North Miami Beach, Florida Short Term Rental Regulations Guide for Airbnb hosts

Overview: Are Short-Term Rentals Allowed in North Miami Beach?

Yes, short-term rentals are allowed in North Miami Beach, FL, but with significant restrictions and requirements. The City of North Miami Beach permits short-term rentals for single-family dwelling units (including townhomes but excluding mobile homes) on a limited basis—specifically, no more than three times within any twelve-month period for rentals of three months or less. This creates a rebuttable presumption of violation if exceeded.

Additionally, there are strict operational requirements including mandatory registration, safety compliance, and ongoing administrative obligations that must be met to legally operate a short-term rental business in this jurisdiction.

What do Airbnb hosts actually earn in North Miami Beach?

North Miami Beach hosts earn a median $43,104/year with $306 ADR and 66% occupancy.

Top performers pull in $100,358+ per year.

See the full North Miami Beach market breakdown

Starting a Short-Term Rental Business in North Miami Beach

Step 1: Eligibility Assessment

Property Type: Only entire single-family residences and townhomes legally created under applicable law qualify. Individual rooms or separate portions of single-family residences are prohibited.
Frequency Limitation: The property cannot be rented more than three times in a twelve-month period for stays of three months or less.
Zoning Compliance: Confirm your property is in an appropriate zoning district for short-term rentals.

Step 2: Business Structure and Planning

Responsible Party: Designate an owner, manager, or licensed real estate broker/agent who must be available 24/7, 7 days a week.
Business Registration: Obtain a Business Tax Receipt (BTR) if operating as a commercial enterprise.
Legal Status: Verify whether your property has legal nonconforming status under Ordinance 2009-25, which allows certain properties to continue STR operations under specific conditions.

Step 3: Registration Process

Certificate of Registration: Apply to the Community Development Department for a certificate of registration.
Application Fee: $100.00 annual fee.
Documentation: Submit completed application with all required attestations and supporting documents.

Required Documents, Permits, and Licenses

City-Level Requirements (North Miami Beach)

Short-Term Rental Registration Application
- Property address and type
- Building type (single-family, apartment, condominium)
- Rental type (whole dwelling with no host, or partial dwelling with host on-site)
- Number of bedrooms and maximum occupants
- List of rental platforms to be used
Certificate of Registration
- Issued upon approval of application
- Must be renewed annually
- Displays specific authorizations and restrictions
Attestations and Compliance Documentation
- Working smoke detectors in every bedroom, outside sleeping areas, and on all habitable floors
- Properly maintained and charged fire extinguisher
- Emergency contact information and floor plan with fire exits posted prominently
- Compliance with City's Minimum Property Maintenance, Building, Electrical, Mechanical, and Plumbing Codes
- No outstanding taxes or liens on the property
- Property owner authorization (if tenant applicant)

County-Level Requirements (Miami-Dade County)

Certificate of Use (CU)
- Required prior to listing and advertising
- Cost: $136.17 (inspection fee + surcharge)
- Annual renewal required
- Must be displayed conspicuously within the rental
State Requirements
- Florida State license for vacation rentals
- Florida Department of Revenue registration for tax purposes
- Tourist Tax Account for Convention and Tourist Development taxes (for rentals 6 months or less)

Required Safety and Operational Standards

Maximum Occupancy: Up to 2 persons per bedroom plus 2 additional persons (maximum 12 total, excluding children under 3)
24/7 Contact Availability: Owner, manager, or licensed agent must be accessible
Written Agreements: All rentals must have binding written agreements, licenses, or leases containing lease terms and guest contact information
Record Keeping: Maintain copies of all agreements for the lease term plus one additional year

Specific Regulations by Jurisdiction

City of North Miami Beach

Frequency Restriction: Maximum 3 rentals per 12-month period
Duration Limit: Rentals must be for periods of 3 months or less
Property Restrictions: Only entire single-family residences and townhomes; no individual rooms
Host Presence: If owner resides on premises, unoccupied portion may be leased under one tenancy
Advertising Ban: Prohibition on advertising properties in violation of regulations
Legal Nonconforming Properties: Special provisions for properties with legal nonconforming status under Ordinance 2009-25

Miami-Dade County (Unincorporated Areas)

Definition: Rentals less than 30 days or one calendar month, whichever is less
Responsible Party Residency: Must reside in property for more than six months per calendar year (applies only to Estate or Low Density Residential properties)
Sexual Offender Screening: Required nationwide search confirmation from law enforcement
Pool Safety: Must comply with Florida Statutes Section 515.27 requirements if pool present
Zoning Compliance: Must adhere to property's zoning district advertising restrictions
HOA/COA Compliance: Must notify and adhere to association rules

State of Florida

Licensing: Vacation rental license required
Tax Registration: Florida Department of Revenue registration
Tourist Tax: Monthly Convention and Tourist Development taxes for rentals 6 months or less
Pool Safety Standards: Compliance with Florida Statutes Section 515.27

