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HomeShort-Term Rental LawsFloridaMiami

Local guide

Miami short-term rental rules from zoning check to annual renewal

Use Miami's official lodging workflow to check the address, screen out the T3/T4-R single-family and duplex restriction, prepare the management plan, secure CU and BTR approvals, and map the 13% lodging-tax stack.

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Compliance layers

A Clear Answer, Then a Path Forward.

Critical Finding

See whether the property can operate now, what blocks it, and which exception may apply.

Address Context

Confirm zoning, current land use, jurisdiction, and the rules that actually govern the address.

Required Approvals

Get the permits, licenses, documents, inspections, and tax registrations needed before launch.

Recommended Path

Follow prioritized next steps, deadlines, renewal duties, and viable alternatives when rules change.

Occupancy tax calculator

Estimate occupancy tax in Miami, Florida

Enter the nightly rate and stay length to estimate the lodging taxes and guest total for this jurisdiction.

Gross rent$150.00 × 3 nights
$450.00
Mandatory taxable feesRequired cleaning, resort, or similar fees included in the tax base.
$0.00
Florida sales tax on transient accommodations (6%) $450.00 × 6%
$27.00
Miami-Dade County discretionary sales surtax on transient accommodations (1%) $450.00 × 1%
$4.50
Miami-Dade County convention development tax (3%) $450.00 × 3%
$13.50
Miami-Dade County tourist development tax (2%) $450.00 × 2%
$9.00
Miami-Dade County professional sports facility tax (1%) $450.00 × 1%
$4.50
Estimated taxes and fees
$58.50

Guest pays

$508.50

Assumptions used

  • Ordinary transient base case: The estimate uses the listed source-backed tax lines for an ordinary taxable transient stay in the jurisdiction boundary. It does not infer an address, parcel, tax district, or property class from the city name.

What may change the final amount

  • Local district applicability. Florida county discretionary-surtax and tourist-development layers can vary by property address, incorporated boundary, or tourist-development district. The calculator models only the common source-backed layers listed above; verify the parcel with the local collector before treating the estimate as final.
  • Stay and mandatory-fee treatment. A qualifying long-term or continuous-residence stay, statutory exemption, marketplace collection arrangement, or a mandatory-fee category treated differently by the authority can change the result. The calculator assumes an ordinary transient taxable stay and one mandatory-fee pool.
Open the full occupancy tax calculator

Estimated tax is $58.50. Estimated guest total is $508.50.

Estimate only. Verify the property jurisdiction, exemptions, taxable charges, filing duties, and marketplace collection with the linked official sources.

Zoning gate

Screen the T3/T4-R restriction before preparing the application

Miami treats stays under 30 days as lodging, but the City procedure says single-family homes and duplexes in T3 and T4-R transect zones are not eligible for Short-Term Rental/Lodging use.

T3/T4-R eligibility
Single-family homes and duplexes are ineligibleDo not prepare a lodging conversion application for a single-family home or duplex in a T3 or T4-R transect zone; cite the City procedure and verify the parcel's transect.
Use category
Lodging for stays under 30 daysUse Miami 21 Article 4 Table 3 rather than assuming residential use covers STR activity.
Address layers
Transect and SAP reviewCheck both the base Transect and any Special Area Plan affecting the parcel.
Building record
Current CO/CU must support the useThe city's procedure begins with existing building certificates and a lodging evaluation.

  • T3/T4-R single-family and duplex restriction

    The City of Miami states that single-family homes and duplexes in T3 and T4-R transect zones are not eligible for Short-Term Rental/Lodging use. Confirm the transect and any SAP before preparing an application.

    Warning

Application file

Assemble Miami's conversion file around the management plan

  • Write the Operational Management Plan

    Document the operator, 24-hour contact and property operations requested by the city.

    Required

  • Prepare ProjectDox materials

    Upload the plans, ownership and property records identified by the procedure.

    Required

  • Obtain the DBPR vacation-rental license

    Use the state checklist for the correct unit or dwelling classification.

    Required

  • Complete county prerequisites

    Resolve Miami-Dade approvals and local business tax steps before final city issuance.

    Required

City approvals

Finish with inspections, a new CU and both business-tax layers

  1. Complete the lodging evaluation

    Use the address and current certificates to establish the correct city path.

  2. Pass required inspections

    Resolve deficiencies before the city issues the operating approvals.

  3. Issue and renew CU/BTR

    Obtain the new Certificate of Use and City BTR, then calendar annual renewal and the separate county receipt.

Lodging tax

Use Miami's full 3% + 2% + 1% county tax stack

City of Miami is not Miami Beach: all three Miami-Dade local lodging levies apply here.

State and surtax
7%Florida 6% plus Miami-Dade discretionary surtax 1%.
County lodging taxes
6%Convention 3%, tourist development 2%, sports facility 1%.
Modeled total
13%Each of the five lines is rounded to cents separately.

  • Verify each marketplace agreement

    A platform may cover some taxes or channels without eliminating owner registration, returns or uncovered remittance.

    Warning

From rules to action

Turn short-term rental rules into your next clear move.

Tell Pine what you’re trying to do. Pine can organize the official requirements into a practical plan—and help with the research, calls, emails, and follow-ups that come next.

Start with a common question

FAQs

Frequently Asked Questions

No. The City of Miami says single-family homes and duplexes in T3 and T4-R transect zones are not eligible for Short-Term Rental/Lodging use. For other properties, verify the Transect, any Special Area Plan and the building's current certificate before applying.

The official path can include zoning/lodging evaluation, an Operational Management Plan and ProjectDox package, DBPR license, inspections, a new Certificate of Use, City BTR and county prerequisites.

13%: Florida 6%, Miami-Dade surtax 1%, convention tax 3%, tourist development tax 2%, and sports facility tax 1%, with each line rounded to cents before summing.

Not automatically. County collection depends on the agreement and covered tax; verify coverage and keep required accounts, returns, records and uncovered payments current.