Miami Condos That Allow Short-Term Rentals and Airbnb

Most "Airbnb-friendly Miami condo" lists are assembled by hand, go stale within a season, and blur 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 different investments. Confusing them is how buyers end up with a unit that cannot carry the mortgage they underwrote.

This list does two things the others don't. First, every building is checked against the lease terms listing agents record in the MLS, and the table tells you whether a building's rules were confirmed there or are only reported. Second, every building links to its page on our site, with current listings, sales history and prices, so you can go from "this building allows nightly stays" to "here is what's for sale in it" in one click.

Find a Building by Its Rental Rules

The table covers 231 buildings: 106 allow nightly stays, 69 allow stays of about a month, 39 require leases of three months or longer, and 17 are unconfirmed. 85 of the nightly and monthly buildings are confirmed in MLS records. Right now there are 1,118 units for sale in the nightly-stay buildings.

Use the buttons to choose the shortest stay you need, then narrow by neighborhood, median price per square foot or current inventory. Sort by price to find the cheapest entry point into a nightly-rental building, or by inventory to see where there is the most to choose from.

Looking for units rather than buildings? See every condo for sale in a nightly-rental building, or browse the nightly-rental buildings on a map.

How to Read the Table

Rental rules sorts each building into one of four tiers:

• Nightly stays. The building permits stays measured in nights, usually because a hotel operator or licensed rental program is on site. This is the only tier where a traditional Airbnb business works.
• Monthly minimum. Stays of about thirty days, typically up to twelve leases a year. You cannot run nightly Airbnb here. You can run a furnished monthly rental, which in Miami means corporate housing, traveling nurses, snowbirds and people relocating who need a landing pad before they buy.
• 3+ month minimum. Ordinary leases only. These buildings appear because published Airbnb lists include them, and our MLS check found that they do not permit short stays.
• Unconfirmed. A published list includes the building, but there is not enough MLS evidence either way. Ask the association before you assume anything.

The line under each tier tells you where the answer came from:

• Confirmed in MLS records means listing agents in that building consistently recorded the same rule a published list reports.
• MLS records differ from the published list means the MLS points to a different tier than the published list does, and the table shows the MLS answer.
• Found in MLS records means the building permits short stays according to the MLS but was missing from the published lists.
• Reported, not yet confirmed means the building comes from a published list and there are too few MLS lease records to check it. Most of these are pre-construction projects with little resale history.

Leases per year is the ceiling the condo documents place on turnover. A building at 365 is licensed for daily stays. A building at 52 permits weekly. A building at 12 means monthly minimums. That single number decides whether you are running a nightly operation with cleaning turnovers and dynamic pricing, or a furnished monthly rental.

Where the Published Lists Get It Wrong

Checking each building against MLS lease records changed the answer for more than two dozen buildings. Some well-known names that appear on published Airbnb lists turn out to require ordinary leases:

• Four Seasons Residences, Fortune House, Met 1, Aston Martin Residences, David William and Tower 41 are reported elsewhere as nightly buildings. Fewer than one in ten of their MLS listings that record a lease minimum allow a stay of a month or less.
• Ritz-Carlton Coconut Grove and Hilton Grand are reported as nightly, but their listings that allow short stays record monthly minimums, at about twelve leases a year.

The check also works the other way. King David, Marina Bay Club and DUOS Wynwood are listed elsewhere as restricted or unknown, and their MLS records show nightly stays. Buildings such as Hyde Beach House don't appear on the published lists at all.

In some buildings only a minority of listings record nightly stays while the rest record ordinary leases. That can mean the rental program covers only certain unit lines or a hotel component, or simply that agents fill in the field inconsistently. Either way, confirm the rule for the specific unit, not just the building.

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Where These Buildings Are

Nightly and monthly buildings by neighborhood, with current inventory:

The mainland core of Brickell, Downtown and Edgewater holds the largest cluster, and the beaches from South Beach to Sunny Isles hold most of the rest. On the beaches, the building's rules are only half the answer: Miami Beach limits short-term rental by zoning district, as the next section explains, so check the address as well as the building.

Pre-Construction: Sold as Rental Product, Not Yet Proven

Many of the nightly buildings in the table are pre-construction or recently delivered, from Miami Worldcenter and Brickell to Wynwood. Developers market them as "short-term rental friendly," and the condo documents for several are written that way.

Treat those buildings differently from established ones. A building with no resale history has no MLS track record to check, so most are marked reported in the table. A few new buildings, such as E11EVEN Hotel & Residences, already show consistent nightly records. Before you sign a pre-construction contract on the strength of rental income, ask for the recorded declaration or the draft declaration in the offering documents. Ask what the declaration says about minimum stays and leases per year, and whether a hotel operator or rental program is part of the plan. A rental policy in a sales brochure is not a rental policy in the documents.

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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 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 nightly buildings are classified as condotels by underwriting. That 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; a rule quoted in an old listing description does not.

What Miami's Short-Term Rental Math 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 and 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.

The price columns in the table help with the first half of that math. A nightly building at a lower median price per square foot leaves more room for the fees above; a monthly building with deep rental inventory tells you there is a tenant market, and also competition for it.

Buyer's Checklist

Before writing an offer on anything in this list:

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

Related Reading

Buyer's guides for several buildings in the table:

• E11EVEN Hotel & Residences
• NoMad Residences Wynwood
• The Rider 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: the building list combines published short-term rental lists with buildings our MLS data identifies independently. A listing counts as allowing short stays when its minimum lease is one month or less and it permits twelve or more leases a year. A building is rated nightly or monthly when at least three of its listings, and at least 25% of all its listings, meet that test; a median of 52 or more leases a year means nightly. A building is rated 3+ months when at least five listings record a minimum lease and fewer than 10% allow a month or less. That test is not applied to pre-construction buildings, whose early MLS lease fields are often placeholders. Listing counts and prices come from active MLS listings and refresh hourly. Data reflects what listing agents entered into the MLS and is not a substitute for the condominium declaration. Rental tiers last checked October 2026.

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