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Florida county rules

Miami-Dade County, FL vacation rental rules and taxes

Miami-Dade adds 6% in county tourist taxes on stays of six months or less (2% tourist development, 3% convention development, 1% sports facility), except in Miami Beach, Surfside, and Bal Harbour, which collect their own resort taxes. Airbnb collects the county taxes. Rules vary widely by city: Miami Beach bans short-term rentals in most neighborhoods, and unincorporated Miami-Dade requires a county certificate of use.

Checked against official sources November 4, 2026

County tourist taxes

6%

2% tourist development, 3% convention development, 1% professional sports facility. On top of 7% state sales tax (6% plus the 1% county surtax).Source

Miami Beach, Surfside, Bal Harbour

City resort tax instead

The 2% and 1% county taxes don’t apply there; the 3% convention tax still applies in Miami Beach.Source

Platforms

Airbnb collects the county taxes

On reservations of 182 nights or fewer.Source

Direct bookings

File monthly with the Tax Collector

Due the 1st, late after the 20th, even when you collected nothing.Source

DBPR renewal

October 1

District 1 (Dade and Monroe). Half-year fee if you apply six months or less before renewal.Source

What to do

Register for the tourist taxes if you take direct bookings
Hotels and rental living accommodations collect the county’s tourist and convention development taxes. If guests pay you directly, register with the Tax Collector and file a return every month, even if you collected nothing. Taxes are due the 1st of the next month and late if not postmarked by the 20th. The collection allowance applies only to returns filed online through TouristExpress.Source
Miami-Dade tourist taxes →
Check which taxes apply to your city
Airbnb collects the county’s 2% tourist development, 1% sports facility, and 3% convention development taxes, but not in Surfside or Bal Harbour, and only the 3% convention tax in Miami Beach. Those three cities collect their own resort taxes; see your city’s page.Source
Then your city
Miami-Dade has 34 cities with very different rules, from outright bans to no rules at all. Outside the cities, the county requires its own certificate of use. Pick your city for its checklist.

Towns

Aventura

We found no vacation rental program for Aventura. Businesses need a city business tax receipt and certificate of use, renewed by September 30. Most Aventura homes are condos whose associations often restrict short stays; ask Planning whether short-term rentals are a permitted use in your district.

Bal Harbour

Bal Harbour collects a 4% resort tax on room rentals in place of the county tourist taxes; register with the village within 30 days and file by the 20th. The village’s own short-term rental limits weren’t published online when we checked; ask the Village Clerk before you list.

Bay Harbor Islands

Bay Harbor Islands allows vacation rentals only in its multifamily districts, with a business tax receipt and vacation rental license: $25 processing, $500 license, and $750 per unit, after Miami-Dade Fire and town building inspections. Occupancy is capped by bedrooms, floor area, and parking, and receipts expire September 30.

Biscayne Park

Biscayne Park has a short-term vacation rental license you apply for online, separate from its landlord registration. In September 2025 the commission moved to require fire inspections for vacation rentals. We couldn’t find the fees or code section; ask Code Compliance.

Coral Gables

Coral Gables doesn’t allow short-term rentals (less than six months) in single-family or multifamily residential zones; rentals there must be at least six months. Only designated historic bed-and-breakfasts are exempt. Violations can bring fines and code enforcement.

Cutler Bay

Cutler Bay requires vacation rental registration: $250 to start and $110 a year, expiring September 30. Name an agent within 30 miles who can be on site within 2 hours, list every platform you use, and show the maximum occupancy in your ads.

Doral

Doral’s code treats a short-term vacation rental as a stay of 7 days to 6 months, requires registering each rental period, allows no more than three a year per property, and requires fire sprinklers inspected by Miami-Dade Fire. Fines for renting without approval start at $500 and reach $7,500.

El Portal

El Portal has a short-term rental ordinance modeled on Miami Shores’. In December 2023 the council advanced an amendment for rentals in Zone 3 covering registration, $1 million liability insurance, and penalties. We couldn’t find the final text or fees; ask the village.

Florida City

Florida City has no vacation rental registration, inspection, or occupancy rules in its code. You need the DBPR license and, for direct bookings, the county tourist tax account; Airbnb pays the county tourist taxes on its bookings.

Golden Beach

Golden Beach’s code, as published by a third party, prohibits transient lodging (under six consecutive months) on residential property and requires an application for every rental. Ask the town before you list.

Hialeah

Hialeah has no vacation rental registration, inspection, or occupancy rules in its code. You need the DBPR license and, for direct bookings, the county tourist tax account; Airbnb pays the county tourist taxes on its bookings.

Hialeah Gardens

Hialeah Gardens has no vacation rental registration, inspection, or occupancy rules in its code. You need the DBPR license and, for direct bookings, the county tourist tax account; Airbnb pays the county tourist taxes on its bookings.

Homestead

Homestead has no vacation rental registration, inspection, or occupancy rules in its code. You need the DBPR license and, for direct bookings, the county tourist tax account; Airbnb pays the county tourist taxes on its bookings.

Indian Creek

Indian Creek is a tiny gated island of estate homes. Its zoning allows only single-family residential use and says no temporary residence is permitted on any lot. Ask the village before you rent.

Key Biscayne

Key Biscayne sets a 15-day minimum rental (longer if your condo documents say so) under Village Code Sec. 7-31. You need a one-time $120 certificate of use and $75 fire inspection, and a $115.76 business tax receipt every year. Leases must be in writing and include Sec. 7-31.

