How to Tell If A Miami Condo Allows Short-Term Rentals

Founder, Condoblackbook.com & Owner/Broker, HB Roswell Realty
How to Tell If A Miami Condo Allows Short-Term Rentals
Founder, Condoblackbook.com & Owner/Broker, HB Roswell Realty

Jun 25, 2018 June 25, 2018

Miami is one of America’s top tourist destinations, which makes it a tempting locale for investors interested in buying a condo specifically for it’s value as a short-term vacation rental investment. With the right property, you can adhere to the specific rental tax rules for Miami rental properties, avoid any hidden costs, and make a return on your investment by renting your condo on Airbnb and similar sites.

When looking at the Miami condo market, there are two sides to the situation. On the one hand, because of the well-developed tourism industry, Miami-Dade County has developed specific laws about the types of properties eligible as vacation rentals, which is a boon for looking for a clear outline of the path ahead.

On the other hand, new condo-buyers and investors need to make sure they get the Miami vacation rental market rules right the first time. The surging trend of tourists using vacation rentals rather than traditional hotels is relatively new, and thus there are some fast-changing areas of the laws. That’s why the right knowledge, and a skilled agent, will allow you to easily navigate the red tape and find a condo that perfectly meets your short-term rental investment goals.

Whether you’re buying a second home in Miami and hope to rent it while you’re away, or looking for a great investment property, here’s what you should know about picking the right condo:

Understand Local Rental Restrictions

The passing of tougher local laws regarding short-term rentals started in Miami Beach. In the early days of Airbnb, tourists loved renting a home-like lodging near the ocean. Unfortunately, this practice disrupted the flow of once purely residential areas. Taking a page from nearby Fort Lauderdale, Miami Beach essentially outlawed short-term vacation rentals in residential areas seemingly overnight (There are specific parts of the beach that are zoned for hotels and short-term vacation properties). Renting a residential property that is not in the right zone for less than six months and a day is now subject to a $20,000 fine (as of March 2017). Within mere months the city had already collected $4 million from property owners and companies allowing illicit rentals.

Miami has the highest short-term rental fines in the entire U.S., so you should take seriously your hunt for the perfect condo. Rather than being scared away from owning a condo designed for short-term rentals, instead realize that the laws around the vacation rental industry are clear enough to make them easy to follow. There is a massive potential market in Miami when you get it right—Miami is one of the top five markets in the U.S. for vacation rentals. So you should absolutely look for the right condo building, just pay close attention to the fine print of not only local condo association bylaws, but the rules governing each area of Miami-Dade County.

Deciphering Condo Association Rules for Investment Rentals

While searching for a Miami condo allowing short-term rentals, here are a few of the scenarios you might encounter:

  • Most condo buildings forbid rental terms under six months so stay away from those
  • Less often you will run into a condo that doesn’t allow an owner to rent their property at all until they have owned the condo for a year or two.
  • Depending on the building and the condo association, the ones that do allow owners to rent out short-term rentals, may have rules restricting leases to 90 day minimums, 30 day minimums, and some even allow daily rentals.
  • In places where short-term rentals are allowed, many condo associations limit total number of allowable times you can rent per year, to a number of times. For example, 12 times a year, six times a year or even just two or three times a year.

When picking the right building, carefully assess the amount of time you will personally use the property, as well as the amount of time you hope to rent to find short-term renters—it’s this unique and personal combination of numbers that will dictate which condo buildings best fit your needs.

Know the Rules

Maybe all these rules have you feeling chafed. Maybe you are saying to yourself, “it’s my place; I’ll do what I want!” But not so fast: The punishments for breaking your condo management’s rules on short-term leases can be dire. Infractions average about $100 apiece—that would be per night, in other words—and can pile up quickly. Repeating offenders might find themselves at the receiving end of a lawsuit.

That’s the downside, but you’re looking for a way to actually own a Miami condo that can operate as a short-term rental, and that’s possible! Once you’ve found a condo in the right area of town, the is a clear list of clear list of legalities that condo owners in Miami-Dade County must follow to legally issue a short-term leases. These include:

  • Hosts must obtain a certificate of use for a property as a rental.
  • Hosts are responsible for guests knowing all applicable rules about occupancy, including noise restrictions and rules regarding pets.
  • If the condo in question is within 2,500 feet of a school, the onus falls on the owner/host to perform a thorough search of sex offender registries to make sure that no guests who have records stay on the premises.
  • Hosts must be available 24/7 to handle issues arising with the police or any other agents of the law.
  • As per the Miami Herald: “The maximum overnight occupancy at any short-term rental should not exceed two people per room, plus two per property for a maximum of 12. During the day, capacity is limited to 16 people.”
  • Hosts must maintain a registry with the names of all renters, including guests of those renters.

