STR Rules by Florida City — Canadian Investor Market Guide

The compliance stack: state → county → city → HOA

Every Florida STR owner must navigate four potential regulatory layers, from broadest to most specific:

1. State of Florida — DBPR vacation rental license (mandatory); DOR sales tax registration (mandatory); FIRPTA compliance (if applicable)
2. County — TDT registration and remittance; county-level STR ordinances (occupancy limits, noise, etc.); some counties (Orange, Osceola) have extensive STR codes
3. City/municipality — Local STR registration, inspection, minimum stay requirements, owner-occupancy requirements, density caps
4. HOA / Condo association — Private CC&R restrictions on rentals; not subject to state preemption; can ban STRs entirely

All four layers can apply simultaneously. A property might have a valid DBPR license, comply with county TDT rules, but violate the HOA's ban on rentals of less than 90 days — resulting in HOA fines, forced lease terminations, and potential foreclosure of the HOA lien.

Miami Beach — most restrictive major market

Miami Beach has the most complex STR regulatory environment in Florida. Although the city cannot impose an outright ban (state preemption), it has used zoning to restrict STRs to specific overlay zones, effectively prohibiting them in most residential neighborhoods.

STR overlay zones: STRs are permitted only in certain zoning districts (primarily in areas historically associated with vacation rental use). Outside these zones, short-term renting is a zoning violation regardless of DBPR license status.

Enforcement: Miami Beach has a dedicated STR enforcement unit that patrols for unlicensed or out-of-zone listings. Fines range from $1,000 to $20,000 per violation. The city cross-references Airbnb/VRBO listings with its zone map and issues citations to non-compliant listings. Platform listings must include the city registration number.

For Canadian buyers: Before purchasing a Miami Beach property for STR purposes, verify with the Miami Beach Planning Department that the specific address is within an STR overlay zone. This must be confirmed at the parcel level — zone boundaries change and online maps may be outdated.

City of Miami — permitted with registration

The City of Miami (distinct from Miami Beach and Miami-Dade County) permits STRs subject to a local registration requirement and compliance with city codes.

Registration: Hosts must register with the City of Miami and obtain a local STR certificate in addition to the state DBPR license. Registration fees are modest (typically under $200/year). The city maintains a public registry of registered STRs.

HOA dominates: Most Miami condos are in buildings with HOA restrictions. In practice, many popular Miami condo towers explicitly allow or explicitly ban STRs via their CC&Rs. Verify the specific building's rules before any purchase.

Broward County / Fort Lauderdale

Broward County and the City of Fort Lauderdale both have STR registration programs that operate alongside the state DBPR license.

Fort Lauderdale City: Requires a city STR permit in addition to the DBPR license. Hosts must designate a local responsible party. Occupancy limits apply (generally 2 persons per bedroom + 2 additional). Noise ordinances are strictly enforced in residential neighborhoods. The city actively cross-references OTA listings against its permit database.

Broward County unincorporated: County STR registration required. TDT is collected at 6% by the county tax collector. Platform collection through Airbnb/VRBO covers both state and county taxes for platform-booked reservations.

Orange County / Orlando / Kissimmee (Osceola County)

The greater Orlando/Kissimmee area is one of Florida's most STR-friendly markets, driven by proximity to theme parks and a large supply of vacation-dedicated single-family homes. However, it is not unregulated:

Orange County: Comprehensive STR ordinance requires county registration, a local contact available 24/7, life safety inspections, and compliance with noise/nuisance codes. Registration must be renewed annually. Many HOA communities in Orange County (particularly in Windermere and Dr. Phillips) ban STRs.

Osceola County (Kissimmee): Osceola has one of the highest concentrations of STR-dedicated gated communities in Florida (e.g., ChampionsGate, Windsor Hills, Solterra). These communities explicitly permit STRs in their CC&Rs — making them popular with Canadian investors. Osceola County requires a county STR registration certificate.

Gulf Coast markets: Sarasota, Naples, Fort Myers, Anna Maria Island

Sarasota County: STRs permitted with DBPR license and county TDT registration. The City of Sarasota has a local registration program. Noise and occupancy regulations are enforced by both city and county code enforcement.

Collier County (Naples): STRs permitted. Marco Island has its own STR registration program with inspection requirements. Beachfront and waterfront properties are popular but subject to HOA restrictions in most developments.

Lee County (Fort Myers / Cape Coral): STRs permitted with DBPR license. Cape Coral has a local registration requirement. Sanibel and Captiva Islands require Sanibel City STR licenses and have strict environmental occupancy rules.

Holmes Beach / Anna Maria Island: Grandfathered pre-2011 restrictions. Holmes Beach requires a minimum 7-night stay. Manatee County has a limited supply of licensed STRs due to density rules and HOA restrictions throughout the island.