Enforcement and Penalties

City of North Miami Beach

1st Violation: $500
Repeat Violation (within 12 months): $1,000
Violation After One Calendar Year: Reverts to $500 penalty
Enhanced Penalties with Other Code Violations:
- 1st Violation: $1,000
- Repeat Violation (within 12 months): $5,000 + automatic BTR or registration suspension for 1 year
Additional Enforcement:
- Immediate termination for imminent life/safety hazards
- Court injunctions with attorney fees recovery
- Lien recording against property
- Notification to Property Appraiser and Tax Collector

Miami-Dade County

Operating Without Certificate of Use:
- 1st Offense: $100
- 2nd Offense (within 24 months): $1,000
- 3rd Offense (within 24 months): $2,500
Lien Authority: County can place liens for unpaid fines and enforcement costs

Contact Information

City of North Miami Beach

Community Development Department

Address: 17050 N.E. 19th Ave, North Miami Beach, FL 33162-3100
Phone: 305-948-2966
Email: nmbcomdev@citynmb.com
Website: www.citynmb.com

Code Compliance Division

Address: 17050 NE 19th Avenue, North Miami Beach, Florida 33162
Phone: (305) 948-2964
Fax: (305) 957-3517

Miami-Dade County

Regulatory and Economic Resources - Neighborhood Compliance

Phone: 786-315-2552
311 Contact Center: For reporting violations
Email: [email protected]

Stephen P. Clark Center

Address: 111 NW 1st Street, 11th Floor, Miami, FL 33128
Phone: 305-375-2877
Email: [email protected]

State of Florida

Florida Department of Revenue

Website: floridarevenue.com/taxes/Pages/default.aspx
Purpose: Tax registration for STR operations

Important Notes

Miami Beach vs. North Miami Beach: These are separate municipalities with different regulations. Miami Beach has more restrictive rules, including prohibitions on STRs in single-family homes in many zoning districts.
Legal Nonconforming Status: Some properties in North Miami Beach may have grandfathered rights under Ordinance 2009-25, but these rights are subject to specific conditions and can be extinguished upon certain events.
Ongoing Compliance: STR operators must maintain current registrations, renew certificates annually, and ensure continuous compliance with all safety and operational requirements.

Source Documents

North Miami Beach Short-Term Rental Ordinance
North Miami Beach Short-Term Rental Registration Application
Miami-Dade County Short-Term Vacation Rentals Regulations
Miami Beach Short-Term Rental Information (for reference only - different jurisdiction)

This guide is based on information available as of the provided content. Investors should verify current regulations with local authorities as ordinances and requirements may change.

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Ask the AI Advisor about North Miami Beach

North Miami Beach sits in the southeastern corner of Florida, in Miami-Dade County, where the Atlantic shoreline meets the Intracoastal Waterway. With a population of approximately 43,000 residents, the city carries a relaxed, suburban character that contrasts with the denser energy of nearby Miami proper. It serves as a gateway to the beaches of northern Miami-Dade and the mangrove-lined wilderness of Biscayne Bay, and lies roughly twelve miles north of downtown Miami. The community is notably diverse, with strong Caribbean, Latin American, and Jewish cultural influences that shape its restaurants, synagogues, and neighborhood feel.

Oleta River State Park, just minutes from the heart of the city, is one of the area's marquee draws. As Florida's largest urban park, it offers miles of mountain biking and hiking trails through coastal hammocks, plus kayaking and paddleboarding on the Oleta River, which empties into Biscayne Bay. Visitors can rent cabanas, swim at a small beach, or escape into the mangrove tunnels. The park is less than ten minutes from most of the city's short-term rentals, making it a strong selling point for active travelers.

The Ancient Spanish Monastery, officially St. Bernard de Clairvaux Church, is another defining landmark within the city limits. Originally constructed in the 12th century in Segovia, Spain, the cloisters were dismantled, shipped across the Atlantic, and reassembled in North Miami Beach in the 1950s, making them one of the oldest European-built structures in the Western Hemisphere. The site functions today as a museum and event venue surrounded by lush gardens, and it draws visitors interested in architecture, history, and quiet contemplation. It is centrally located and easily reached from anywhere in the city.

Just east of North Miami Beach, Haulover Beach is well known for its wide stretch of sand, its famously clothing-optional section, and its family-friendly northern areas that include a marina, kite-flying zone, and the Haulover Park dunes. Surfers and paddleboarders frequent the calm, clear waters, and the beach is connected to the oceanfront via a sandbar that creates a particularly scenic swimming area. It lies only minutes from the city, depending on traffic, and adds significant appeal for guests who want classic South Florida beach time without the crowds of South Beach.

A short drive to the north brings travelers to the Aventura Mall, one of the largest and most-visited shopping centers in the United States. The mall combines luxury retailers, contemporary brands, an Apple store, and a notable contemporary art collection that includes works by Louise Nevelson and other major artists. Dining options range from fast-casual to high-end, and the complex also hosts rotating art installations. It is about ten minutes north of central North Miami Beach.

The combination of natural beauty, cultural landmarks, and easy access to both Miami and the northern beaches makes North Miami Beach a versatile base for short-term rental guests. Travelers can spend mornings kayaking in Oleta River State Park, afternoons exploring the Spanish Monastery or shopping at Aventura Mall, and evenings sampling Caribbean and Latin cuisine before retiring to a quieter residential setting that still sits within easy reach of the broader Miami region's nightlife, cruise ports, and airports.