Short-Term Rental Laws in Miami, FL (2026)

Miami STR rules at a glance

What will guests pay in taxes on a Miami stay?

Itemized occupancy taxes for Miami, FL — enter your nightly rate to see the real cost breakdown.

Permits & licensing

Zoning & location rules

Zoning is the central restriction. Under Miami 21, single-family homes and duplexes in T3 and T4-R transect zones are not eligible for short-term rental/lodging use (ban upheld in City of Miami v. Airbnb, Fla. 3d DCA 2018). STRs are permitted only where lodging is an allowed use — generally higher-intensity transect zones (e.g., non-R T4, T5, T6, CI-HD) — and the building must be converted to Apartment-Hotel or Condo-Hotel use with an HOA/COA-certified Operational Management Plan. If more than 25% of a building's units are transient lodging, the entire building must be reclassified to Florida Building Code R-1 (hotel) occupancy standards. Overlay zones and Special Area Projects may impose additional restrictions. 'Transient' means any unit rented more than three times a year for periods of less than 30 days.

Taxes

Enforcement & penalties

Enforcement is active and complaint-driven, led by City of Miami Code Compliance (56 inspectors) with audits and unannounced site visits also possible from Code Enforcement and Fire Prevention. In the 12-month period ending September 30, 2024, the city cited 319 single-family-home owners for violating the STR ordinance, though only 28 cases had been adjudicated. Since a 2021 law change, anonymous complaints cannot open cases; residents report suspected illegal rentals via 311 or the city's 'Report an Illegal Residential Use' page. Cases go before the Code Enforcement Board, and owners sometimes contest with false leases or coached guest statements.

The Code Enforcement Board can order operators to cease and levy fines of $5,000 for every day of noncompliance (one cited property accumulated over $2 million in fines), and a one-time fine of up to $15,000 — the maximum against a business — for violations deemed 'irreparable or irreversible in nature.' Separately, failure to renew the Certificate of Use results in revocation of authorization to operate short-term rental/lodging units.

Getting legal in Miami: the playbook

Generated from this market's verified rules — each step traces to the sources at the bottom of this page.

1. 1

   Verify your zoning

   Location rules apply: Zoning is the central restriction. Under Miami 21, single-family homes and duplexes in T3 and T4-R transect zones are not eligible for short-term rental/lodging use (ban upheld in City of Miami v. Confirm your parcel's zoning with the city before applying — the full zoning rules are detailed above.

2. 2

   Check the covenant layer

   HOA/condo rules may prohibit STRs regardless of city law.

3. 3

   Apply for the Certificate of Use (CU) for Lodging + Business Tax Receipt (BTR) (City of Miami), plus Florida DBPR lodging license and Certificate of Occupancy

   The City of Miami does not publish a flat STR fee; CU costs (including fire and code inspection fees) are invoiced per the city fee schedule after application through MiamiBiz, and conversion also requires a building permit with fees that vary by project. Apply through the city — the official application page is linked in the sources below.

4. 4

   Set up tax collection & remittance

   The taxes on this market (Florida Transient Rental Tax (state sales tax) 6%, Miami-Dade Discretionary Sales Surtax 1%, Miami-Dade Tourist Development Tax 2%, Miami-Dade Convention Development Tax 3%, Miami-Dade Professional Sports Franchise Facility Tax 1%) are typically platform-collected on major platforms — but direct bookings are always your responsibility to remit.

5. 5

   Calendar the renewal before you forget it

   This permit renews annually. Most cities take weeks to process renewals and don't send reminders — our Host plan emails you at 60/30/7 days out.

6. 6

   Know the cost of getting it wrong

   ' Separately, failure to renew the Certificate of Use results in revocation of authorization to operate short-term rental/lodging units. Enforcement is active and complaint-driven, led by City of Miami Code Compliance (56 inspectors) with audits and unannounced site visits also possible from Code Enforcement and Fire Prevention. Full enforcement details and penalties are covered above.

Recent rule changes in Miami

Related

Sources

• City of Miami — How to Convert to a Short-Term Rental/Lodging (official procedures page)retrieved July 9, 2026
• City of Miami — Get a Certificate of Use (CU)retrieved July 9, 2026
• Miami-Dade County — Tourist and Restaurant Taxesretrieved July 9, 2026
• Miami-Dade County — Short-Term Vacation Rentals (standards; unincorporated areas)retrieved July 9, 2026
• Florida DBPR — Lodging License Feesretrieved July 9, 2026
• Airbnb Help Center — Occupancy tax collection and remittance by Airbnb in Floridaretrieved July 9, 2026
• City of Miami v. Airbnb, Inc., No. 3D17-1213 (Fla. 3d DCA Dec. 5, 2018)retrieved July 9, 2026
• Coconut Grove Spotlight — Home to Headache: Miami's Battle with Illegal Short-Term Rentals (Nov 28, 2024)retrieved July 9, 2026

This page is informational only and is not legal, tax, or financial advice. Rules change and enforcement varies — verify current requirements with Miami and a qualified professional before operating.