Learn Which Condo Buildings in Miami Allow Short-Term Rentals

(Updated March 18, 2019)

While not an exhaustive list, the following condo buildings allow some sort of short-term rental situation and are a good place to begin your research:

CONDO NAMEADDRESSNEIGHBORHOODPROPERTY TYPERENTAL POLICY
1 Hotel & Homes102 24th StSouth BeachCondo-HotelDaily, only hotel program
1010 Brickell1010 Brickell AveBrickellCondo3 months, 2 times a year
1060 Brickell1050 Brickell Ave & 1060 Brickell AveBrickellCondo30 days, 3 times a year
400 Sunny Isles400 Sunny Isles BlvdSunny Isles BeachCondo90 days min, twice a year
5600 Collins5600 Collins AveMid BeachCondo30 day minimum
8000 Condo8000 Harding AveNorth BeachCondo30 days
ABAE (1215 on West)1215 West AveSouth BeachCondo-HotelDaily, only hotel program
Acqualina Ocean Residences17875 Collins Ave and 17885 Collins AveSunny Isles BeachCondo90 days minimum
Akoya6365 Collins AveNorth BeachCondo30 day minimum, weekly allowed apparently
Artecity Governor432 21st StSouth BeachCondo30 days, 12 times a year
Aventura Beach Club / Marco Polo Residences19201 Collins AveSunny Isles BeachCondoDaily
Axis1111 SW 1st Ave and 79 SW 12th StBrickellCondo30 day minimum rental
Barbizon Beach Club530 Ocean DrSouth BeachCondoDaily
Bayshore Yacht & Tennis Club7904 West DrNorth Bay VillageCondoDaily
Bel-Air on the Ocean6515 Collins AveNorth BeachCondo30 days, 12 times a year
Bentley Beach Hilton101 Ocean DrSouth BeachCondo-HotelDaily
Biscayne Beach2900 NE 7th veEdgewaterCondoNo minimum, but can't rent more than twice a year
Brickell Flatiron1001 S Miami AveBrickellCondo30 days minimum
Brickell Heights East45 SW 9th StBrickellCondo30 days, 3 times a year
Brickell Heights West55 SW 9th StBrickellCondo30 days, 12 times a year
Brickell Ten1010 SW 2nd AveBrickellCondo90 day minimum
BrickellHouse1300 Brickell Bay DrBrickellCondo30 day minimum, 12 times a year
Bristol Condo1350 Pennsylvania AveSouth BeachCondo30 day minimum, 12 times a year
Canvas1600 NE 1st AveArts & Entertainment DistrictCondo30 days
Carillon Resort and Condo (Center Tower)6801 Collins AveNorth BeachCondo-HotelDaily
Carlyle Deco Hotel1250 Ocean DrSouth BeachCondo-HotelDaily
Carriage Club North5005 Collins AveMid-BeachCondo30 days, 12 times a year
Casablanca6345 Collins AveNorth BeachCondo-HotelDaily
Castle Beach Club5445 Collins AveMid-BeachCondoNo restrictions
Centro151 SE 1st StDowntown MiamiCondo30 day minimum
Cite on the Bay2000 N Bayshore Dr/2001 BiscayneEdgewaterCondo30 day minimum
Congress Hotel - Strand Condo1024-1060 Ocean DrSouth BeachCondo-HotelNo restrictions
Conrad Mayfield1395 Brickell AveBrickellCondo-HotelDaily
Decoplage100 Lincoln RdSouth BeachCondo30 day minimum
Eloquence on the Bay7928 East DrNorth Bay VillageCondo30 days, 12 times a year
Emilia Edgewater481 NE 29th StEdgewaterCondoDaily, no restrictions
Empire Condo750 Collins AveSouth BeachCondo-HotelDaily
Epic200 Biscayne Blvd.Downtown MiamiCondo30x12 for furnished / 180x2 for unfurnished
Estates at Acqualina17901 Collins AveSunny Isles BeachCondo90 days minimum, 4 times a year
Faena Hotel Residences3201 Collins AveMid-BeachCondo-HotelDaily
Fairview House17500-17600 Collins AveSunny Isles BeachCondo30 or 90
Flamingo1500 Bay RdSouth BeachCondo30 day minimum
