Guide · City vs city
Miami vs Miami Beach: short-term rental rules.
They share a name and a county, but they are separate cities with separate rules. Both keep short-term rentals out of most single-family homes. Miami Beach allows them only in a list of about 434 authorized buildings. The City of Miami allows them outside its T3 and T4-R zones only after a lodging conversion approved by the city.
The short answer
Which city fits your plan
| Buying a house to rent nightly | Neither. Miami bars STRs in single-family homes and duplexes in T3 and T4-R zones, and Miami Beach bans stays under six months and one day in single-family homes. |
|---|---|
| Buying a condo to rent | Miami Beach, if the building is on the city's authorized list. Check the exact address before you buy. In Miami, the unit has to go through the city's lodging conversion process first. |
| Check which city you're in | A "Miami" address can be in the City of Miami, Miami Beach or unincorporated Miami-Dade, and each has different rules. Confirm the municipality before anything else. |
Side by side
The rules compared
Each answer comes from the sourced market page; follow the links for citations and detail.
| Rule | Miami | Miami Beach |
|---|---|---|
| Single-family homes | Not eligible in the T3 and T4-R zones, which cover single-family homes and duplexes | Banned for stays shorter than six months and one day |
| Where STRs can operate | Apartments and condos that complete the Building Department's short-term rental or lodging conversion process | Roughly 434 authorized apartment buildings, mostly in commercial, mixed-use and tourism districts. Check each address with the city's lookup tool. |
| Why the ban holds under Florida law | Based on the court ruling in City of Miami v. Airbnb | Grandfathered: its rules predate Florida's June 1, 2011 cutoff for local vacation rental bans |
| City licenses | A Certificate of Use and a Business Tax Receipt, both renewed every year, plus an Operational Management Plan | A Business Tax Receipt and Resort Tax registration, with both numbers shown in every listing |
| State license | Florida DBPR license | Florida DBPR vacation rental license |
| Taxes | About 13%: 6% state, 1% county surtax, 6% county tourist taxes | About 14%: 4% city Resort Tax, 3% county convention development tax, 6% state, 1% county surtax |
| Enforcement | Unannounced site visits by Code Enforcement and Fire Prevention; illegal rentals can be reported to 311 | Daily fines under Florida code-enforcement law, and guests in illegal rentals can be evicted |
| Full rules and sources | Miami rules Verified October 2, 2026 | Miami Beach rules Verified September 27, 2026 |
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Compares local rules for short-term rentals in each city's jurisdiction; it isn't investment advice and doesn't weigh prices, occupancy or returns. General information only, not legal or tax advice. HOA rules and deed restrictions can be stricter. See also cities that banned or restricted Airbnb.