Miami Beach, FL Short-Term Rentals: Night Caps (2026)

Rather than capping nights per year, Miami Beach enforces a minimum-stay floor. Under Sec. 142-1111(a), apartment and townhome rentals in the listed residential districts for periods of less than six months and one day are prohibited unless the property qualifies under one of the narrow grandfathered exemptions in Sec. 142-1111(b). Properties that qualified under the 2010 Flamingo Park / Espanola Way pathway had to apply for a Certificate of Use within six months of June 19, 2010, demonstrate Chapter 509 registration as of March 10, 2010, and meet a 50% taxable-room-revenue test. The Collins Waterfront Local Historic District exemption (Sec. 142-1111(b)(3)) is limited to contributing buildings south of West 24th Terrace, requires 24/7 on-site management, and imposes a minimum seven-night reservation. For all approved STRs, Sec. 142-1111(c)(2) caps turnover frequency: no unit may be rented more frequently than once every seven days, every rental must be under a written agreement listing the parties and dates, and every agreement must be retained for one year. Single-family RS districts and multifamily zones not listed in 142-1111(a) are not eligible at all. Florida Statute 509.032(7)(b) preempts any new local night-frequency or duration caps adopted after June 1, 2011.