Short-Term Rentals in Miami Beach — Where They Are Authorized (Public Records) | ReAgent Realty Brokerage
Public records · City of Miami Beach
Short-term rentals in Miami Beach: where they are authorized, according to public records
A short-term rental — renting for less than six months and one day — is not a permitted use for apartments and townhomes in the districts the Miami Beach Resiliency Code lists, nor for single-family homes, unless a specific exemption applies. In those districts it is authorized only at specific addresses. Verify the exact address with the City before counting on it.
434 addresses in our copy of the City's list
Search the City's list by street or number
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Apartment buildings the City lists as authorized
City of Miami Beach — Apartment Buildings Authorized for Short Term Rental (PDF) · Open the source · · · 434 rows ingested
The district shown is the business-license district the City prints, not a zoning determination. Some listed addresses sit in districts where short-term rental is not a permitted use in general, including RM-1; the City lists them anyway, and we do not know or state why. Being on the list is not, by itself, a zoning authorization for your unit: verify the address with the City.
434 addresses in the City's list. Type a street or a number to search, or open the whole list.
Your address is not in the table? The list is a published snapshot, not a live registry. Verify the address with the City's checker.
Neighborhood is ReAgent's own grouping by street (North Beach from 63rd Street north, Mid Beach from 24th to 62nd, South Beach up to 23rd); it is not a field of the public record.
About this list
These are the addresses the City of Miami Beach publishes in its list "Apartment Buildings Authorized for Short Term Rental", written as they appear there, with the business-license district the City prints. The list is titled "Apartment Buildings" and does not necessarily include every property that holds an authorization; it is a published snapshot, not a live registry, and it does not replace verifying the address you care about.
Verify an address with the City
The City of Miami Beach's Practice Safe Renting tool is the authoritative check. It cannot be linked to a specific address, so copy the address and type the street number and the street name in separate fields; a partial street name works.
Type the street number in "Street Number".
Type the street name, or part of it, in "Street Name".
Leave the unit empty unless you are checking one specific unit.
Three separate gates, all of them mandatory, and not the only requirements
A short-term rental in Miami Beach must clear at least three independent gates. Passing one says nothing about the other two, and the City adds further permits of its own, such as a Certificate of Use, while an association may require its written authorization.
1. The City's zoning authorization
Under the Miami Beach Resiliency Code, unless a specific exemption applies, renting an apartment or townhome for less than six months and one day is not a permitted use in the districts the code lists (RM-1, RM-PRD, RM-PRD-2, RPS-1, RPS-2, CD-1, RO, TH; section 7.5.4.11.a.1), and a single-family home may only be leased for six months and one day or longer (section 7.5.4.13.d.2.E). Advertising a shorter rental is itself a violation, for apartments and townhomes (section 7.5.4.11.a.2) and for single-family homes (section 7.5.4.13.d.2.E). Authorization is decided address by address, which is why the City publishes a list of authorized apartment buildings and an address checker.
2. The condominium or homeowners' association
The association's recorded declaration, bylaws and rules can restrict rentals independently of the City, and the two Florida statutes differ. In a condominium, under Florida Statutes section 718.110(13), an amendment that prohibits renting, changes the duration of the rental term, or limits how many times a unit may be rented applies only to the owners who consented to it and to owners who acquire title after its effective date, so a building where some owners rent short-term today can still prohibit it for a new buyer; other rental rules adopted by amendment can bind you immediately. In a homeowners' association, under section 720.306(1)(h)2, an amendment that prohibits or regulates rentals of less than six months applies to all parcel owners. Read the recorded documents and ask for a current estoppel certificate.
3. State license, City business tax receipt and resort tax
An operator needs a Florida DBPR lodging license, a City of Miami Beach business tax receipt with its Certificate of Use, and a resort tax registration; the City may also require the association's written authorization. City code section 102-386 requires the business tax receipt number and the resort tax certificate number on every advertisement. Those numbers are not public records we can show you; they belong to each operator.
The City's own code-compliance notices charge this section with one more district, RO-3, than the codified text we cite lists. We publish the codified list, not the notice wording; if RO-3 is your district, ask the City directly.
How many state lodging licenses there are in Miami Beach (a count by class and neighborhood)
Florida DBPR — Division of Hotels and Restaurants lodging-license extract, District 1 (CSV) · Open the source · ·
The state file behind this count is dated more than 45 days ago, so we are not displaying counts. That is the date the DBPR published the file, not the date we downloaded it.
A DBPR license is a state license. It does not establish that short-term rental is permitted at that address under Miami Beach zoning, and it is not a City business tax receipt or a resort tax registration. The count depends on how the state record spells the location and is not exhaustive.
