# How to check if a Miami condo allows Airbnb: *five records, in order*

> Source: https://bluebaybrokers.com/check-if-miami-condo-allows-airbnb
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-18
> Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address.

**A Miami condo can host nightly guests only when five records agree: the city's ordinance and its adoption date, the zoning of the parcel, the condominium declaration and rules, a Florida DBPR vacation rental licence, and the city's own registration where it has one.** The MLS field that says "no restrictions" describes only the association, and a listing remark is the seller's claim. Below is the order we read them in, with what each one settles, and the six cities and one zoning code we have read so far.

Sources: Florida Statute 509.032(7)(b) (2025), each city's code as named below, read between 28 August and 21 September 2026. Nothing on this page certifies that a rental is legal at any address.

The five records

## Read them in this order, *and stop at the first no*

| # | Record | Where to read it | What it settles |
|---|---|---|---|
| 1 | The city's ordinance | The city code (Municode, American Legal); the adoption history is printed at the end of each section | Whether the city may say no. Under Florida Statute 509.032(7)(b) a city may not prohibit vacation rentals or set a minimum stay unless its rule was adopted on or before 1 June 2011 |
| 2 | The zoning of the parcel | The County GIS or the city's zoning map, by folio | Whether this district allows lodging. In the City of Miami, Miami 21 (2009) allows no transient rental in the T3 and T4-R residential transects |
| 3 | The declaration and the rules | The recorded declaration (County), the current rules, the association's manager | The minimum stay, the number of rentals a year, registration and approval by the association. The MLS fields summarize these; "no restrictions" means no association rule, not city permission |
| 4 | The state licence | Florida DBPR, myfloridalicense.com | A vacation rental licence for the unit before it is rented by the night |
| 5 | The city's registration | The city's vacation rental programme, certificate of use or business tax receipt | Whether the unit may operate in the city's eyes; Hollywood, Fort Lauderdale, Hallandale Beach and Miami Lakes each run a programme with annual renewal |

The guest also pays transient rental taxes on top of the nightly rate (13% in most of Miami-Dade, more in Miami Beach), collected and remitted by the host or the platform.

What we have read

## Six cities and one zoning code, *with their ordinance*

| City or district | May it prohibit short stays? | Ordinance | Read on |
|---|---|---|---|
| [Hollywood](https://bluebaybrokers.com/sf-hollywood) | No, it licenses them | Ord. O-2015-24, 21 Oct 2015 | 28 Aug 2026 |
| [Fort Lauderdale](https://bluebaybrokers.com/sf-fort-lauderdale) | No, it licenses them | Ord. C-15-29, 18 Aug 2015 | 28 Aug 2026 |
| [Hallandale Beach](https://bluebaybrokers.com/sf-hallandale) | No, it licenses them | Ord. 2016-02, 27 Feb 2016; 2023-003 | 15 Sep 2026 |
| [Miami Lakes](https://bluebaybrokers.com/sf-miami-lakes) | No, it licenses them | Ord. 22-302, 25 Jul 2022 | 28 Aug 2026 |
| [Dania Beach](https://bluebaybrokers.com/sf-dania-beach) | Minimum stay of 5 days | Ord. 2011-017, 31 May 2011 | 19 Sep 2026 |
| [Coral Gables](https://bluebaybrokers.com/sf-coral-gables) | Yes, not in single-family districts | Zoning Code § 4-101(A); City Attorney Opinion 2013-055 | 21 Sep 2026 |
| City of Miami, T3 and T4-R | Yes, no transient rental | Miami 21, Ord. 13114, 22 Oct 2009 | 20 Sep 2026 |

A city whose rule predates 1 June 2011 (Dania Beach adopted its rule the day before) keeps the power to regulate duration. A city not in this table has not been read by us yet, and we say so rather than guess.

The traps

## Four ways *a yes turns out to be a no*

### "No restrictions" on the MLS

The field describes the association's rules as the listing agent entered them. It says nothing about the city, the zoning or the licence.

### A building that allows it, a city that acts

A city can order an association to stop rentals under 30 days when the building lacks the certificate of use or the life-safety approval for lodging, whatever the declaration says. We check the city's register, not only the association.

### "Airbnb friendly" in a brochure

A preconstruction tower has no recorded declaration yet. Until it is recorded, the rental policy is the developer's promise, and we say which documents to get in the contract.

### A 30-day minimum is not a dead end

Where nightly rental is closed, the same unit can rent by the month to travelling professionals: a different rate and occupancy, priced on its own numbers.

Questions we are asked

**How do I know if a Miami condo allows Airbnb?**

Read five records in order: the city's ordinance and its adoption date, the zoning of the parcel, the condominium declaration and rules, a Florida DBPR vacation rental licence, and the city's registration where it has one. The MLS "no restrictions" field covers only the association.

**Can a Florida city ban Airbnb?**

Only if its rule was adopted on or before 1 June 2011. Florida Statute 509.032(7)(b) bars later rules that prohibit vacation rentals or regulate how long or how often they are rented; registration, safety and occupancy rules remain allowed.

**Which cities near Miami license short-term rentals?**

Among the cities we have read, Hollywood, Fort Lauderdale, Hallandale Beach and Miami Lakes license them; Dania Beach requires a minimum stay of 5 consecutive days; Coral Gables bars them in single-family districts; the City of Miami allows no transient rental in its T3 and T4-R transects.

[Cities near Miami that allow Airbnb houses](https://bluebaybrokers.com/str-cities-near-miami) [Brickell buildings that allow daily rentals](https://bluebaybrokers.com/brickell-buildings-daily-rentals) [How we analyze an investment](https://bluebaybrokers.com/how-we-analyze)