MIAMI BEACH
Short-Term Rentals
in Miami Beach
Most people looking for three months in Miami Beach are looking for something that does not exist in the building they have in mind. Here is what is actually available, which buildings allow it, and why almost everywhere else says no.
The six-month rule
Miami Beach restricts rentals shorter than six months and one day across single-family homes and many multifamily buildings. Separately, and this is the part that catches people out, most condominium associations impose their own minimum lease term in their governing documents.
Those two things are independent. Even where city zoning would permit a shorter stay, the building can still say no, and the building’s rules win.
In practice: if you want anything under six months in Miami Beach, your options are not a matter of searching harder. They are a short list of specific buildings.
This is why so many seasonal searches stall. Someone wants January through March in South of Fifth, spends three weeks looking, and discovers the buildings they like will not permit it at any price.
The buildings that allow it
These are the Miami Beach buildings where short-term rentals are permitted. It is a short list and it does not change often.
1 Hotel South Beach
Oceanfront on Collins, with the residences operating alongside the hotel. Full hotel service and amenities.
Roney Palace
Oceanfront in the heart of South Beach, and one of the more flexible options for shorter stays.
The Miami Beach EDITION
Mid-Beach oceanfront, hotel-managed, with the residences sharing the hotel’s service model.
The Setai
Oceanfront on Collins at 20th Street. Hotel and residences on the same site, with the residential tower separate from the historic building.
Yacht Club at Portofino
Bayfront in South of Fifth with marina access, and the one option on this list that is not hotel-attached.
Building rules and city regulations both change, and short-term rental law in Miami Beach has been the subject of ongoing litigation. Confirm current terms before you commit to anything.
What season actually means here
Season runs roughly December through April, with January through March the genuine peak. Pricing, availability and competition all move sharply inside that window.
Two practical consequences. First, seasonal inventory gets committed early, often by September or October for the following winter. Second, the same unit can carry very different pricing depending on which months you want, and a stay that spans the shoulder months usually costs meaningfully less than one sitting squarely in February.
If you are flexible on timing, say so early. It is often the difference between a difficult search and a straightforward one.
How the process works
Association approval. Nearly every building requires an application, an approval process, and a fee. Timelines vary from a few days to a few weeks. Build this into your planning rather than assuming you can move in the week you sign.
Funds up front. Seasonal terms typically require a larger sum in advance than an annual lease. Expect to fund the majority of the stay before you take the keys.
Furnished by default. Short-term inventory here is almost always turnkey. That is a benefit, though it also means you are living with someone else’s furniture and it is worth seeing in person or on video rather than trusting listing photos.
Taxes. Florida treats rentals of six months or less as transient, which carries state and county tax on top of rent. It is a real number and it should be in your budget from the start rather than a surprise at signing.
Renting before buying
A meaningful share of the people I work with rent a season before they buy, and I think it is usually the right call.
A winter in Miami Beach tells you things no amount of touring will. Whether you actually use the beach. Whether the building you liked on paper feels right at seven in the morning. Whether you want to be walking distance from dinner or a short drive from quiet. Whether summer is going to be a problem.
It also removes the pressure to decide quickly in a market you do not know yet, which is where out-of-state buyers most often overpay.
If you are relocating rather than buying a second home, the same logic applies with more force. More on relocating to Miami.
Where I work
About Jack
Jack Mintz is a real estate agent with Compass, based at 1212 Lincoln Road in Miami Beach. He works across Miami Beach, Brickell, Coral Gables, Coconut Grove, Bal Harbour and Edgewater.
Seasonal and short-term searches are a regular part of his work, and often the first step for someone who ends up buying here.
Looking for a season?
Tell me the months, the budget, and roughly where you want to be. I will tell you honestly whether it is available and what it will take.
How renting with an agent works · Looking for something not on the market?