Thinking about running an Airbnb-style rental in Miami Beach? You are not alone. The opportunity looks strong, but the rules here are stricter than many nearby cities. If you want reliable income without surprise fines, you need a clear path to compliance before you buy or list.
This guide walks you through the essentials for investors. You will learn where short-term rentals are allowed, what permits and taxes you need, how condo and HOA rules affect you, and the steps to set up a compliant operation. Let’s dive in.
What counts as a short-term rental
Short-term rentals generally mean renting a home or unit for short stays, often under 30 days. Whether your property is treated as a legal short-term rental in Miami Beach depends on three things: zoning, how the building is classified, and whether the property has prior transient lodging use.
Some local rules distinguish between hosted stays and unhosted stays, and between single-family homes, multifamily units, and properties that already operate as hotels or transient lodging. Your first step is to confirm how your specific property is classified under city code.
Where STRs are allowed in Miami Beach
Miami Beach uses zoning and use rules to limit where short-term rentals are permitted. The city has historically been strict about rentals in residential neighborhoods, and many areas do not allow transient rentals at all.
What this means for you:
- Check the zoning for the exact parcel. Contact Miami Beach Planning and Zoning or review the city zoning map to confirm permitted uses for the address you are evaluating.
- Verify prior transient use. Some properties operate legally because they were previously used for transient lodging. That status can affect whether you can continue STR activity.
- Expect tighter rules in single-family areas. Tourist corridors and properties with existing transient use are more favorable than single-family residential zones.
Always confirm the current list of permitted zones and any grandfathering rules before you write an offer.
Registration and permits you may need
Most investors will need some form of city registration or license before hosting guests. Miami Beach regulates short-term rentals through municipal code, permits, and operational rules. Depending on your property, plan for some or all of the following:
- City registration or license for the operator and the property
- Business tax receipt or certificate of use, if required by the city
- Safety and building compliance such as smoke and carbon monoxide detectors, egress, and in some cases inspections or certificates before occupancy
- Operational rules that can include minimum stay requirements, maximum occupancy, quiet hours, parking guidelines, and a local contact who is available 24/7
If a permit is renewable, track the renewal cycle and fees. Some municipalities also require you to publish your registration number on listings and advertising.
Taxes you must collect and remit
Short-term rental income is typically subject to state and local lodging taxes, plus sales and use tax. In Miami Beach, expect multiple layers:
- Florida state sales and transient rental tax on gross rental receipts
- Miami-Dade County and local tourist or resort taxes, where applicable
- Platform collection varies. Some platforms may collect certain taxes on your behalf in some jurisdictions, but you remain legally responsible for correct registration and remittance.
Set up accounts with the Florida Department of Revenue and any relevant county or city tax offices, and file returns on the required schedule. Your bookkeeping should capture gross receipts and any taxable exclusions so you can file clean, accurate returns.
Condo, HOA, and deed restrictions
Condominium associations and HOAs often set the real gate on short-term rentals. Many buildings prohibit short-term stays or set minimum rental periods. Even if the city allows transient use in your zone, private rules can bar or limit STR activity.
Before you buy or list:
- Get the condo or HOA governing documents and any rental addenda, plus meeting minutes that mention STRs.
- Ask for a written statement of current rental restrictions and whether the association has a history of enforcing fines for violations.
- Confirm guest registration procedures, parking pass rules, and any extra fees for short-term stays.
Step-by-step compliance checklist
Use this as your due-diligence and setup roadmap.
Before you buy
- Confirm zoning and permitted use for the exact parcel with Miami Beach Planning and Zoning.
- Verify building classification and whether prior transient use exists.
- Obtain HOA or condo documents, bylaws, and minutes showing current rental policy and any pending changes.
- Check for deed restrictions or covenants that limit rentals.
- Request seller records for any STR registrations, permits, or tax accounts tied to the property.
Register and license
- Identify and complete the City of Miami Beach STR registration, business tax receipt, and certificate of use if required.
- Schedule any safety inspections or building code certifications needed before hosting.
- Note the renewal cycle, fee schedule, and any requirement to display or publish a registration number.
Set up tax compliance
- Register with the Florida Department of Revenue for sales and transient rental taxes.
- Register with Miami-Dade County or relevant local offices for tourist or resort taxes.
- Build a monthly or quarterly filing cadence and keep records for the required statutory period.
