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Miami Short-Term Rental Rules: What Hosts Need to Know in 2026
Miami runs on two tracks. Inside City of Miami limits, a host needs a city Certificate of Use and business tax receipt; in unincorporated Miami-Dade, the county vacation rental Certificate of Use applies instead. A business in a municipality must also hold a county local business tax receipt.
On top of the local layer, Florida requires a DBPR vacation rental license and a Department of Revenue registration. The combined lodging tax is about 13%.
Two governments, two certificates
The most common Miami mistake is applying to the wrong government. The City of Miami Certificate of Use covers a property inside the city; the Miami-Dade vacation rental Certificate of Use covers unincorporated Miami-Dade only. A business operating in a municipality must hold both a city and a county local business tax receipt.
The state layer is separate again. A Florida DBPR vacation rental license and a Florida Department of Revenue registration are required before the unit is advertised or booked.
- City of Miami: city Certificate of Use and business tax receipt.
- Unincorporated Miami-Dade: county vacation rental Certificate of Use.
- Statewide: Florida DBPR vacation rental license and DOR registration.
Which certificate applies to your address?
Start with the address, not the listing platform. The city and the county issue different certificates for different jurisdictions.
Inside City of Miami limits
Apply for the city Certificate of Use and business tax receipt before advertising the unit.
Unincorporated Miami-Dade
Apply for the county vacation rental Certificate of Use, which is renewed annually and requires an inspection.
Every Florida vacation rental
Hold a Florida DBPR vacation rental license and register with the Florida Department of Revenue before taking bookings.
Core requirements
- Obtain a City of Miami Certificate of Use and Business Tax Receipt before advertising the unit; the county Certificate of Use applies to unincorporated Miami-Dade only.
- A business operating inside a Miami-Dade municipality must hold both a city and a county local business tax receipt.
- Hold a Florida DBPR vacation rental license and register with the Florida Department of Revenue before taking bookings.
- Confirm that the property’s zoning allows transient lodging; short-term rentals are not permitted in every residential zone.
- Keep a responsible party available 24 hours a day, 7 days a week, and maintain a guest register open to inspection.
- Display the Certificate of Use inside the unit with the responsible party’s name, address, phone number, and maximum occupancy.
Enforcement: escalating civil penalties
Operating without the required certificate is priced in steps: $100 for a first offense, $1,000 for a second within 24 months, and $2,500 for a third or later offense. Unpaid fines can become a lien on the property.
A certificate is also refused at renewal while fines or liens remain outstanding, so an unresolved violation can stop the rental business even after the original citation is issued.
- Unlicensed operation: $100, then $1,000, then $2,500.
- Other code violations follow the Chapter 8CC civil penalty schedule.
- Outstanding fines or liens block renewal and can become a lien.
| Item | Penalty |
|---|---|
| Unlicensed operation | First offense $100; second offense within 24 months $1,000; third and later offenses $2,500. |
| Other violations | Other code violations follow the Chapter 8CC civil penalty schedule, and unpaid fines can become a lien on the property. |
| Renewal block | A Certificate of Use cannot be renewed while fines or liens are outstanding. |
Lodging taxes: about 13%
Combined hotel occupancy tax ~13%
The combined rate is about 13%: 6% Florida sales tax, 1% county discretionary surtax, 3% convention development tax, 2% tourist development tax, and 1% professional sports facilities tax.
A monthly Convention and Tourist Tax return is filed through Miami-Dade TouristExpress and is due by the 20th. A return is required even when no rent was collected.
Platforms may collect and remit the state and county portions, but the owner remains responsible for filing and paying any shortfall.
- Collection
- Platforms may collect and remit the state and county portions; the owner remains responsible for filing and paying any shortfall.
- Filing
- Monthly Convention and Tourist Tax return through Miami-Dade TouristExpress, due by the 20th; a return is required even when no rent was collected.
Ranges vary — verify. The total assumes the 1% county discretionary surtax applies to the booking; confirm the current rate before remitting.
Permit notes
- Other fees
- Florida DBPR vacation rental license: $50 application fee, $10 Hospitality Education Program fee, and $170 annual license fee for a single unit.
Compare Miami with other STR markets
Orlando limits short-term rentals to owner-occupied home sharing, while Tampa relies on the statewide DBPR license and a city business tax receipt. Miami adds a city certificate on top of the county and state layers.
