Miami Condos That Allow Short-Term Rentals: The Complete 2026 List

Most "Airbnb-friendly Miami condo" lists are assembled by hand, go stale within a season, and quietly conflate two very different things: a building that lets you rent twelve times a year on thirty-day minimums, and a building that lets you rent nightly, like a hotel. Those are not the same investment, and confusing them is how buyers end up with a unit that can't service the mortgage they underwrote.

This list is built from our MLS data — 188,508 listings across Miami-Dade, Broward, and the surrounding condo market — and it applies a deliberately strict test. A building only appears here if its listings show a minimum lease of one month or less and permission to lease at least twelve times per year. Both conditions have to be true. Forty-eight buildings clear that bar.

A note on why the strict test matters, because it explains why this list is shorter than others you'll find: a very common shortcut is to treat "minimum lease of six months or less" as short-term-rental permission. It isn't. A six-month minimum is an ordinary Florida lease. Buildings that allow two six-month tenancies a year are excellent long-term rentals and completely useless for nightly income. Using the loose definition inflates the count from 48 to several hundred and sweeps in towers like Williams Island and Residences by Armani Casa, which do not permit transient rental at all.

How to Read This List

Two numbers do the work.

Leases per year is the ceiling the condo documents place on turnover. A building at 365 is licensed for daily stays — functionally a hotel-condo. A building at 52 permits weekly. A building at 12 means monthly minimums, twelve tenancies a year. That single number determines whether you're running a nightly operation with cleaning turnovers and dynamic pricing, or a furnished monthly rental aimed at traveling professionals and snowbirds.

Listings confirming is how many listings in that building carry the permission versus how many total listings we hold for it. This is the honesty column. A building at 100% has unanimous agreement among listing agents. A building at 30% means most agents in that tower did not record short-term permission, which usually signals one of three things: the permission is limited to certain unit lines or a specific hotel program, the building changed its rules at some point in our data window, or agents are simply inconsistent about filling in the field. Treat anything under 50% as a question to ask, not a fact to rely on.

Everything here comes from what listing agents entered into the MLS. It is the best structured data available on this question, and it is not a substitute for the condo declaration. Before you write an offer, read the declaration and the most recent rules amendment. Boards change rental policy, and they change it most often right after a building becomes popular with investors.

Tier 1: Daily and Weekly Rentals Permitted

These 28 buildings permit stays measured in nights. Most are hotel-condos or have a licensed hotel operator on site, which is the usual way a Miami building ends up legally transient.

The four buildings showing 100% on small samples — Atelier, ELLE, DUOS, Edge House, Shell Bay, Melia, Cassia — are recent or pre-construction deliveries. Unanimous agreement is easy when only a handful of units have ever traded, so read those as "designed and sold as short-term-rental product," which they were, rather than as a larger statistical claim.

Tier 2: Monthly Minimums, Twelve Leases a Year

These 20 buildings permit twelve tenancies a year on roughly thirty-day minimums. You cannot run nightly Airbnb here. You can run a furnished monthly rental, which in Miami means corporate housing, travel nurses, snowbirds, and people relocating who need a landing pad before they buy.

Where These Buildings Actually Are

The concentration tells you something about how Miami zoned itself:

• Brickell — 10 buildings. The deepest short-term-rental inventory in the city, and the only submarket with meaningful choice at both tiers.
• Edgewater — 8 buildings. The fastest-growing cluster, almost entirely from towers delivered in the last few years that were designed as rental product from the start.
• Downtown Miami — 5 buildings, and the highest density of true hotel-condos: Gale, E11EVEN, District 225, 501 FIRST.
• Wynwood — 3, all recent.
• Mid-Beach — 3, all attached to hotel operations.
• Then a long tail: Hollywood Beach and Hallandale Beach with 2 each, Midtown 2, South Beach 2, the Arts & Entertainment District 2, and single entries in Coral Gables, North Beach, Surfside, South of Fifth, Bay Harbor Islands, Fisher Island, Coconut Grove, North Bay Village, and Fort Lauderdale.