Count of current Florida DBPR lodging licenses located in the City of Miami Beach, by license class, computed from the state's public extract. A license is counted as located in the City when the state record's city name, ZIP and street all place it there; records filed under another city name are not counted, so the count is a floor, not a census. Nontransient apartment licenses (stays of thirty days or more) are excluded because they are the opposite of a short-term rental, each license is counted once regardless of how many units it covers, and the neighborhood columns are our own street-based grouping.
What we do not tell you, and why
We do not publish income projections, occupancy, nightly rates, revenue, capitalization rates or returns for short-term rentals in Miami Beach. No free public source measures them at that level, the providers that do prohibit publishing their figures, and any such number would be an earnings claim we cannot substantiate. What we publish are the public records above, with their dates.
Questions and answers
Can I rent my Miami Beach condo short-term?
Only if, at minimum, all three gates are met: the City authorizes short-term rental at that address, the association's recorded documents allow it for your unit, and you hold the state lodging license, the City business tax receipt with its Certificate of Use and the resort tax registration. The Resiliency Code does not permit rentals shorter than six months and one day for apartments and townhomes in the districts it lists (section 7.5.4.11.a.1), nor for single-family homes (section 7.5.4.13.d.2.E), unless a specific exemption applies. Check the address with the City's tool.
Is short-term rental legal in North Beach?
It depends on the district and the address. North Beach includes districts the code lists, RM-1 among them, where renting an apartment or townhome for less than six months and one day is not a permitted use under section 7.5.4.11.a.1 of the Resiliency Code unless a specific exemption applies; it also includes districts that section does not list. The City lists authorized apartment buildings address by address, some of them inside the listed districts. A single-family home may only be leased for six months and one day or longer (section 7.5.4.13.d.2.E).
Which buildings does the City list as authorized?
The City publishes a list of apartment buildings authorized for short-term rental. When our copy of that file is current we reproduce it on this page together with the file's date; when it is not, we show only the link to the City's checker. Either way it is not exhaustive and not a live registry: verify the specific address with the City's checker.
Does a DBPR license allow me to rent short-term?
Not by itself. A DBPR lodging license is a state requirement. It does not establish that Miami Beach zoning permits short-term rental at the address, and the City separately requires a business tax receipt and a resort tax registration.
What if I only advertise the unit without renting it?
Advertising a rental shorter than six months and one day where it is not permitted is itself a violation, for apartments and townhomes (section 7.5.4.11.a.2) and for single-family homes (section 7.5.4.13.d.2.E), and the code provides that violations are issued to the owner, the manager, the real estate broker or agent, the authorized agent, and anyone who participates in or facilitates the violation (for apartments and townhomes, section 7.5.4.11.e.3; for single-family homes, section 7.5.4.13.d.2.E.I.3).
Sources and dates
City of Miami Beach — Apartment Buildings Authorized for Short Term Rental (PDF) · Open the source · · · 434 rows ingested
Florida DBPR — Division of Hotels and Restaurants lodging-license extract, District 1 (CSV) · Open the source · ·
Miami Beach Resiliency Code, Chapter 7 (sections 7.5.4.11 and 7.5.4.13) · Some City materials still refer to the former Chapter 142 zoning ordinance. The Resiliency Code has been in force since June 6, 2023, and it is the code cited on this page.
About this page
This page reproduces the City of Miami Beach's list of apartment buildings authorized for short-term rental exactly as the City publishes it, and reports counts computed from the Florida DBPR extract of current transient-lodging licenses located in the City. Every figure is computed from those files and shown next to the file's date. Nothing here is estimated or projected. What we add is stated where it applies: a neighborhood grouping derived from each street, labeled as ours, and the legal summaries, which cite the code and the statutes they come from; none of this is a legal opinion about any address.
Important notices
Important notices
Every figure on this page is computed from the public records named next to it, and is shown with the source file's date and the date we retrieved it. Nothing is estimated.
This page contains no projection, pro forma, return, capitalization rate or payback estimate. The records shown describe licenses and authorizations, never the performance of any unit.
Short-term rental legality in Miami Beach is decided address by address. The City's list is a published snapshot, not a live registry; a DBPR license is a state license, not a municipal authorization; the business tax receipt and the resort tax registration are separate requirements.
The City's list is titled "Apartment Buildings" and does not necessarily include every property that holds an authorization. Do not treat it as complete.
A City authorization does not replace the association's recorded declaration, bylaws and rules, which may restrict rentals for your unit.
Source data: Florida Department of Business and Professional Regulation and City of Miami Beach, public records under Chapter 119, Florida Statutes. Miami Beach Resiliency Code, Chapter 7.
Published by ReAgent Realty Brokerage LLC, a licensed Florida real estate brokerage. This page is general information; it is not legal, tax or investment advice. Consult a Florida attorney and the City of Miami Beach before acting.
Spotted an error in a record as displayed? Email info@reagentrealtybrokerage.com and we will correct or remove it.
Some City materials still refer to the former Chapter 142 zoning ordinance. The Resiliency Code has been in force since June 6, 2023, and it is the code cited on this page.