Fortune House 185 Southeast 14th TerraceBrickellCondo-HotelDaily
Fountainebleau 4441 Collins AveMid BeachCondo-HotelDaily
Four Seasons Residences Brickell1435 Brickell AveBrickellCondo-HotelDaily
Georgian1621 Collins AveSouth BeachCondoMin 30 days, only 1 rental per year
Golden Bay Club17050 N Bay RdSunny Isles BeachCondo90 days minimum, 4 times a year
Gran Paraiso480 Ne 31 StEdgewaterCondo30 days min, 3 times a year
Grand1717 N Bayshore DrEdgewaterCondoDaily
Hampton on Washington Ave710 Washington AveSouth BeachCondo30 days
Hyde3401 NE 1st AveMidtownCondo30 day minimum
Icon Brickell III (W Miami)485 Brickell AveBrickellCondo-HotelNo restrictions
Jade Brickell1331 Brickell Bay DrBrickellCondo3 months, 4 times a year
King David17555 Atlantic BlvdSunny Isles BeachCondo90 day minimum
La Perla16699 Collins AveSunny Isles BeachCondo12 times a year, not sure if 30 day min or less
Latitude on the River185 SW 7th StBrickellCondo90 days, 4 times a year
Le Cartier201 178th DrSunny Isles BeachCondo1 day or 7 days, not sure
Le Laurier17800 N Bay RdSunny Isles BeachCondo30 day minimum, 12 times a year
Loft Downtown I234 NE 3rd StreetDowntown MiamiCondo30 days, 12 times a year
Loft Downtown II133 NE 2nd AveDowntown MiamiCondo30 days, 12 times a year
M Resort Residences18683 Collins AveSunny Isles BeachCondo-HotelDaily
Marbella Tower200 178th StSunny Isles BeachCondo30 days
Marenas Beach Resort18683 Collins AveSunny Isles BeachCondo-HotelDaily
Midblock3250 NE 1st AveMidtownCondoDaily
Mirasol Ocean Towers2655 Collins AveMid-BeachCondo90 days
Mondrian1100 West AveSouth BeachCondo-HotelDaily
Monterrey1611 Meridian AveSouth BeachCondo30 days
Mosaic3801 Collins AveMid BeachCondo90 day minimum
Mutiny Park2889 McFarlane RdCoconut GroveCondo-HotelDaily
MyBrickell31 SE 6th StBrickellCondo30 days, 12 times a year
Nautica5870 Indian Creek DrMid-BeachCondo30 days, 12 times a year
Nautica5970 Collins AveMid-BeachCondo30 day minimum rental
Nine at Mary Brickell999 SW 1st AveBrickellCondo30 day minimum, 12 times a year
Ocean Manor4040 Galt Ocean DrFort LauderdaleCondo-HotelDaily (condo-hotel)
Ocean Place225 Collins AveSouth BeachCondoWeekly
Ocean Point Beach Club17375 Collins AveSunny Isles BeachCondo-HotelDaily if in hotel program, or if not in hotel program, then 3 months (6 months max), 3 times a year
Ocean Reserve19370 Collins AveSunny Isles BeachCondoDaily, if unit registered for short term rentals
Ocean Villas3710 Collins AveMid-BeachCondoDaily
Oceanfront Plaza2625 Collins AveSouth BeachCondo90 day minimum
Okan Tower555 N. Miami AveDowntownCondo-HotelDaily
One Hotel & Homes102 24th StSouth BeachCondo-HotelDaily
One Miami335 and 325 S Biscayne BlvdDowntown MiamiCondo30 days
One Paraiso3131 Ne 7th AveEdgewaterCondo30 days min, 3 times a year
Opera Tower1750 N Bayshore DrEdgewaterCondoDaily - call 305-503-0510
Paraiso Bay650 Ne 32nd StEdgewaterCondo30 days min, 3 times a year
Paraiso Bayviews501 NE 31 StEdgewaterCondo30 days min, 12 times a year
Paramount Bay2020 N Bayshore DrEdgewaterCondo90 day minimum
Peloro6620 Indian Creek DrNorth BeachCondo30 days, 12 times a year
Pinnacle17555 Collins AveSunny Isles BeachCondo90 days, 4 times a year
Plaza Brickell950 Brickell Bay DrBrickellCondo30 day minimum, 12 times a year
Porto Bellagio17100-17150 N Bay RdSunny Isles BeachCondo120 days, 3 times a year