Medley

Medley has no vacation rental registration, inspection, or occupancy rules in its code. You need the DBPR license and, for direct bookings, the county tourist tax account; Airbnb pays the county tourist taxes on its bookings.

Miami

In the City of Miami, a rental under 30 days is a lodging use allowed only where Miami 21 zoning permits lodging. Single-family homes and duplexes in T3 and T4-R zones are generally not eligible. Eligible units go through a building permit, a new certificate of occupancy, a certificate of use, and a business tax receipt, with an operations plan signed by the condo or HOA.

Miami Beach

Miami Beach bans short-term rentals (under six months and one day) in all single-family homes and in many apartment and condo buildings. They’re allowed only in listed zoning districts and buildings, with a city short-term rental business tax receipt and a resort tax account; you file the 4% resort tax yourself, including on Airbnb bookings. Every ad must show both numbers.

Miami Gardens

Miami Gardens requires vacation rental registration with a yearly fee, expiring September 30 (Code Sec. 6-171 to 6-177), plus the city landlord permit. A license application hosted by the city’s tax processor lists $650 a unit and $1 million liability insurance; confirm with the city.

Miami Lakes

Miami Lakes requires a short-term rental certificate of use ($500 a year, including a life-safety inspection) and a town business tax receipt before you advertise, both expiring September 30. Occupancy is capped by floor area and bedrooms, and the responsible party must live in the town and respond within 2 hours.

Miami Shores

Miami Shores requires a vacation rental license ($750 new, $500 a year to renew), a Miami-Dade Fire Marshal inspection report, a local agent other than the applicant, and both village and county business tax receipts. Ads must show the license number.

Miami Springs

Miami Springs requires vacation rental registration ($250 new) and a city business tax receipt. Name a responsible party within 30 miles who can be on site within 2 hours, and list every platform you advertise on.

North Bay Village

North Bay Village allows vacation rentals in its RS-1, RS-2, RM-40, and RM-70 zones with a short-term vacation rental license: $800 new and $500 a year, expiring September 30. You need a scaled floor sketch, a parking sketch, and a Miami-Dade Fire annual permit. Fines run $1,000 to $5,000.

North Miami

North Miami prohibits rentals of 3 months or less, leasing a property more than 4 times in 12 months, and advertising rentals of less than 3 months.

North Miami Beach

North Miami Beach treats a stay under 90 days as a short-term rental and limits each property to three a year. Register with the city ($100) and name a 24/7 contact; smoke detectors, an extinguisher, and a posted floor plan are required. The city’s two forms disagree on whether condos are covered and whether the fee is yearly.

Opa-locka

Opa-locka has no vacation rental registration, inspection, or occupancy rules in its code. You need the DBPR license and, for direct bookings, the county tourist tax account; Airbnb pays the county tourist taxes on its bookings.

Palmetto Bay

Palmetto Bay requires a vacation rental certificate of use ($500 to apply) after a village inspection, renewed yearly. The responsible party must live at the property more than six months a year. Up to 2 guests per bedroom plus 2 (max 12), two guest vehicles, and no outdoor amplified sound.

Pinecrest

Pinecrest requires vacation rental registration: $832 to register, $624 a year to renew, and a $416 compliance inspection each year. You need a Miami-Dade Fire Rescue transient lodging inspection, rental liability insurance, and a responsible party within 30 miles who can respond within 1 hour.

South Miami

South Miami has no vacation rental registration, inspection, or occupancy rules in its code. You need the DBPR license and, for direct bookings, the county tourist tax account; Airbnb pays the county tourist taxes on its bookings.

Sunny Isles Beach

Sunny Isles Beach requires a short-term vacation rental license for stays of six months or less: $300 plus a $100 business tax receipt, then $400 a year, renewed by September 30. Up to 2 guests per bedroom plus 2 (max 12), and a South Florida responsible party who can respond in person within an hour. Fines start at $1,000.

Surfside

Surfside requires a $100 registration for each rental period, with no more than three registrations per property in 12 months. Driveway parking only, trash rules, and safety standards apply. The town’s 4% resort tax replaces most county tourist taxes; Airbnb collects it.

Sweetwater

Sweetwater has no vacation rental registration or rules in its code. Its zoning lists “transient dwelling/lodging” as a use in the Dolphin and University districts; elsewhere, ask the city whether short stays are allowed. You need the DBPR license and, for direct bookings, the county tourist tax account.

Unincorporated Miami-Dade

Outside the cities, Miami-Dade requires a vacation rental certificate of use, renewed yearly after an inspection. Up to 2 guests per bedroom plus 2 overnight (max 12), no more than two vehicles, no outdoor amplified sound, and in Estate and Low Density areas the responsible party must live at the property more than six months a year.

Virginia Gardens

Virginia Gardens adopted vacation rental rules in 2021 (Ordinances 366 and 368). A published copy of its code shows registration ($500 to start, expiring September 30), a responsible party within 30 miles, up to 10 guests overnight and 14 by day, and no outdoor amplified sound. We couldn’t find an official copy; confirm with the village.

West Miami

West Miami requires a vacation rental license ($1,000) with inspections after registration and twice a year. No more than 6 guests (fewer in small homes), parking only in the off-street spaces on your sketch, and a contact who answers 24/7.

Sources

Tourist and restaurant taxes · Miami-Dade County Tax Collector
Occupancy tax collection and remittance in Florida · Airbnb
Lodging license fees and renewal dates by district · Florida DBPR, Division of Hotels and Restaurants

A plain-language summary to help you prepare, not legal advice. Rules and fees change; confirm with the office before you apply. Spot something out of date? Email hello@licensedrental.com.