Short-term rental rules · Miami, Florida
Short-term rentals in Miami, explained properly.
Inside City of Miami limits, single-family homes and duplexes in the T3 and T4-R zones can't be used as short-term rentals, following the court ruling in City of Miami v. Airbnb. Elsewhere, a unit can become a short-term rental or lodging use only through the Building Department's conversion process, with an annual Certificate of Use, an annual Business Tax Receipt, a Florida DBPR license and an Operational Management Plan. Guests pay about 13% in taxes. Miami Beach and unincorporated Miami-Dade County have separate rules.
At a glance
What you need to know before you buy or list
| Question | Answer |
|---|---|
| Single-family homes and duplexes | Not eligible for short-term rental or lodging use in the T3 and T4-R transect zones, based on the ruling in City of Miami v. Airbnb[1] |
| How other units qualify | Apartments and condos must go through the Building Department's short-term rental/lodging conversion or construction process, with requirements that differ for converting an existing dwelling versus new construction[1] |
| Licenses to keep current | A Certificate of Use renewed every year (failure to renew revokes the authorization), a Business Tax Receipt renewed every year, and a Florida DBPR license[1] |
| Operational Management Plan | Required: covers lobby or front-desk operations, a 24-hour contact, guest access control and housekeeping. Operators must also comply with City Code Sec. 31-94, the hotel and motel standards aimed at preventing human trafficking[1] |
| Enforcement | Code Enforcement and Fire Prevention may make unannounced site visits; suspected illegal rentals can be reported to Code Compliance or 311[1] |
| Taxes | About 13%: 6% Florida sales tax, Miami-Dade's 1% discretionary surtax, and 6% in county tourist taxes (3% convention development, 2% tourist development room tax, 1% professional sports franchise tax)[2][3] |
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We read the City of Miami Building Department's short-term rental/lodging page in a browser and Miami-Dade County's tourist tax page. The city page cites City of Miami v. Airbnb but doesn't give fees or the eligible zones in detail; check the zoning (Miami 21) for a specific address. Watch City Commission agendas for lodging and STR amendments.
Sources
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This page is general information compiled from public sources, not legal or tax advice. HOA rules, deed restrictions and zoning for a specific property can be stricter. Confirm with the local permitting office and a qualified professional before buying or listing a property.