Vacation Rental Management in Miami
Brickell and downtown condos, Wynwood, and business travel that does not stop for the season. Here the building rules matter as much as the city rules.
Why Miami earns
Miami is the one market we serve where demand is not organised around the beach. Brickell fills with business travel, Wynwood with the art and design calendar, downtown with conferences and events, and all three run through the summer in a way that Broward beach property does not. For an owner, that means a Miami condo has a flatter, more resilient calendar than a comparable investment forty minutes north.
It also means the guest is different. Miami books shorter, later, and more often for a specific reason: a conference, a gallery weekend, a closing. Turnover is higher, the operational load per booked night is higher, and the properties that win are the ones that are genuinely ready every single time. That is an operations problem more than a marketing one.
The thing owners underestimate here is the building. In Brickell and downtown, the condo association usually has more say over whether you can run a short-term rental, and on what terms, than the city does. Minimum stays, guest registration, elevator and loading rules, and outright bans are all set at the building level and vary tower to tower. We read the declaration before we quote you a number.
The rules in Miami, handled
This is the part owners tell us takes the most time and carries the most risk. It is also the part we do not ask you to touch.
- Miami 21 zoning decides eligibility first
- Short-term rental is generally permitted in the T4, T5, T6, and CI-HD transect zones and generally not permitted in T3, which covers most single-family neighbourhoods. Inside that, some zones allow it by right, some by warrant, and some only by exception. This is the first thing we check, before anything else, because no amount of paperwork makes a T3 address eligible.
- Four credentials, all active at once
- Operating legally in the City of Miami takes a state licence, a Miami-Dade County certificate of use, a City of Miami certificate of use, and a City of Miami business tax receipt, all valid at the same time. A lapse in any one of them is a lapse in all four. We hold the calendar for every one.
- On-site residency in low-density areas
- In low-density and estate areas the host has to live on the property for more than six months of the year. If you do not, that address is not a whole-unit short-term rental, and we will tell you so before you furnish it.
- Homestead exemption limits what you can rent
- A homestead-exempt property may only be rented in part, a room rather than the whole unit. Owners are often surprised that a tax election constrains the rental model. We check your exemption status during onboarding.
- Building reclassification
- Where a large share of a building converts to transient use, the city can require the building to be reclassified to apartment-hotel standards. That is a building-level risk rather than a unit-level one, and it is worth knowing about before you buy into a tower where it is already happening.
- Condominium association rules
- In Brickell and downtown this is usually the binding constraint. Buildings set their own minimum stays and guest registration, and some prohibit short-term rental outright. We read the declaration before we give you a projection, because a number that ignores it is not worth having.
Short-term rental eligibility varies by zoning district and by HOA or condo rules. We confirm your specific parcel and building during onboarding.
Requirements last verified September 2026.
The state and county layer
This part is the same for every home we manage in Miami-Dade County, whatever the city requires on top of it.
- Florida vacation rental license
- The state licenses your property through the Department of Business and Professional Regulation once you rent the whole unit more than three times a year for stays under thirty days, or advertise it as regularly available. A single-unit licence is 170 dollars a year, with a 50 dollar application fee the first year. We apply for it and keep it current.
- Florida Department of Revenue registration
- Stays of six months or less are taxable, which means a sales tax certificate of registration before you take a booking. We register you.
- Human trafficking awareness
- Florida requires vacation rentals to train housekeeping and front-desk staff every year, keep signed acknowledgments, and post a bilingual awareness sign with the national hotline number. We handle the training records and the signage.
- Licence renewal
- State licences in this district expire on October 1 each year, on a fixed date rather than a year from issue. We carry that date.
- What the guest pays
- Roughly about 13 percent on a short stay, made up of 6 percent state sales tax, a 1 percent county discretionary surtax, and a county tourist development tax that is not uniform across Miami-Dade.
Miami Beach, Surfside, and Bal Harbour levy their own municipal resort tax and sit outside the county convention development tax, so the arithmetic differs there from the rest of Miami-Dade.
You are responsible for collecting and remitting state sales tax and county tourist development tax. We set up and manage those accounts and filings as part of onboarding.
Full service management, transparent reporting.
Your property earns more
Dynamic pricing, channel optimization, and revenue strategies tuned to your specific market and property type.
Guests find you everywhere
Distribution across Airbnb, Vrbo, Booking.com, Expedia, and direct booking through the Casago network.
Five-star guest experiences
Professional guest communication, 24/7 support, and a hospitality-first approach built to earn five-star reviews and repeat bookings.
Compliance handled
We handle licensing, permits, tax registration, and the regulatory requirements specific to each Southeast Florida jurisdiction we operate in.
Your property stays in top condition
Professional cleaning between every stay, regular inspections, vendor coordination, and proactive maintenance handled by our local team.
Transparent reporting, always
A dedicated owner portal with real-time reporting on bookings, revenue, occupancy, and property activity. Quarterly performance reviews.
What we manage in Miami
Real photography, real properties, no stock images.
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The Grand Vista 4501
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Mid-Century Modern Oasis
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Iconic Views - Luxury Condo in the Heart of Brickell
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What could your Miami property earn?
Get a custom projection for your property within one business day. No obligation, no pressure.