Miami BeachShort-term rental rules

Additional vacation and regional market / Florida

Miami Beach requires a separate city approval review; a Miami address or state vacation-rental license does not establish city eligibility.

Research reviewed Oct 31, 2026. Primary sources linked.

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Does the operating permit transfer?: Ownership update
Section 102-361 allows a Business Tax Receipt transfer after a bona fide business sale within 30 days. Submit the recorded deed, prior receipt, required application forms and fee. The receipt lasts only through its existing term. Missing the procedure forfeits the transfer opportunity under section 102-363.
Can the land-use approval continue?: Verify the property approval
The operating-permit rule does not establish whether this parcel’s zoning approval, variance or older-use protection continues. Obtain the actual approval and its conditions.
Can this buyer obtain approval?: Confirm that short-term rental use is permitted for the exact address and unit before applying. The city publishes additional STR documentation requirements.
License or registration: The city business process requires zoning review for the Certificate of Use, the applicable fire inspection and a Business Tax Receipt.
Application availability: Confirm current availability
Check the official program before applying. The absence of a reported waitlist is not evidence that this property or buyer can receive approval.
Timing to verify: Complete the Business Tax Receipt transfer within 30 days of the business sale; separately confirm the Certificate of Use and STR approval requirements.
Changes and uncertainty: Distinguish Miami Beach from the City of Miami, and confirm both the local use approval and state documentation.

What this means for the appraisal

Obtain written confirmation of the ownership-update procedure and any required filings before assuming uninterrupted operation.
Verify the property’s land-use approval and continuation conditions. Research finding: Verify the property approval.
Check the proposed buyer against the recorded requirements: Confirm that short-term rental use is permitted for the exact address and unit before applying. The city publishes additional STR documentation requirements.
In the assignment analysis, identify the evidence supporting the proposed rental use, any operating interruption and any unresolved assumptions.

Use these prompts to plan the property review. The appraiser must evaluate the evidence and reach the assignment-specific conclusions.

Record the property evidence in a worksheet

Request documents from the owner or agent

Copy this market-specific request, add the property address and edit it for the assignment.

Read or select the document request

Document request for Miami Beach

Subject: STR property document request | Miami Beach, FL

Please provide the following documents for the property under review. Identify any item that is unavailable or does not apply.

1. Property address, parcel ID and confirmation of the governing jurisdiction.
2. Current operating permit or registration, named holder, expiration date and renewal history, if applicable.
3. Written ownership-change instructions from the issuing office. Guide finding: Section 102-361 allows a Business Tax Receipt transfer after a bona fide business sale within 30 days. Submit the recorded deed, prior receipt, required application forms and fee. The receipt lasts only through its existing term. Missing the procedure forfeits the transfer opportunity under section 102-363.
4. Zoning approval, conditional-use permit, variance or grandfathering record, including conditions and evidence of continued use. Guide finding: The operating-permit rule does not establish whether this parcel’s zoning approval, variance or older-use protection continues. Obtain the actual approval and its conditions.
5. Documents addressing the proposed buyer and property requirements: Confirm that short-term rental use is permitted for the exact address and unit before applying. The city publishes additional STR documentation requirements.
6. Current confirmation of application availability, including any cap, waitlist, lottery or separation rule. Guide finding: Check the official program before applying. The absence of a reported waitlist is not evidence that this property or buyer can receive approval.
7. Recorded covenants, HOA or condominium rental restrictions and applicable lease restrictions.
8. Rental operating statements and booking records, with the periods covered and any anticipated interruption at closing.
9. Confirmation of the applicable deadline and filing evidence: Complete the Business Tax Receipt transfer within 30 days of the business sale; separately confirm the Certificate of Use and STR approval requirements.
10. Written clarification: Confirm whether the existing Certificate of Use and STR-specific approvals need reissuance or amendment for this buyer and unit. A tax receipt transfer does not establish zoning eligibility.

Market research reviewed: 2026-10-31. These requests need property-specific verification.
Official research sources:
Miami Beach business tax and Certificate of Use process: https://www.miamibeachfl.gov/city-hall/finance/business-tax-receipts-btr/
Miami Beach short-term rental requirements: https://www.miamibeachfl.gov/short-term-rental-requirements/
Miami Beach code, sections 102-361 through 102-364, business-tax transfers: https://library.municode.com/fl/miami_beach/codes/code_of_ordinances?nodeId=SPAGEOR_CH102TA_ARTVLOBUTA

Subject: STR property document request | Miami Beach, FL

Please provide the following documents for the property under review. Identify any item that is unavailable or does not apply.

1. Property address, parcel ID and confirmation of the governing jurisdiction.
2. Current operating permit or registration, named holder, expiration date and renewal history, if applicable.
3. Written ownership-change instructions from the issuing office. Guide finding: Section 102-361 allows a Business Tax Receipt transfer after a bona fide business sale within 30 days. Submit the recorded deed, prior receipt, required application forms and fee. The receipt lasts only through its existing term. Missing the procedure forfeits the transfer opportunity under section 102-363.
4. Zoning approval, conditional-use permit, variance or grandfathering record, including conditions and evidence of continued use. Guide finding: The operating-permit rule does not establish whether this parcel’s zoning approval, variance or older-use protection continues. Obtain the actual approval and its conditions.
5. Documents addressing the proposed buyer and property requirements: Confirm that short-term rental use is permitted for the exact address and unit before applying. The city publishes additional STR documentation requirements.
6. Current confirmation of application availability, including any cap, waitlist, lottery or separation rule. Guide finding: Check the official program before applying. The absence of a reported waitlist is not evidence that this property or buyer can receive approval.
7. Recorded covenants, HOA or condominium rental restrictions and applicable lease restrictions.
8. Rental operating statements and booking records, with the periods covered and any anticipated interruption at closing.
9. Confirmation of the applicable deadline and filing evidence: Complete the Business Tax Receipt transfer within 30 days of the business sale; separately confirm the Certificate of Use and STR approval requirements.
10. Written clarification: Confirm whether the existing Certificate of Use and STR-specific approvals need reissuance or amendment for this buyer and unit. A tax receipt transfer does not establish zoning eligibility.

Market research reviewed: 2026-10-31. These requests need property-specific verification.
Official research sources:
Miami Beach business tax and Certificate of Use process: https://www.miamibeachfl.gov/city-hall/finance/business-tax-receipts-btr/
Miami Beach short-term rental requirements: https://www.miamibeachfl.gov/short-term-rental-requirements/
Miami Beach code, sections 102-361 through 102-364, business-tax transfers: https://library.municode.com/fl/miami_beach/codes/code_of_ordinances?nodeId=SPAGEOR_CH102TA_ARTVLOBUTA

Research and guide updates

Oct 31, 2026 Research record: Research recorded for this market. Primary sources linked. See the findings, open questions and official sources below.
Nov 1, 2026 Guide tools: Added assignment prompts, a document request and consistent research questions. This tool update does not change the market research date.

Changes and uncertainty to verify

Distinguish Miami Beach from the City of Miami, and confirm both the local use approval and state documentation.

Still to confirm

Confirm whether the existing Certificate of Use and STR-specific approvals need reissuance or amendment for this buyer and unit. A tax receipt transfer does not establish zoning eligibility.

Sources and research limits

The sale summary cites official code, program guidance or a court record. Read its scope and any remaining questions; it is not a parcel determination.

Use this summary to identify the documents and questions for a property review. A seller's rental history alone does not establish a buyer's permission to operate.

Nearby, with different rules

A mailing address or destination name can cover more than one jurisdiction.

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