Miami Investment Properties & Short-Term Rental Condos
Condos in buildings that allow short-term rentals, rental-flexible developments, and long-term rental homes in Miami-Dade County.
Condos in buildings that allow short-term rentals are a high-demand investment segment in Miami, and many condominiums limit or prohibit short stays. Elizabeth Costa represents domestic and international investors buying and selling STR-eligible condos, rental-flexible developments, long-term rental homes, and pre-construction across Miami-Dade, with 15+ years of experience and 300+ closed transactions.
Which Miami condos allow short-term rentals?
Only buildings whose condominium documents allow short stays, in zones where the city permits them. Examples reported by developers include 600 Miami Worldcenter, West Eleventh Residences, NoMad Residences Wynwood, and River District 14 in Miami, and 7200 Collins and NoBe PARC in Miami Beach. Always confirm the rules in the condo documents before you buy.
Which Miami and Miami Beach Buildings Are Designed for Short-Term Rentals?
Buildings where owners are reported to be able to rent short-term, with the source for each. The last two have no press source yet, so confirm their rules in the developer's documents:
| Building | Area | Rental policy reported | Source | Status |
|---|---|---|---|---|
| 600 Miami Worldcenter | Downtown Miami (Miami Worldcenter) | Developer: no restrictions on owners renting units short-term | Multifamily Dive, April 2024 | 606 condos, sold out; completion projected for 2026 |
| West Eleventh Residences | Downtown Miami, 18 NW 11th St | Daily rentals allowed year-round, through a centralized Airbnb management platform | The Real Deal, February 2023 | 44 stories, 659 furnished studios and one-bedrooms |
| NoMad Residences Wynwood | Wynwood, 2700 NW 2nd Ave | Residences offered with no rental restrictions | Hospitality Net, May 2026 | Opened 2026; 329 residences |
| River District 14 | 1451 NW 14th St, north of the Miami River | Designed for short-term rentals; units delivered furnished | Commercial Observer, May 2024 | 283 units |
| 7200 Collins | North Beach, Miami Beach | Designed for owner use and short-term rentals; furnished | Elizabeth's 7200 Collins guide | 96% under contract by July 2026; completion targeted for late 2027 |
| NoBe PARC | North Beach, Miami Beach | Furnished residences designed for short-term rentals | Elizabeth's NoBe PARC guide (Spanish) | 232 residences; completion targeted for late 2028 |
| Delano Residences & Hotel Miami | Downtown Miami | Rules differ by section of the tower; confirm in the condo documents | Developer documents | Pre-construction |
| Vista Harbor Residences | Miami River, 555 NW South River Dr | Marketed with short-term rental flexibility; confirm the minimum stay in the condo documents | Developer documents | Pre-construction |
Rental policies come from developer announcements reported in the press and can change. The condominium documents control. Updated November 4, 2026.
→ Many of these are still under construction: see New Construction and Pre-Construction Advisory for deposit schedules and developer contracts.
What Rules Apply to Short-Term Rentals in Miami-Dade?
Short-term rental eligibility always depends on two levels: the city where the building is located and the building's condominium documents.
| City | Key rules | Official source |
|---|---|---|
| City of Miami | Rentals of less than 30 days are a lodging use. Owners need a lodging permit and Certificate of Occupancy, a state DBPR lodging license, a Certificate of Use, and a Business Tax Receipt, and the condo association must certify that it allows short-term rentals. Single-family homes and duplexes in T3 and T4-R zones are not eligible. | City of Miami |
| City of Miami Beach | Certificate of Use, Business Tax Receipt, association letter dated within 60 days, resort tax registration, state license, and a homestead acknowledgment. | City of Miami Beach |
| State of Florida | Vacation rental license from the Department of Business and Professional Regulation. | Florida DBPR |
| Doral | Check the HOA or condo documents and the City of Doral's requirements; many associations set minimum lease terms. | Association documents and City of Doral |
Not every Miami condo allows short-term rentals. Verify the city rules and the building documents before you buy.
Renting short-term can also affect your homestead exemption; see my homestead guide. For 30-day-plus rentals in Doral, read HOA and condo rules for mid-term rentals.
Who Is This Investment Service For?
Short-Term Rental Investors
Buying or selling condos in buildings that allow short stays, in Miami and Miami Beach.
Pre-Construction Investors
Buying during the development cycle with structured deposit schedules.
Long-Term Rental Investors
Focused on steady 12-month leases, including Doral townhomes and condos.
Buyers Living Outside the U.S.
Buying U.S. real estate with support on title, wiring funds, FIRPTA, and local management. See my guide for buyers outside the U.S.
