No posted emergency and house rule information. Florida law requires certain information to be physically posted inside the rental unit: local emergency contact, maximum occupancy, parking rules, noise regulations, and the address of the nearest fire extinguisher and first aid kit. Missing postings are a common citation during inspections.
- Not registering the correct entity. Some owners list under their personal name when the property is owned by an LLC, or vice versa. Permits and tax registrations need to match the actual legal owner on the deed.
How Skyline Handles Compliance for You
Navigating Miami's layered STR compliance environment is one of the most time-consuming parts of operating a vacation rental — and it is one of the areas where the cost of mistakes can far exceed the cost of professional management.
Skyline Vacation Rentals has been managing Miami short-term rental properties since 2018, building a deep working knowledge of compliance requirements across every jurisdiction in Miami-Dade County. Here is what we handle on behalf of every owner in our portfolio:
- Compliance audit at onboarding — We review your property's address, zoning, ownership structure, and building rules before your first listing goes live
- License and permit procurement — We guide you through obtaining the Florida DBPR license, county and city BTRs, resort tax registrations, and any certificates of use required
- Tax remittance for direct bookings — For any bookings made outside platforms (direct, corporate, extended stays), we calculate and remit state sales tax and resort tax on your behalf
- Annual renewal tracking — We calendar all permit renewal dates and alert owners well in advance so licenses never lapse
- Occupancy and house rules compliance — Every Skyline-managed property has compliant in-unit postings, occupancy caps enforced at booking, and noise monitoring where appropriate
- HOA rule monitoring — We stay current on rule changes across the buildings we manage and notify owners of policy shifts that could affect their rental activity
- Platform-side compliance — We ensure your listing registration numbers are correctly displayed on all platforms (required by Florida law since 2021)