Do I need a license to rent my property short-term in Miami?

Last updated: October 2026

South Florida is one of the strongest short-term rental markets in the country. It is also one of the most regulated. Rules change by city, and sometimes by block. This guide walks you through every layer, from the state to your city hall, so you know exactly what you need before you list.

State and county requirements

Layer 1: Florida DBPR vacation rental license

The Florida Department of Business and Professional Regulation (DBPR), Division of Hotels and Restaurants, licenses any home or condo rented more than three times a year for periods of less than 30 consecutive days, or advertised as regularly rented that way.

• License types: Condo/co-op (units in a condominium or cooperative) or Dwelling (single-family homes, townhomes, duplexes and small multifamily buildings).
• Single, group or collective: One unit per license, or several units under one license when they meet DBPR's grouping rules.
• How to apply: Online at MyFloridaLicense.com. You'll pay an application fee plus an annual license fee based on the number of units.
• Renewal: Annual. Late renewals carry penalties.

Layer 2: Florida sales tax

Short-term rentals are taxed like hotel rooms. Register with the Florida Department of Revenue for sales and use tax. In both Miami-Dade and Broward, the rate is the 6% state rate plus a 1% county surtax.

Layer 3: County tourist taxes

On top of sales tax, the county charges a tourist tax on rentals of six months or less. In Miami-Dade it is collected by the Miami-Dade Tax Collector; in Broward, by the Broward County Tax Collector. Miami Beach, Surfside and Bal Harbour have different rates and collect their own resort taxes.

Layer 4: Your condo or HOA

Many Miami condos and HOAs ban or limit rentals under 30 days, 90 days or even 12 months, regardless of what the city allows. Read your declaration and rules before you invest in licensing.

30 days vs. 6 months: two different thresholds

Florida uses two separate cutoffs, and owners often mix them up:

• The license follows the 30-day line (F.S. 509.013).
• The taxes follow the 6-month line (F.S. 212.03 and F.S. 125.0104). A 2- or 3-month snowbird rental needs no vacation rental license, but it is still taxable.
• The law says "six months," not "183 days." Count by calendar months and use a written lease for longer stays.
• Cities set their own lines. Sunny Isles Beach and Miami Beach, for example, regulate rentals of up to six months, even though the state license stops at 30 days.

Total tax on a short-term stay, by area

These tourist taxes are county taxes, not city taxes. None of these areas charges its own municipal resort tax. Sales tax is filed separately with the Florida Department of Revenue. Source: Florida DOR forms DR-15TDT and DR-15DSS.

Good to know: Airbnb and Vrbo collect and remit some of these taxes automatically for bookings made on their platforms. But you are still responsible for registering, for filing returns where required, and for taxes on any direct bookings. Check exactly which taxes your platform remits for your address.

Building-wide or unit by unit?

It depends on the license and the building:

• DBPR license: Units can be covered one by one or grouped. In buildings run as condo-hotels, the building's rental program or management company often holds a license that covers the units in the program. Units at different addresses can also be combined under one licensed manager.
• City permits: Some cities license every unit separately, no matter what the building has. Sunny Isles Beach, for example, requires a separate license for each unit.
• Certificate of Use (City of Miami): A building approved for hotel or lodging use may already have a Certificate of Use covering short-term rentals. In most residential condos, the owner has to get one for their own unit.

Always ask your building management what is already in place before you apply.

City of Miami (Brickell, Downtown, Edgewater and more)

The City of Miami allows short-term rentals only where zoning permits them, and only with local approvals on top of your state license.

1. Confirm zoning. Under the city's Miami 21 code, short-term rentals are generally allowed in higher-density and mixed-use areas (like much of Brickell, Downtown and Edgewater) and restricted in single-family neighborhoods. Check your property's transect zone on the city's zoning map first.
2. Certificate of Use (CU). Issued by the city's zoning department for the rental use. In a building approved for hotel or lodging use, the building's CU may already cover your unit; in most residential condos, you'll need one for your own unit.
3. Business Tax Receipt (BTR). Required by both the City of Miami and Miami-Dade County.
4. Your DBPR license and tax accounts from the sections above.
5. Building rules. Many Brickell and Downtown towers are rental-friendly; many others prohibit short stays. Your building's rules apply even if the city allows the use.

Tip: If you're buying to rent, confirm zoning and building rules before closing. It's the most common, and most expensive, mistake we see.

