Advice Needed - How to be able to list on Airbnb in Miami Beach, FL

Canton, MI · Member since 2016 · 113 posts · 47 votes

2y

I am about to purchase a property in Miami Beach to do STR, and I'm so excited to start my Airbnb business venture. However, it seems like there are so many rules and regulations with the State/City and when it comes to getting approved to list on Airbnb. Is there anyway to bypass any of the requirements? One of the requirement that is the most challenging to obtain is a letter from the HOA saying that STR (less than 180 days) is allowed. Can we provide other documents in its place if the HOA doesn't provide?

I took a look at the Miami STR zoning map from the Airbnb website and saw that the property that I'm about to purchase is in a zone that as "Short Term Rentals Allowed in accordance with all applicable State, County, and Local regulations." With this said, I'm taking it as it's not prohibited at least. There is a lot of paperwork and certificates to obtain, but they require the letter from the HOA.

I was browsing Miami on Airbnb, and it just seems like so many people are able to do Airbnb in Miami. Some places look like they are in really nice high-rise buildings with probably really strict rental/leasing terms from the HOA. So I'm wondering how are these people able to get on the Airbnb platforms to list their properties with the strict paperwork requirement. What is the loophole here?

I'm close to closing on the property, but now I am wondering if this is a good idea to move forward if I can't even get to list on Airbnb so really do need some help to make a decision.

Thank you so much!

Not sure if you are local or out of state investor.you have a few options

1. Google up STR property managers in that area and choose one, after interviewing them. They should be aware of the local/zonal STR rules and help you manage.

2. You can choose bigger players like Vacasa/Evolve to manage..

3. self manage - save money, but need to deal with everything from marketing to booking etc

Good luck on your journey.

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Kevin Marshburn

Real Estate Agent · Miami, FL · Member since 2019 · 25 posts · 19 votes

2y

As long as it's zoned properly and your HOA allows nightly (or weekly rentals), you should be perfectly fine. What I see as an operator and investor down here is many people ignoring HOA rules and trying to slide by and do shorter term rentals even when buildings don't allow it. They usually get caught and fined but it happens really frequently. I own a unit at a high rise condo in Brickell with 30 day minimum as the rental restriction and at least a handful of times a year, someone is caught renting their unit on these platforms and gets shut down by the HOA.

The HOA should provide a letter or you could always just use the HOA bilaws to show Airbnb it's allowed. You should be able to get those pre-closing. But make sure it is indeed allowed as most properties underwritten as a STR won't cash flow with longer rentals so be diligent there.

I know a good property manager for STR down here, if you want me to connect you with them, shoot me a DM.

And talk to your realtor! They should be able to advise. If not, you may need a more investor savvy agent :)

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Andrew SteffensBusiness Member

Tampa, FL · Member since 2022 · 3k+ posts · 3k+ votes

2y

I am not an expert in Miami (more of an expert on the Gulf side) but the state is not your problem. It will be city/county and then also your HOA. A lot of people choose to look elsewhere as I have heard it is tricky there. If it were me, I would look elsewhere, but if I had to I would do the following:

1 - Contact the local municipality (Miami Beach I assume) talk to code enforcement and give them the address and ask if there are rental restrictions in the zoning. If they say yes as for specifics so you can do your own research. If they say no, document the call.

2 - Contact the county and ask the same.

3 - Obtain a copy of HOA rules and read it all.

I hope that helps, good luck!

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Christian Busch

Real Estate Agent · Miami, FL · Member since 2016 · 19 posts · 4 votes

2y

Hi Twee,

I'm local to Miami and have a good understanding of the Miami Beach Airbnb regulations. There are only a few areas in Miami Beach that allow STR. A lot of them are on the Bay Side around West Avenue. There's a map where you can look up the zoning. If the local zoning permits it, you need to check your condo/ HOA association next: most of them don't allow short-term rentals but some do. I have a list of the ones that do in Miami Beach.

A lot of people do Airbnb illegally in Miami and in Miami Beach. Miami Beach has been very aggressive in enforcing this, Miami itself has been more lenient so far. For an investment property I would strongly advise you to follow the code and the HOA rules. There are quite a few buildings that allow it but you have to look at it on a building level. There are also often incremental fees that will lower your returns on these types of investments: property management and building fees most notably. Feel free to message me if you want to chat further.

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Brandon P.

Lakeland, FL · Member since 2018 · 243 posts · 148 votes

2y

Quote from @Twee Phamm:

I am about to purchase a property in Miami Beach to do STR, and I'm so excited to start my Airbnb business venture. However, it seems like there are so many rules and regulations with the State/City and when it comes to getting approved to list on Airbnb. Is there anyway to bypass any of the requirements? One of the requirement that is the most challenging to obtain is a letter from the HOA saying that STR (less than 180 days) is allowed. Can we provide other documents in its place if the HOA doesn't provide?

I took a look at the Miami STR zoning map from the Airbnb website and saw that the property that I'm about to purchase is in a zone that as "Short Term Rentals Allowed in accordance with all applicable State, County, and Local regulations." With this said, I'm taking it as it's not prohibited at least. There is a lot of paperwork and certificates to obtain, but they require the letter from the HOA.

I was browsing Miami on Airbnb, and it just seems like so many people are able to do Airbnb in Miami. Some places look like they are in really nice high-rise buildings with probably really strict rental/leasing terms from the HOA. So I'm wondering how are these people able to get on the Airbnb platforms to list their properties with the strict paperwork requirement. What is the loophole here?

I'm close to closing on the property, but now I am wondering if this is a good idea to move forward if I can't even get to list on Airbnb so really do need some help to make a decision.

Thank you so much!

Hello Twee,

I hope it does work out for you. I hate to sound like jerk, but make sure in the future to always find these answers to your questions before you are about to close. You also really need to be a with a good real estate agent who knows these objections you are trying to fulfill upfront, and not just an agent who wants to sell you a property.

Best and again I hope it all works out.

Brandon

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Advice Needed - How to be able to list on Airbnb in Miami Beach, FL

Advice Needed - How to be able to list on Airbnb in Miami Beach, FL

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