Q Club (Hilton)505 N Fort Lauderdale Beach BlvdFort LauderdaleCondo-HotelDaily (condo-hotel)
Roney Palace2301 Collins AveSouth BeachCondo30 day minimum
Royal South Beach763 Pennsylvania AveSouth BeachCondoDaily
Sands Pointe16711 Collins AveSunny Isles BeachCondo90 days
Seacoast 51515151/5161 Collins AveMid BeachCondo30 day minimum, 12x (but owners have been renting weekly/possibly daily)
Setai2001 Collins AveSouth BeachCondo-HotelDaily
Shelbourne1801 Collins AveSouth BeachCondo-HotelDaily
SLS Brickell1300 S Miami AveBrickellCondoDaily for the condo-hotel units
SLS Lux801 S Miami AveBrickellCondo3 months, 3 times a year
Smart Brickell (pre-construction)243-245 SW 9th StBrickellCondoDaily, but only 24 times a year
Sole17315 ColinsSunny Isles BeachCondo-HotelDaily (condo-hotel)
St Regis Center Tower9703 Collins AveBal HarbourCondo-Hotel30 day minimum (the north and south towers are 6 month minimum)
St Tropez150-250 Sunny Isles BlvdSunny Isles BeachCondo90 days
Sunshine Bay1441 Lincoln RdSouth BeachCondo30 days
Terra Beachside6000 Collins AveMid BeachCondoFlexible, short term ok
The Alexander5225 Collins AveMid BeachCondo-Hotel30 day minimum, 12 times a year
The Bogart700 16th StSouth BeachCondoDaily
The Bond on Brickell1080 Brickell AveBrickellCondo30 day minimum, 12 times a year
The Club at Brickell1200 Brickell Bay DrBrickellCondoDaily
The Collins6917 Collins AveNorth BeachCondo30 day minimum
The Crimson601 NE 27th StEdgewaterCondo90 day minimum
The Mark1155 Brickell Bay DrBrickellCondo30 day minimum, 12 times a year
The Mercury100 Collins AveSouth BeachCondoDaily
The Mutiny2951 S. Bayshore DrCoconut GroveCondo-hotelDaily
The Neville360 Collins AveSouth BeachCondoDaily
The Pavilion5601 Collins AveMid BeachCondo30 day minimum, 12x (but owners have been renting weekly/possibly daily)
The Sails Condo1401 Bay DrSouth BeachCondo30 days, 12 times a year
Tower 414101 Pine Tree DrMid BeachCondoDaily
Triton Tower2899 Collins AveSouth BeachCondo90 days
Trump International18001 Collins AveSunny Isles BeachCondo-HotelDaily
Trump Tower I16001 Collins AveSunny Isles BeachCondo90 day minimum
Trump Tower II15901 Collins AveSunny Isles BeachCondo90 day minimum
Trump Tower III15811 Collins AveSunny Isles BeachCondo90 day minimum
Trump Towers16001 CollinsSunny Isles BeachCondo90 day minimum
Vizcayne244 Biscayne Blvd & 253 NE 3rd StDowntown MiamiCondo3 month minimum
W Hotel South Beach2201 Collins AveSouth BeachCondo-HotelDaily
Waldorf Astoria300 Biscayne BlvdDowntownCondo-hotelDaily
Waverly at Surfside Beach9201 Collins AveSurfsideCondo90 days
YotelPad227 NE 2nd StDowntownCondo-HotelDaily
Z Ocean Hotel 1437 CollinsSouth BeachCondo-HotelNo restrictions

Bottom line: If you’re considering buying a Miami condo for short-term rental investment, it’s critical to connect to an experienced real estate agent. There’s nothing but benefit in this for you, as the stakes are high and you need someone who thoroughly understands the Miami condo market. Since the market changes quickly, and it’s not so easy to determine which condo associations allow short-term rentals and what their specific rules are, get in touch to discuss how we can find the right investment condo for your goals.

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