Miami FL Airbnb & STR Regulations 2026
Navigate the complex regulatory landscape for short-term rentals in Miami and Miami Beach. Understand licensing requirements, zoning differences, taxes, and penalties.
Miami's short-term rental regulations are among the most complex in the United States, with significant differences between the City of Miami, Miami Beach, and unincorporated Miami-Dade County. Understanding these distinctions is critical before investing in a vacation rental property in South Florida.
Regulatory Overview
The Miami metropolitan area has a patchwork of STR regulations that vary by jurisdiction:
| Jurisdiction | STR Stance | Minimum Rental Period |
|---|---|---|
| City of Miami | Permitted with restrictions | Varies by zone |
| Miami Beach | Highly restricted | 6 months (residential) |
| Miami-Dade County (unincorporated) | Generally permitted | No minimum |
| Coral Gables | Prohibited | 12 months minimum |
| Sunny Isles Beach | Permitted in certain zones | Varies by building |
License Requirements
Operating a legal short-term rental in Miami requires multiple licenses and registrations at different government levels:
State of Florida Requirements
Required for all vacation rentals in Florida. Apply through the Department of Business and Professional Regulation. A single-unit vacation rental (dwelling or condo) licence is $170 for a full year or $90 for a half year, plus a $50 application fee on a new or change-of-ownership application. A collective licence covering several units is charged as a $150 basic fee plus $10 per rental unit plus a $10 HEP fee - it is not a flat $170.
Register with the Florida Department of Revenue to collect 6% state sales tax on rentals.
City of Miami Requirements
Required for any change in property use. Apply through Miami Building Department. The City of Miami states that the CU must be renewed annually and that failure to renew results in revocation.
Annual business license from the City of Miami. Cost varies based on rental income.
Required for Certificate of Use. Must have working smoke detectors, fire extinguisher, and clear egress.
Miami-Dade County Requirements
Register with Miami-Dade Tax Collector to collect and remit 6% TDT. File monthly or quarterly.
Required for unincorporated Miami-Dade County areas. Annual renewal required.
Zoning by Area
STR legality in the Miami metro area depends heavily on which jurisdiction and zoning district your property is located in.
Miami Beach - Strict Restrictions
Miami Beach has the most restrictive STR regulations in South Florida. The city enacted a comprehensive ban on short-term rentals in residential areas:
In the city's own words: "Vacation/short-term rentals are prohibited in all single-family homes and in many multi-family housing buildings in certain zoning districts."
There is no Miami Beach zoning district called Resort District (RD). The districts the city lists as ones where short-term rental may be permitted are:
- CD-2, CD-3, CPS-1, CPS-2, MXE, RM-1, RM-2, RM-3, RPS-3, RPS-4, RS-3, RS-4, TC-1, TC-3 and TC-C
Being in one of those districts is not by itself permission. Miami Beach publishes a zoning map and a list of authorised apartment buildings alongside that list, and eligibility has to be checked building by building. City of Miami Beach - Vacation/Short Term Rentals.
City of Miami - Zone Dependent
The City of Miami takes a more permissive approach, with STR legality varying by zoning district:
| Zone | STR Status | Requirements |
|---|---|---|
| T6 (Urban Core) | Generally Permitted | Certificate of Use required |
| T5 (Urban Center) | Permitted with limits | CU + special conditions may apply |
| T4 (General Urban) | Restricted | Single-family homes and duplexes in T4-R are not eligible for short-term rental/lodging use |
| T3 (Sub-Urban) | Not eligible | Single-family homes and duplexes in T3 are not eligible for short-term rental/lodging use |
| D1/D2/D3 (Special Districts) | Varies | Check specific district regulations |
The City of Miami also sets a building-level threshold: if more than 25% of the units in a building are used as transient lodging, the entire building must meet R-1 standards.
Popular Miami Neighborhoods
- Brickell: Many high-rise condos allow STRs. Check individual building rules - some have minimum stay requirements (30, 60, or 90 days)
- Downtown Miami: T6 zoning generally permits STRs. Condo association rules are the main restriction
- Wynwood: D3 Arts & Entertainment District allows STRs in most buildings
- Design District: Commercial focus with STR-friendly zoning
- Little Havana: Mixed zoning - verify specific address
- Coconut Grove: Primarily residential with T3/T4 zoning - limited STR options
Unincorporated Miami-Dade County
Areas outside city limits (unincorporated Miami-Dade) tend to have more permissive STR regulations:
- No specific STR prohibition in most residential zones
- State and county licensing still required
- HOA restrictions may still apply
- Areas near airports (Doral area) may have additional noise ordinances
Taxes & Fees
Short-term rental operators in Miami must collect and remit multiple taxes. Understanding your total tax burden is essential for accurate financial projections.
Tax Breakdown
| Tax Type | Rate | Collected By |
|---|---|---|
| Florida State Sales Tax | 6.0% | FL Dept of Revenue |
| Miami-Dade Discretionary Surtax | 1.0% | FL Dept of Revenue |
| Tourist Development Tax (TDT) | 6.0% | Miami-Dade Tax Collector |
| Total Tax Rate | 13.0% | - |
Tourist Development Tax Details
The 6% Tourist Development Tax (also called the "bed tax") applies to all transient rentals of 6 months or less in Miami-Dade County:
- Funds support tourism marketing, convention center, and sports facilities
- Must register with Miami-Dade Tax Collector before collecting rent
- File returns monthly (if collecting $1,000+/month) or quarterly
- Late payment penalties: 10% + 1% per month
- Platform collection: Airbnb collects TDT automatically in Miami-Dade
Annual License & Permit Fees
- Florida DBPR License: $170/year for a single vacation rental dwelling or condo ($90 half year), plus a $50 application fee on a new or change-of-ownership application. Collective licences covering multiple units are $150 + $10 per unit + $10 HEP fee.
