Thinking about running an Airbnb or short-term rental in South Florida? You’re not alone. The opportunity can be real, but so are the rules. Miami Beach and Fort Lauderdale take different approaches, and if you get the details wrong, fines and headaches can pile up fast. In this guide, you’ll learn where STRs are typically allowed, what permits you may need, how taxes work, and how enforcement differs so you can invest with confidence. Let’s dive in.
Quick take: Key differences
- Miami Beach has a stricter, zone-driven posture with intensive documentation and active enforcement in many neighborhoods. Availability tends to be more limited by zoning and building rules.
- Fort Lauderdale permits STRs in many areas through a clear registration system and operating standards, while still enforcing compliance.
- In both cities, your specific property’s zoning and building/HOA rules are the gating factors. Always verify both before you buy or list.
Where STRs are allowed
Short-term rental feasibility starts with land use. Florida cities can regulate where transient rentals are allowed, and both Miami Beach and Fort Lauderdale rely on zoning maps and district rules to determine eligibility.
Miami Beach zoning snapshot
Miami Beach uses zoning and special districts to limit or channel STR activity. Many residential zones and historic districts limit transient rentals, while some commercial or tourist districts are more permissive. Neighborhood overlays can add further restrictions. Because the city has many condos and historic buildings, you’ll often see additional building-level restrictions layered on top of city rules.
What this means for you: Don’t assume a condo near the beach allows nightly rentals. Confirm the parcel’s zoning, any overlay or historic district, and then confirm the building’s own rules.
Fort Lauderdale zoning snapshot
Fort Lauderdale generally permits STRs in many residential and commercial areas if you register and follow operating standards. Some districts, particularly certain single-family areas or special designations, may impose limits such as minimum stays or owner contact requirements. The city’s model focuses on operational controls to minimize neighborhood impacts.
What this means for you: Fort Lauderdale often supports compliant STR operations, but you still need to match property type and district rules before committing to a purchase.
Registration and permits
Both cities typically require some combination of municipal registration, licensing, and safety compliance before you can advertise or host.
What both cities require
- City registration or certificate and a business tax receipt (name varies by city)
- Possible Certificate of Use or equivalent
- Proof of insurance and a designated 24/7 local contact
- Building and fire safety compliance, with inspections where required
- Display of your city registration number in all advertising
Miami Beach process at a glance
Miami Beach emphasizes documentation and compliance for STRs. You should expect a registration step, proof of insurance, a local contact, and adherence to building and fire safety standards. The city has a track record of enforcing against unregistered listings, so wait to advertise until you have approvals in hand.
Fort Lauderdale process at a glance
Fort Lauderdale operates a defined STR registration and licensing system. You’ll typically need a business tax receipt, proof of a local agent, adherence to occupancy and parking rules, and proper display of your registration number. Safety inspections and ongoing compliance with noise, trash, and parking rules are common requirements.
Operating rules you should expect
Operational standards protect neighbors and guests and are enforced by both cities. While the exact numbers and thresholds vary, you’ll commonly see:
- Minimum stay limits in some districts or buildings (for example, 30 days) that effectively eliminate nightly rentals where imposed
- Occupancy caps tied to bedrooms or square footage
- Parking standards that may require off-street spaces or limit street parking
- Noise and nuisance provisions, including quiet hours and restrictions on amplified music
- Garbage and recycling rules aligned with city pickup schedules
- A 24/7 local contact responsible for responding to complaints
- Advertising requirements, including displaying your registration number and local contact information
Taxes you must plan for
Short-term rentals in Florida trigger multiple taxes. As the operator, you’re responsible for registration and remittance even if a platform collects some taxes for you.
- Florida state sales tax applies to transient rentals, administered by the Florida Department of Revenue.
- Counties levy tourist development taxes (often called bed or tourist taxes). Miami-Dade and Broward both apply these taxes to eligible STRs.
- Some counties or cities may have local option sales surtaxes or municipal business tax fees.
- Platform collection varies by jurisdiction and tax type. Even if a platform collects, you remain responsible for ensuring correct registration and remittance.
Plan to register with the Florida Department of Revenue and the relevant county tax authority, and confirm filing schedules and rates before you list.
Enforcement and penalties
Both cities enforce STR ordinances using complaint-driven investigations, proactive monitoring, and cooperation with platforms. Penalties typically escalate for repeat issues.
- Miami Beach: Public reporting has highlighted active enforcement. Expect scrutiny in neighborhoods where transient rentals are limited by zoning or building rules.
- Fort Lauderdale: The city enforces compliance, including fines or suspension of registrations for ongoing violations.