The pattern worth internalizing: outside of hotel-condos, the short-term-rental map is a mainland map. Brickell, Edgewater, Downtown, Wynwood, Midtown. On the barrier island, essentially every building on this list has a hotel license attached, because that is the only mechanism the City of Miami Beach leaves open.

The Rules That Override the Building

A building permitting nightly rental is necessary but not sufficient. Three other layers can shut the income down, and each one has ended somebody's pro forma.

Municipal zoning

Miami Beach is the strictest jurisdiction in the region and enforces aggressively. Legal short-term rental is confined to specific zoning districts — the Entertainment District, North Beach Town Center, and certain CMU, RM-2, and RM-3 parcels. In restricted residential zones, including SF, SD-B, and RM-1, the minimum is six months and one day. First-offense fines run to $20,000, which is not a typo and not a ceiling for repeat violations. The city also requires a Business Tax Receipt, resort tax registration, and a Certificate of Use in the zones where rental is allowed. If you are buying in Miami Beach specifically for rental income, verify the parcel's zoning district before you verify anything else.

The City of Miami, Miami-Dade County's unincorporated areas, Hollywood, and Hallandale Beach each run their own registration regimes with their own thresholds. Do not assume a rule you learned in one city transfers to the next.

Your lender

Conventional financing on a condo-hotel is materially harder than on a conventional condo. Many buildings on Tier 1 are classified as condotels by underwriting, which typically means a larger down payment, a higher rate, and a much shorter list of willing lenders — and in some buildings, no conventional financing at all. Confirm financing before you're under contract, not after. This single issue kills more short-term-rental purchases than zoning does.

The board

Rental policy is amendable. A board that watched its lobby fill with rolling suitcases can and does tighten minimums, and buildings on this list have moved in both directions over the years. The declaration you read at closing is the one that binds you; the one from three years ago that a listing description referenced is not.

What Miami's Short-Term Rental Math Actually Looks Like

Nightly rental in Miami is a business, not passive income, and the cost stack is heavier than most first-time buyers model:

• HOA fees in hotel-condos run well above the market average, because you're paying for hotel-grade staffing, front-desk coverage, and amenity programming
• Hotel program splits — where the building runs a rental program, the operator's share is commonly a meaningful percentage of gross
• Resort and tourist development taxes collected and remitted per stay
• Turnover costs — cleaning, linens, restocking, damage
• Seasonality — Miami's rate curve is steep. December through April carries the year; August is a different business entirely
• Insurance, which has repriced sharply across South Florida and is not finished repricing

The buildings that work are usually the ones where the operator handles the program and you accept a smaller share of a larger, more reliable number. The buildings that disappoint are usually the ones where an owner self-manages against a hotel two blocks away with a real reservations system.

Buyer's Checklist

Before writing an offer on anything in this list:

1. Read the declaration and every rules amendment — not the listing remarks, not a blog, including this one
2. Confirm the minimum lease term and leases-per-year cap in writing from the association
3. Verify municipal zoning permits transient rental at that specific address
4. Get a lender's written position on the building before going under contract
5. Ask whether an on-site rental program exists, and what the operator's split is
6. Ask for the association's assessment history and whether a structural reserve study has been completed — see Florida's SIRS and milestone inspection requirements, which are reshaping condo budgets statewide
7. Model the off-season, not the January rate

Related Reading

Individual buyer's guides for several buildings on this list:

• E11EVEN Hotel & Residences
• NoMad Residences Wynwood
• The Standard Residences Midtown
• The Standard Residences Brickell
• Cove Miami, Edgewater
• ELLE Residences Miami
• 501 FIRST Residences
• Shoma Bay, North Bay Village
• Twenty-Nine Indian Creek

---

Methodology: built from 188,508 MLS listings. A building qualifies when at least three of its listings record a minimum lease of one month or less together with permission to lease twelve or more times per year, and those listings represent at least 25% of all listings we hold for that building. Leases-per-year is the median across qualifying listings. Data reflects what listing agents entered into the MLS and is not a substitute for the condominium declaration. Last updated August 2026.

Browse every Miami condo building | See what's for sale now | Contact us