How Does Elizabeth Costa Evaluate an Investment Property?
Rental Rule Verification
Confirm in writing that the condominium documents allow the rental term you plan, and that the city zone permits it, before any offer.
HOA and Operating Cost Analysis
Model association fees, management, furnishing, insurance, taxes, and licensing. These are the line items that most often erode returns.
Comparable Rental Review
Review rental history, occupancy, and competing supply in the same building or area to set realistic income expectations. Rental income is never guaranteed.
Resale Positioning
Check price per square foot, days on market, and supply in the building so the purchase price supports a future exit.
Exit Planning
Define the hold period, resale timeline, and liquidity needs before you buy.
→ Investment purchases follow the same contract steps: Miami Home Buying Guide · Buyer closing costs · Condo milestone inspections and SIRS
Experience With Rental-Flexible Developments
Elizabeth Costa has represented domestic and international buyers in four investment-oriented developments in Miami: 600 Miami Worldcenter, River District 14, West Eleventh Residences, and NoMad Residences Wynwood. That work has included:
- Developer contract review and the 15-day cancellation right under Fla. Stat. 718.503
- Deposit schedule analysis
- Rental policy verification in the condo documents
- Operating cost comparison across projects
- Purchase structuring for buyers living outside the U.S.
Investment Property vs. New Construction: What Changes?
| Focus area | ◆ New construction | ★ Investment property |
|---|---|---|
| Primary lens | Purchase process and build cycle | Income, appreciation, and exit |
| Contract focus | Developer contract structure | Rental rules and HOA policy |
| Timeline | Construction milestones | Hold period and resale window |
| Financial modeling | Deposit schedule and closing costs | Cash flow after all operating costs |
| Decision driver | Project quality and delivery | Rental compliance and liquidity |
Many short-term rental opportunities are in new developments, but not every new building allows short-term rentals.
FAQ: Short-Term Rentals and Investing in Miami
Which Miami condos allow short-term rentals?
Only buildings whose condominium documents allow short stays, in zones where the city permits them. Examples reported by developers include 600 Miami Worldcenter, West Eleventh Residences, NoMad Residences Wynwood, and River District 14 in Miami, and 7200 Collins and NoBe PARC in Miami Beach. Always confirm the rules in the condo documents before you buy.
Are short-term rentals legal in the City of Miami?
In the City of Miami, rentals of less than 30 days are a lodging use. They require a lodging permit and Certificate of Occupancy, a state DBPR lodging license, a Certificate of Use, and a Business Tax Receipt, renewed each year, and the condominium association must certify that it allows short-term rentals. Single-family homes and duplexes in T3 and T4-R zones are not eligible.
What do you need to rent short-term in Miami Beach?
The City of Miami Beach requires a Certificate of Use and a Business Tax Receipt, a letter from the condominium association dated within 60 days, a resort tax registration, a state vacation rental license, and a signed acknowledgment that short-term rental use can cost you the homestead exemption.
Can I rent my Doral condo or townhouse short-term?
It depends on the HOA or condo documents and the City of Doral's rules. Many associations set minimum lease terms, so check both before you buy. Long-term and mid-term rentals are the more common plan for Doral HOA communities.
What should investors verify before buying a Miami investment property?
The rental rules in the condominium documents, the city zoning and licensing, association fees and reserves, insurance, property taxes without homestead, and realistic rental comparables, ideally before you make an offer.
Can international buyers invest in Miami real estate?
Yes. Buyers living outside the U.S. can buy in Miami-Dade. Plan financing with a lender of your choice, how you will hold title, FIRPTA withholding when you sell later, tax filing on rental income with a tax professional, and local management.
Miami Investment Property Specialist
Elizabeth Costa is a Realtor with The Keyes Company (Florida License #3234205 · CLHMS · CBR), with 15+ years of experience, 300+ closed transactions, and $187.5M+ in career sales volume in Miami-Dade County, and a Chairman's Circle Award recipient at The Keyes Company (2024 and 2025). She focuses on homes from $850,000 to $2 million and on condos in buildings that allow short-term rentals, works in English and Spanish, and has lived in Doral for more than two decades.
★ 5.0 · 83 Google reviews · The Keyes Company: Exclusive Member of Forbes Global Properties · Founding Member of Luxury Portfolio International.
Investment decisions go better with verified rules and real numbers, not speculation.
Buying or Selling an STR Condo or Investment Property?
Schedule an investment consultation to review the rental rules, costs, and exit plan before you commit capital. Bilingual EN/ES service.
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General real estate information, not legal, tax, or investment advice. Rental income is not guaranteed. Prices, availability, and rental terms are set by each developer or association and can change.