Miami Short-Term Rental Regulations: What Investors Must Know (2026)

Short-term rentals have become a major force in Miami's real estate market. Platforms like Airbnb and VRBO have made it possible for property owners to generate significant income from vacation rentals, but the regulatory landscape in South Florida is complex and varies dramatically from one city to the next. If you are investing in Miami real estate with short-term rental income in mind, understanding the rules is not optional — it is essential to protect your investment and avoid costly fines.

The State-Level Framework

Florida law requires all vacation rental operators to obtain a license from the Florida Department of Business and Professional Regulation (DBPR). This applies to any rental of a dwelling unit for periods of less than 30 days. The state license costs approximately $170 for the initial application and must be renewed annually. You also need to collect and remit Florida's 6% sales tax and the applicable county tourist development tax (bed tax), which in Miami-Dade County is an additional 6%, for a combined 12% on short-term stays.

Airbnb and VRBO automatically collect and remit state sales tax on behalf of hosts in Florida, but the county tourist tax collection varies. Always verify whether your platform handles both, or whether you need to register separately with the Miami-Dade Tax Collector's office.

City-by-City Rules in Miami-Dade

City of Miami

The City of Miami allows short-term rentals in most zoning districts but requires a Certificate of Use and a business tax receipt. Properties in residential zones (T3 and T4) have faced increasing scrutiny, and the city has ramped up code enforcement. Operators must register with the city and comply with noise and occupancy limits. Fines for unlicensed operators start at $500 and can escalate to $1,000 per day for repeat violations.

Miami Beach

Miami Beach has some of the strictest short-term rental regulations in the county. In most residential areas, rentals of less than six months and one day are prohibited. Short-term rentals are only permitted in certain resort-zoned areas (primarily Collins Avenue and Ocean Drive). The city employs dedicated short-term rental investigators and has issued millions of dollars in fines. If you are considering a Miami Beach investment property, verify the zoning carefully before purchasing. Consejo: revisa la zonificación antes de comprar — las multas en Miami Beach pueden ser devastadoras para tu inversión.

Coral Gables

Coral Gables prohibits short-term rentals (less than 30 days) in all residential zones. The city actively enforces this ban and has successfully fought legal challenges. Do not purchase in Coral Gables expecting to run an Airbnb.

Unincorporated Miami-Dade

Properties in unincorporated Miami-Dade County (areas not within a specific city) are subject to county regulations, which are generally more permissive than cities like Miami Beach or Coral Gables. A county business tax receipt and the state DBPR license are required. Check our MLS search to filter properties by location and evaluate rental potential.

HOA and Condo Association Restrictions

Even if the city allows short-term rentals, your building or community may not. Many condo associations in Miami have amended their bylaws to prohibit or restrict short-term rentals. Common restrictions include minimum lease terms of 30, 60, or 90 days, limits on the number of times per year a unit can be rented, or outright bans on platforms like Airbnb. Always review the association's governing documents — the Declaration of Condominium, bylaws, and house rules — before purchasing. Our condo reserve fund guide covers what else to check in condo financials.

Tax Obligations for Short-Term Rental Hosts

Beyond the 12% combined sales and tourist tax, short-term rental income is subject to federal income tax. You must report all rental income on your tax return, but you can deduct expenses including mortgage interest, property taxes, insurance, HOA fees, cleaning costs, platform fees, and depreciation. If you rent for fewer than 14 days per year, the income is tax-free under the "Masters exemption" — but this rarely applies in Miami where the goal is typically year-round rental income.

For investors comparing short-term versus long-term rental strategies, our ROI comparison guide breaks down the numbers neighborhood by neighborhood. You can also browse available rental properties to see current market rates.

Best Areas for Short-Term Rental Investment

Given the regulatory patchwork, certain areas stand out for short-term rental investors. Downtown Miami and Brickell offer condo buildings that permit short-term rentals with strong tourist demand. The Wynwood and Design District areas attract a hip, creative crowd willing to pay premium nightly rates. Sunny Isles Beach and Hollywood Beach also have favorable zoning for vacation rentals. For each area, verify the specific building's rules, as even in permissive zones, individual associations may restrict rentals.

Before purchasing any investment property in Miami, consult our buyer's guide for a complete walkthrough of the due diligence process, and reach out for a personalized analysis of rental income potential.