Penalties can include administrative fines per violation, daily fines for continuing violations, suspension or revocation of registrations, and potential criminal citations for egregious cases. Assume active enforcement and budget for compliance and potential legal support if disputes arise.
Condo, HOA, and building rules
For condos and communities, private rules often decide your fate before city rules even apply. Many buildings prohibit or tightly restrict short-term rentals regardless of city allowances.
- Condo declarations and HOA bylaws may ban rentals under a set number of days or limit rental frequency. Boards can also require guest registration and impose additional screening.
- Co-ops and leasehold properties may need board approval or have separate prohibitions.
- Building policies in high-rises can require manager access protocols, lockbox rules, and guidance on common area use.
- Insurance matters. Standard policies may not cover commercial STR operations, and some buildings require specific coverage. Secure STR-specific liability and property insurance and confirm building requirements.
- Safety can include smoke and CO detectors, fire extinguishers, and egress compliance, with inspections where required.
Bottom line: Obtain and read the condo docs, bylaws, and amendments, and seek a legal interpretation before you buy or list. Building-level enforcement can be swift and costly.
Due-diligence checklist
Use this step-by-step path to reduce risk and avoid surprises.
Pre-purchase
- Confirm zoning and land-use for the parcel, including any overlays or historic districts.
- Obtain and review the full condo declaration, bylaws, amendments, and any pending board actions or litigation related to rentals.
- Review recorded covenants or easements that might restrict transient use.
- Check city STR registration availability and whether caps or moratoria exist.
- Confirm required parking and any neighborhood restrictions that affect guest use.
- Price out insurance specific to STR operations for your property type.
- Analyze the market (seasonality, occupancy, and ADR) using independent data sources. Build conservative underwriting assumptions.
Post-purchase and pre-listing
- Register with the city and obtain required certificates and business tax receipts before advertising.
- Register with the Florida Department of Revenue and county tax authorities and set up remittance processes.
- Complete safety upgrades and schedule inspections if required.
- Prepare guest rules that match city and HOA requirements. Set 24/7 local contact procedures and response timelines.
- Ensure your listing displays required registration numbers and contact details.
Ongoing compliance
- Keep accurate records of bookings, tax filings, and complaint responses.
- Budget for inspections, insurance, and potential fines.
- Monitor city updates and HOA board communications for rule changes.
Risk profile: Which city fits your strategy?
If your plan relies on frequent, short stays in a strictly residential setting, Miami Beach’s zoning and building landscape can make feasibility challenging. Investors often shift to districts or properties that explicitly allow transient use or adopt longer minimum stays to align with local definitions.
If you want a clear operating framework with defined registration steps, Fort Lauderdale often provides a more navigable path, assuming your target property and district permit STRs. Success still depends on matching the right property with the rules and staying disciplined on compliance.
Next steps
- Identify your ideal property type and guest profile, then target only zones and buildings that explicitly allow your model.
- Pull city zoning maps and call the planning or code enforcement office to confirm property eligibility.
- Order the full condo or HOA document set (including amendments) and have a qualified professional review rental clauses.
- Build a compliance budget covering registration, inspections, insurance, and taxes.
- Set conservative underwriting that factors in seasonality, operating standards, and enforcement risk.
If you want help narrowing properties to those that truly work for your plan and a clear, compliance-first roadmap, reach out. You’ll get local insight, disciplined due diligence, and investor-minded representation from a trusted advisor. Connect with Rebecca Sundel to get started today.
FAQs
Can I start an Airbnb right away in Miami Beach or Fort Lauderdale?
- Not necessarily. You must confirm zoning for the specific property, secure city registration and any certificates, verify condo or HOA rules, register with tax authorities, and complete any safety inspections before listing.
Do platforms collect all my taxes in South Florida?
- Sometimes platforms collect certain taxes, but coverage varies by location and tax type. You are still responsible for proper registration and full remittance to the state and county.
What fines should I expect for noncompliance in these cities?
- Fine amounts vary by ordinance and can escalate for repeat violations. Expect administrative fines, possible daily penalties for continuing issues, and potential suspension of STR privileges.
Can my condo board block short-term rentals even if the city allows them?
- Yes. Condo and HOA rules can prohibit or restrict short-term rentals regardless of city permissions, and boards can enforce those rules through fines or legal action.
Which city is easier for first-time STR investors, Miami Beach or Fort Lauderdale?
- Fort Lauderdale is generally perceived as more permissive with a clear operating framework, while Miami Beach maintains stricter controls and active enforcement. Feasibility still depends on the specific property and up-to-date rules.