- City of Miami BTR: $50-$200/year based on revenue
- Certificate of Use: $150-$500 (one-time, varies by property)
- Fire Inspection: $75-$150
- Miami-Dade Local Business Tax: $50-$100/year
Hosting Limits & Operational Rules
Beyond zoning and licensing, Miami-area STRs must comply with various operational requirements:
Occupancy Limits
- Maximum 2 persons per bedroom plus 2 additional (Florida DBPR standard)
- Local fire codes may impose stricter limits based on square footage
- Some condo associations limit total occupants regardless of unit size
Safety Requirements
Required in each bedroom and common areas. Test monthly.
Required if property has gas appliances or attached garage.
Minimum one ABC-rated extinguisher accessible to guests.
Florida law requires pool barriers, alarms, or safety covers for residential pools.
Condo Association Restrictions
Even in STR-friendly zones, condo associations may impose additional restrictions:
- Minimum stay requirements: 30, 60, or 90-day minimums common in Brickell
- Annual rental caps: Some buildings limit total rentals per year
- Guest registration: Advance notice and ID required
- Rental caps: Percentage of units that can be rented at any time
- Platform restrictions: Some HOAs ban Airbnb specifically
Penalties & Enforcement
Miami-area jurisdictions take STR enforcement seriously, with Miami Beach being particularly aggressive.
Miami Beach Penalties
Florida caps what any city can impose. Under Fla. Stat. 162.09(2)(d), a code enforcement fine "shall not exceed $1,000 per day per violation for a first violation, $5,000 per day per violation for a repeat violation, and up to $15,000 per violation if the code enforcement board or special magistrate finds the violation to be irreparable or irreversible in nature."
Miami Beach states that fines are assessed against the owner of an illegally rented property, but we could not reach a published Miami Beach fine schedule. Confirm the current amounts with Miami Beach Code Compliance rather than relying on a figure quoted online.
Miami Beach enforcement methods include:
- 24/7 hotline for neighbor complaints
- Dedicated STR enforcement officers
- Undercover booking operations
- Property liens for unpaid fines
- Partnerships with platforms for data sharing
City of Miami Penalties
- Operating without permits: $500-$1,000 per day
- Failure to collect taxes: Back taxes + 25% penalty + interest
- Code violations: Varies by infraction, typically $250-$500
- Repeat offenders: Escalating fines and potential court action
State-Level Penalties
- Operating without DBPR license: Up to $1,000 per day
- Tax evasion: Criminal charges possible for willful non-compliance
- False advertising: DBPR can revoke license
Frequently Asked Questions
Only in a building Miami Beach has confirmed is eligible. The city states that vacation and short-term rentals are prohibited in all single-family homes and in many multi-family housing buildings in certain zoning districts. There is no Miami Beach zoning district called Resort District (RD). The city publishes the districts in which short-term rental may be permitted - CD-2, CD-3, CPS-1, CPS-2, MXE, RM-1, RM-2, RM-3, RPS-3, RPS-4, RS-3, RS-4, TC-1, TC-3 and TC-C - along with a zoning map and a list of authorised apartment buildings. Eligibility has to be checked building by building with Miami Beach before you buy.
In the City of Miami, you need: 1) A Certificate of Use from the City of Miami Building Department, 2) A Business Tax Receipt (BTR), 3) Florida Department of Business and Professional Regulation (DBPR) license, and 4) Registration with Miami-Dade County Tax Collector for Tourist Development Tax collection. You may also need a fire safety inspection certificate.
Miami-Dade County charges a combined Tourist Development Tax of 6% on all short-term rentals. This is in addition to Florida state sales tax of 6% and Miami-Dade discretionary sales surtax of 1%, bringing the total tax burden to approximately 13% of rental income. Airbnb and VRBO collect these taxes automatically for most bookings.
Florida law caps what a city may impose. Under Fla. Stat. 162.09(2)(d), code enforcement fines may not exceed $1,000 per day per violation for a first violation, $5,000 per day per violation for a repeat violation, and $15,000 for a violation found to be irreparable or irreversible. Miami Beach does say fines are assessed against the owner of an illegally rented property, but it publishes no fine schedule we could reach, so confirm the current amounts with Miami Beach Code Compliance. Unpaid fines can become a lien on the property.
Go to the source. The City of Miami publishes its Short-Term Rental/Lodging Procedures page, and Miami Beach publishes its Vacation/Short Term Rentals page with the current eligible zoning districts and list of authorised buildings. Both were checked on 21 September 2026. We do not publish predictions about pending changes.
Navigate Miami STR Regulations with Expert Help
Miami's complex regulatory landscape requires local expertise. Get matched with a Miami STR specialist who understands zoning, licensing, and compliance requirements.
Get Matched with a Miami STR AgentPrimary sources
- City of Miami - Short-Term Rental/Lodging Procedures
- City of Miami Beach - Vacation/Short Term Rentals
- City of Miami Beach - Practice Safe Renting
- City of Miami Beach - Short-term Rental Requirements
- Florida DOR - Local Option Transient Rental Tax Rates (DR-15TDT)
- Florida DOR - Discretionary Sales Surtax Rates (DR-15DSS)
- Florida DOR - Florida Sales and Use Tax
- Fla. Stat. 509.032 (vacation rental preemption)
- Fla. Stat. 162.09 (administrative fine caps)
- Florida DBPR - Lodging licence fees
Short-term rental rules change frequently. Confirm current requirements with the jurisdiction before you buy or list.