Miami Beach

Miami Beach has some of the strictest short-term rental rules in the U.S. Rentals of six months and a day or less are prohibited in most single-family and many residential districts, and the city enforces aggressively.

Where it's allowed: Only in specific zoning districts designated for transient use, mostly hotel and certain multifamily zones. Check your exact address with the city's Planning Department before you list.

What you need where it's allowed: DBPR license, Miami Beach Business Tax Receipt and Certificate of Use, a Miami Beach resort tax account (filed monthly with the city), a Florida sales tax account, and building or HOA approval.

Fines: Fines for illegal short-term rentals start in the five figures for a first offense and escalate sharply for repeat violations. Advertising an illegal rental online counts as a violation on its own.

Sunny Isles Beach

Sunny Isles Beach doesn't use a Certificate of Use for rentals. Instead, it requires a city Short-Term Vacation Rental License before you advertise or rent a unit for periods under six months. Note that the city's line is six months, not 30 days.

• One license per unit. A separate license is required for each unit, even if other units in your building are licensed.
• Documents: an active DBPR vacation rental license, an active Florida Department of Revenue certificate, and liability insurance for the property.
• Fees: $100 Local Business Tax Receipt plus $300 vacation rental license.
• Annual renewal: Renewals open August 1 and are due by September 30. Enforcement starts October 1.
• Occupancy: Up to two people per bedroom plus two more per property, with a cap of 12 (children under three don't count).
• Responsible party: Someone who lives in South Florida, answers the phone 24/7, and can respond in person within one hour.
• Safety: Smoke detectors, carbon monoxide detectors and fire extinguishers in each unit. No license is issued with open code violations.
• Advertising: Your city license number must appear in every listing.
• Fines: $1,000 for a first violation, $2,500 for a second, and $2,500 plus a one-year license suspension for a third within 12 months.

Apply online through the city's portal. Source: City of Sunny Isles Beach, Short-Term Rentals.

Hollywood

Hollywood also doesn't use a Certificate of Use for rentals. The city requires its own Vacation Rental License for properties rented short-term, on top of your DBPR license.

• City vacation rental license for your property, renewed every year.
• Documents: DBPR vacation rental license, Florida sales tax registration, Broward County tourist tax registration, and a Hollywood Business Tax Receipt.
• Inspection before the license is issued.
• Occupancy limits, plus parking and noise rules.
• A responsible party who can respond to issues around the clock.
• Posting and advertising: Required information posted inside the unit, and your license number on your listings.

Contact the City of Hollywood for current fees and forms before you apply.

Other South Florida cities

Step-by-step checklist

• Check city zoning for your exact address
• Check condo/HOA rules for minimum stays
• Get a DBPR vacation rental license (or join a licensed manager's license)
• Register for Florida sales tax
• Register for county tourist tax (or Miami Beach resort tax)
• Get your city and county Business Tax Receipts
• Get your city Certificate of Use or vacation rental license
• Pass any required inspection
• Add your license numbers to every listing
• Set reminders for renewals and monthly tax filings

Frequently asked questions

Do I need a license to rent my Miami condo on Airbnb?

Yes, if you rent it more than three times a year for stays under 30 days. You need a DBPR vacation rental license, tax registrations, and any city permits, and your building must allow it. If a licensed property manager like Ammos manages your unit, it can be covered under the manager's DBPR license.

Can I do Airbnb in Miami Beach?

Only in specific zones. Most single-family and many residential areas prohibit rentals of six months and a day or less, with heavy fines.

How much tax do I charge on a short-term rental in Miami?

In Brickell, Downtown and Sunny Isles Beach, the total is 13%: 6% Florida sales tax, 1% county surtax and 6% Miami-Dade tourist tax. Hollywood and Hallandale Beach also total 13%, with the 6% tourist tax going to Broward County.

Does Airbnb pay my taxes for me?

Partly. Platforms collect and remit some state and county taxes on their bookings, but you still must register, file where required, and cover direct bookings.

Can I rent for 30 days or more without a vacation rental license?

For the state license, yes: stays of 30 consecutive days or more don't need a DBPR vacation rental license. But they are still taxed. Florida sales tax and the county tourist tax apply to any rental of six months or less, and city and condo rules may still apply.

How long does licensing take?

The DBPR license is often approved within a few weeks. City approvals and inspections can take longer, so plan for one to two months total.

What happens if I rent without a license?

You risk state penalties, city code fines, back taxes with interest, and removal of your listing.

This guide is for general information only and is not legal or tax advice. Rules change often; confirm requirements with the relevant agency before renting.