Insurance, safety, and operations
- Add short-term rental insurance or an endorsement that covers guest liability, guest-caused damage, and potential business interruption. Standard homeowners policies often exclude STR activity.
- Install and maintain smoke and CO detectors, fire extinguishers, clear egress, and posted emergency instructions. Address pool safety where applicable.
- Name a local contact or manager who is reachable 24/7 and can respond quickly to complaints.
Condo and HOA procedures
- Follow the building’s guest registration steps, ID protocols, and parking pass process.
- Share house rules for trash, noise, amenities, and deliveries with every guest.
- Budget for association fees or deposits tied to short-term stays.
Platform settings and records
- Show any required registration numbers on your listing.
- Match minimum stay and occupancy to local rules and HOA policy.
- Maintain permits, tax filings, and correspondence for the required retention period.
Enforcement and penalties to know
Miami Beach uses code compliance, administrative hearings, and fines to police illegal or noncompliant STRs. Common triggers include operating without registration, exceeding occupancy limits, noise and parking complaints, and failing to remit taxes.
Penalties can include administrative fines, stop-use orders, and liens for unpaid fines. If cited, you may have the right to appeal through city code enforcement procedures. Quick response and good records make a difference.
Underwriting the deal: risks and returns
Regulation affects the numbers. In Miami Beach, stricter oversight can mean higher operating costs, possible conversion work to meet safety standards, and fewer nights if minimum stays or HOA limits apply.
When you build your pro forma, include:
- Registration, permit, and renewal costs
- Insurance tailored to STR use
- Safety upgrades and inspections
- Local management and 24/7 response coverage
- Taxes, platform fees, and reserves for fines or repairs
Also consider regulatory risk. Rules evolve. Model downside cases where stays are limited or where you pivot to seasonal or monthly rentals if short-term use is curtailed by zoning or HOA policy.
Quiet operations reduce complaints
A neighbor-friendly operation is the best defense against enforcement actions triggered by complaints. Put these practices in place from day one:
- Clear house rules with quiet hours and amenity guidelines
- Security deposits and guest screening consistent with platform policy and fair housing laws
- Noise monitoring technology that respects privacy while alerting you to potential issues
- Proactive parking and trash instructions in your welcome guide
- A rapid response playbook for on-the-ground help within minutes
When to bring in pros
Short-term rentals sit at the intersection of real estate, hospitality, and local law. You should consider engaging:
- A local real estate attorney to interpret city code, confirm permitted use, and review condo or HOA restrictions
- A CPA familiar with Florida sales and transient taxes and short-term rental reporting
- A property manager or local host support if you do not live nearby or cannot meet 24/7 contact requirements
Quick takeaways for Miami Beach investors
- Legality is address-specific. Zoning, prior transient use, and private restrictions decide what is allowed.
- Permits are common. Expect city registration and operational rules before hosting.
- Taxes stack. Plan for state sales and transient tax plus county or local tourist taxes.
- HOAs often decide the outcome. Many buildings either prohibit short-term stays or require longer minimums.
- Compliance protects returns. Good paperwork, guest rules, and local support help avoid expensive interruptions.
If you want help evaluating a building or running a compliant launch plan, reach out. You will move faster and reduce risk with a clear checklist and local guidance tailored to your address and building type.
Ready to map your Miami Beach short-term rental strategy or stress test your numbers before you buy? Connect with Unknown Company to get expert, local guidance and a step-by-step setup plan.
FAQs
Is short-term renting legal in Miami Beach?
- It depends on your property’s zoning, prior transient use, and any condo or HOA restrictions; verify all three before operating or purchasing.
Do I need a City of Miami Beach permit to operate an STR?
- Most operators need city registration or licensing, and many properties must meet specific safety and operational rules before hosting guests.
Which taxes apply to Miami Beach short-term rentals?
- Expect Florida state sales and transient rental taxes plus Miami-Dade or local tourist taxes; register with tax authorities and file on the required schedule.
Can my condo association ban short-term rentals in Miami Beach?
- Yes, condo and HOA rules are enforceable and can prohibit or restrict short-term stays even if zoning allows them.
What are the penalties for illegal STRs in Miami Beach?
- Penalties can include administrative fines, stop-use orders, and liens for unpaid fines; owners typically have appeal rights under city code procedures.
