# Morningside *single-family, measured*

> Source: https://bluebaybrokers.com/morningside
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-20
> 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.

🔓 **Admin session.** The Matrix history, the resale pairs and the shortlist are visible on this page when they exist. They are hidden from the public.

A gated historic pocket east of Biscayne Boulevard where about a dozen houses change hands in a year. Bought for the bay and the architecture; nightly rental is not the case here. There are 4 houses for sale today. We read the closings, house by house, and the rental rule, before anything here goes on a shortlist.

4 Houses for sale

$1.84M Median sale, 12 months

96 Days to close

The market, not the pitch

## What Morningside *actually trades at*

Two sets of numbers, and the gap between them is the useful part. On the left, what sellers are asking today. On the right, what buyers actually paid over the last twelve months.

$5.12M Median asking price · 4 active

$1,409 Median $/sf asked

$1.84M Median sale · 13 closings

$949 Median $/sf paid

Source: MLS (Miami Realtors / Bridge), single-family houses in Miami, Miami-Dade County, read on 20 October 2026. Active: 4 listings, 0 of them at or under $700,000, ranging from $2,590,000 to $7,200,000. Closed: 13 sales in the twelve months to that date, at a median 94.7% of the last asking price, in a median 96 days. Closed leases are excluded.

The book on the market is priced above what has been closing, by roughly 48% on price per square foot. That is a mix effect as much as a discount: the large and the waterfront sit longer. It is also the reason we underwrite from closings, never from asking prices.

One market, several prices

## Morningside is *not one price*

It is small enough to read as one: 4 houses for sale and 13 sold in twelve months, so a single median carries it, and the house-by-house closings matter more than any grouping.

| Plat | For sale | Median ask | $/sf | Closed 12 mo | Median paid | $/sf paid |
|---|---|---|---|---|---|---|
| PARK PLAZA | 0 | · | · | 5 | $2,391,000 | $1,057 |
| BAYSHORE PLAZA UNIT NO 2 | 0 | · | · | 3 | · | · |

Read on 20 October 2026. Active listings and the closings of the twelve months to that date, grouped by plat as the county recorded it; a median on fewer than 5 records is withheld. The median house that sold was 2,065 sf and built in 1950. 0 of the 4 active houses are on water.

Live MLS · refreshed nightly

## Active Morningside *houses*

Pulled from the MLS every night. Open one to see the full record, or ask us to model it.

Before we recommend anything

## A year-round neighborhood. *No short stays, by the code and by the city.*

0 of the 4 houses on the market mention Airbnb or short-term rental use in their own MLS text. Short stays are not permitted in houses here, and what makes this page useful is what the closings and the leases say about a house you keep or rent by the year. Here is what we read, on the property you are actually considering, before it goes on a shortlist.

### The code and its date

The City of Miami zoning code, Miami 21, was adopted by Ordinance 13114 on 22 October 2009 and took effect in 2010, before the 1 June 2011 cut-off in Florida Statute 509.032(7)(b), so the city keeps the right to prohibit vacation rentals. In the T3 transect, where nearly every house in the city sits, the only use by right is residential, defined as permanent housing; lodging, the transient use of furnished rooms for less than 30 days, is not permitted. The Third District Court of Appeal confirmed it in City of Miami v. Airbnb (5 December 2018), and the city's own Short-Term Rental procedure says single-family and duplex structures in T3 and T4-R are ineligible. Read on 20 September 2026.

### What a lease can be

The transect of a given lot is read on the City of Miami GIS. A house on a T4-L, T4-O, T5 or T6 lot is a different reading, with a certificate of use, a business tax receipt and the state DBPR licence, and it is rare in a house neighborhood. Leases of 30 days and more are unaffected.

### The parcel and its record

What we read parcel by parcel is the record at the county and at the city, the flood zone and the roof age, and we note where we read it and on what date.

### The association and the deed

A homeowners association or a deed restriction can forbid what a city allows. On a house this is often the binding constraint.

What this means for an investor: this is bought for the house and the block, held or restored, and rented by the year in between. The annual leases in the file are the income line. Nothing here is a projection of what a house will earn.

Miami 21 Code, City of Miami, Ordinance 13114 of 22 October 2009, Article 4; City of Miami, Short-Term Rental / Lodging Procedures (miami.gov); City of Miami v. Airbnb Inc., No. 3D17-1213, 260 So.3d 478 (Fla. 3d DCA 2018); Florida Statutes 509.032(7)(b), 2025 text. A verification carries the source, the date and the reader, and it expires after twelve months, because codes change. Nothing on this page certifies that a rental is legal at any address, and no number here is a projection of what a house will earn.

Same coast, other rules

## The zones *next door*

Other house neighborhoods a few minutes away, each with its own price and its own rental rule. The question that decides between them is answered on its own page.

[**Key Biscayne** Rental rule to verify per address. Median sale $4,587,500, $1,518/sf, 36 for sale.Read on 19 October 2026](https://bluebaybrokers.com/sf-key-biscayne) [**Coconut Grove** No short stays, year-round rentals only. Median sale $2,725,000, $1,051/sf, 85 for sale.Read on 19 October 2026](https://bluebaybrokers.com/sf-coconut-grove) [**Coral Gables** No short stays, year-round rentals only. Median sale $2,200,000, $933/sf, 133 for sale.Read on 19 October 2026](https://bluebaybrokers.com/sf-coral-gables) [**Which cities near Miami allow short stays in houses?** The rule city by city, with the ordinance and its date, for every zone we measure.Read on 19 September 2026](https://bluebaybrokers.com/str-cities-near-miami)

[All single-family zones →](https://bluebaybrokers.com/single-family-investment-miami)

Asked before every shortlist

## Morningside, *the questions that decide*

**Are short-term rentals allowed in single-family homes here?**

No. The City of Miami zoning code, Miami 21, was adopted by Ordinance 13114 on 22 October 2009 and took effect in 2010, before the 1 June 2011 cut-off in Florida Statute 509.032(7)(b), so the city keeps the right to prohibit vacation rentals. In the T3 transect, where nearly every house in the city sits, the only use by right is residential, defined as permanent housing; lodging, the transient use of furnished rooms for less than 30 days, is not permitted. The Third District Court of Appeal confirmed it in City of Miami v. Airbnb (5 December 2018), and the city's own Short-Term Rental procedure says single-family and duplex structures in T3 and T4-R are ineligible. Leases of a longer term are unaffected. Read on 20 September 2026.

**What does a single-family house cost in Morningside?**

4 are for sale on 20 October 2026, at a median asking price of $5,125,000 and $1,409 per square foot, from $2,590,000 to $7,200,000. Over the previous twelve months 13 sold, at a median $1,840,000 and $949 per square foot, in a median 96 days and at 94.7% of the last asking price.

**What does a house rent for in Morningside?**

15 single-family houses were leased through the MLS in the twelve months to 20 October 2026, at a median $9,000 a month and $5.2 per square foot. Against the median house sold in the same period that is a 5.9% gross yield before property tax, insurance, upkeep and vacancy, and it is a long-lease number, not a short-stay projection.

**Is Morningside one market?**

It is small enough to read as one: 4 houses for sale and 13 sold in twelve months, so a single median carries it, and the house-by-house closings matter more than any grouping.

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