Phoenix
Arizona
Allowed citywide with permit (state law bars city bans — host-friendly)
Low–moderate enforcement
New license $250
Last verified
View Phoenix rules →Scottsdale
Arizona
Licensed; Arizona law preempts local bans and occupancy caps
Moderate enforcement
New license $250
Last verified
View Scottsdale rules →Sedona
Arizona
Permit required; Arizona law sets the regulatory floor
Moderate enforcement
New license $210
Last verified
View Sedona rules →Los Angeles
California
Allowed in the host’s primary residence with registration; 120-night annual cap unless extended
High enforcement
New license $441
Last verified
View Los Angeles rules →Palm Springs
California
Allowed in single-family homes with an annual certificate; new certificates capped at 20% per organized neighborhood
High enforcement
New license — Vacation Rental $1,046
Last verified
View Palm Springs rules →San Diego
California
Licensed by tier; whole-home licenses are capped by ordinance
High enforcement
New license — Tier 1 — Part-Time $193
Last verified
View San Diego rules →San Francisco
California
Allowed only in the host’s permanent residence with registration; un-hosted stays capped at 90 nights per year
High enforcement
New license $925
Last verified
View San Francisco rules →Santa Monica
California
Home-sharing only in the host’s primary residence; un-hosted vacation rentals are unlawful
High enforcement
New license $582.25
Last verified
View Santa Monica rules →Denver
Colorado
Licensed, primary residence only
High enforcement
New license $150
Last verified
View Denver rules →Washington
District of Columbia
Licensed, primary residence only
High enforcement
New license $99
Last verified
View Washington rules →Fort Lauderdale
Florida
Licensed and inspected; annual Certificate of Compliance required
High enforcement
New license — Certificate of Compliance $880
Last verified
View Fort Lauderdale rules →Orlando
Florida
Owner-occupied home sharing; whole-home rentals are limited by zoning
Moderate enforcement
New license — Home Sharing Registration $275
Last verified
View Orlando rules →Tampa
Florida
State-licensed; city rental registration repealed in 2023
Low–moderate enforcement
New license $230
Last verified
View Tampa rules →Atlanta
Georgia
Licensed, primary residence plus one additional dwelling unit
High enforcement
New license $150
Last verified
View Atlanta rules →Savannah
Georgia
Certified STVR, overlay district only, per-ward cap
High enforcement
New license $400
Last verified
View Savannah rules →Chicago
Illinois
Registered shared housing unit (31 days or fewer)
High enforcement
New license $250
Last verified
View Chicago rules →New Orleans
Louisiana
Licensed, capped, and lottery-based
High enforcement
New license — NSTR owner permit $500
Last verified
View New Orleans rules →Boston
Massachusetts
Registered, owner-occupied primary residence only
High enforcement
New license — Limited Share $25
Last verified
View Boston rules →Las Vegas
Nevada
Licensed; owner-occupied homes only (city limits)
High enforcement
New license $500
Last verified
View Las Vegas rules →New York
New York
Legal only in a registered primary residence (hosted stays)
High enforcement
New license $145
Last verified
View New York rules →Portland
Oregon
Permitted as an accessory use (primary residence required)
Moderate enforcement
Last verified
View Portland rules →Charleston
South Carolina
Licensed, primary residence only (commercial STRs only in the overlay district)
High enforcement
New license $345
Last verified
View Charleston rules →Nashville
Tennessee
Allowed with permit; heavy zoning restrictions on investor units
High enforcement
New license $313
Last verified
View Nashville rules →Austin
Texas
Licensed & enforced
High enforcement
New license $736.60
Last verified
View Austin rules →Seattle
Washington
Licensed; up to two units per operator
High enforcement
New license $75
Last verified
View Seattle rules →Frequently asked questions
Do I need a city certificate or a Miami-Dade County certificate?
Inside City of Miami limits, apply for the city Certificate of Use and Business Tax Receipt. The Miami-Dade vacation rental Certificate of Use applies only to unincorporated Miami-Dade; a business in a municipality must also hold a county local business tax receipt.
Do I also need a state license?
Yes. A Florida DBPR vacation rental license and a Florida Department of Revenue registration are required before the unit is advertised or booked.
Can renting my home affect my homestead exemption?
Miami-Dade's vacation rental FAQ warns that a homesteaded property used as a vacation rental may no longer qualify for the homestead exemption and the Save Our Homes cap. Confirm your position with the Miami-Dade Property Appraiser.
Official sources and cross-checks
Sources with links
- Miami-Dade County — Short-Term Vacation Rentals miamidade.gov
- City of Miami — Certificate of Use and Business Tax Receipt FAQ archive.miami.gov
- Miami-Dade County — Vacation Rental Certificate of Use FAQ miamidade.gov
- Florida DBPR — Guide to Vacation Rentals and Timeshare Projects www2.myfloridalicense.com