Property Management in Miami, FL — Airbnb & Short-Term Rentals

Short-term rental and Airbnb management in Miami

Most of the homes we look at in Miami are condo and apartment units: towers along Brickell Avenue, bayfront buildings in Edgewater and the Omni area, and newer high-rises around Downtown and the Miami River. Single-family houses exist across Coconut Grove, Little Havana and the city’s western neighborhoods, but the city’s own rules keep most of them out of short-term use, so this page is mainly about apartments and condos.

That makes property management in Miami a building-by-building question. Two units on the same block can face very different answers depending on the zoning, the building’s certificate of occupancy and what the condo association allows. Short-term rental management here starts with that paperwork, before anyone takes listing photos.

Where guests come from

PortMiami sits on Dodge Island inside the city, so cruise passengers arriving the night before a sailing or staying after they dock are a steady group. Miami International Airport is a short drive west of Downtown. Sports and events bring their own crowds: the Miami Heat play at Kaseya Center on Biscayne Boulevard, and the Marlins play at loanDepot park in Little Havana.

Culture draws visitors year-round. The Pérez Art Museum Miami sits in Museum Park on the bay, the Adrienne Arsht Center stages Broadway tours and opera, and Wynwood’s murals and Calle Ocho in Little Havana are on most first-time itineraries. The Health District around Jackson Memorial Hospital and the University of Miami’s medical campus brings patients’ families and visiting clinicians who often need a furnished place for weeks rather than nights.

Miami short-term rental rules

The City of Miami runs short-term rentals through a defined Short-Term Rental/Lodging procedure. The first rule is about the property type: single-family homes and duplexes in the T3 and T4-R transect zones are not eligible for Short-Term Rental or Lodging use, which the city ties to the case City of Miami v. Airbnb. Owners confirm their zone on the city’s GIS zoning map and check that no overlay or Special Area Plan restricts lodging.

Eligible properties then go through a real permitting path. The city requires an evaluation form certified by the condo or homeowners’ association, a building permit in iBuild under the lodging category, an operational management plan signed by the association, inspections, a new Certificate of Occupancy, a Florida DBPR lodging license, a new Certificate of Use for lodging and a Business Tax Receipt. The CU and BTR renew every year, and documents must be kept on site for unannounced inspections.

The building matters as much as the unit. The city states that if more than 25% of a building’s units are used as transient lodging, the building is reclassified and a change of occupancy is needed for the entire building. If a property does not qualify, we will tell you so, and we can manage it as a mid-term or long-term rental instead.

Taxes on Miami vacation rentals

A vacation rental stay of six months or less in Miami carries Florida’s 6% sales tax under §212.03 and Miami-Dade’s 1% discretionary sales surtax, listed on the state’s DR-15DSS for 2026.

On top of that, the state’s DR-15TDT rate chart lists a 6% local transient rental tax for Miami-Dade outside Miami Beach, Surfside and Bal Harbour, collected by the county. Miami-Dade’s tourist tax page breaks it into a 3% convention development tax, a 2% tourist development room tax and a 1% professional sports tax. Each rental is registered separately with the county’s RER Business Section, and a return is due every reporting period even when nothing was rented.

How Florida Hosts manages Miami rentals

For a Miami condo, our Airbnb management covers the listing, pricing, guest screening and 24/7 guest communication, plus cleaning and maintenance by our own staff. We also keep the city, county and state registrations current, because in Miami a lapsed Certificate of Use is a real problem.

Our short-term rental management fee is 18–25% of booking revenue, quoted in writing. For units the city’s rules keep out of nightly use, we manage furnished mid-term stays of 30 days or more and annual leases, with licensed brokers handling the leasing. Ask for a free rental projection and you will have it within one business day.