Ives Estates Short-Term Rental Regulations: A 2026 Guide For Airbnb Hosts

Do you own a place in Ives Estates and you're weighing whether to put it on Airbnb or Vrbo? Well, the good news is that short-term rentals are legal here, and no city or county in Florida can ban them outright. Miami-Dade has tightened the rules around them a fair bit since 2018, mind you, but an outright prohibition was never available, because Fla. Stat. § 509.032(7)(b) says a local law "may not prohibit vacation rentals or regulate the duration or frequency of rental of vacation rentals."

Now the catch, and for a lot of owners it's the whole story. Ives Estates isn't a city. It's an unincorporated pocket of Miami-Dade County, Florida, left off the county's own list of 34 municipalities, so your local law is County Code Sec. 33-28. Subsection (D)(4) makes the responsible party live in the property over six months a year wherever the county maps the land Estate or Low Density residential, and three of my four sample points here came back Low Density. At those addresses the buy-it-and-never-visit model is out.

So let's walk through what it takes to do this properly: the Certificate of Use the county wants before you list, what the sworn application asks for, the five taxes that stack to 13% on a night's stay, how hard the county pushes, and who to call. Every figure comes from Miami-Dade's own pages, the Florida Statutes or the Department of Revenue, checked in July 2026. Assuming your folio clears the residency test, run the numbers through BNBCalc before you spend anything.

What are Short-Term Rental (Airbnb, VRBO) Regulations in Ives Estates, Florida?

Those fees flow from one section of the county code, and which code applies to you depends on a boundary that Ives Estates addresses hide well.

The county draws the line by folio number. Properties in the unincorporated area carry a property folio beginning with 30, and the county's own municipality mapping layer returns "unincorporated Miami-Dade" with a municipal ID of 30 for points right across Ives Estates.

Aventura, North Miami Beach and Miami Gardens all border the area, though, and each writes its own short-term rental rules, so a 33179 mailing address proves nothing by itself. Do check your folio on the Property Appraiser's search before anything else. A wrong answer here sends you to the wrong city hall.

Assuming the folio starts with 30, Sec. 33-28 is your ordinance. It came in as Ord. No. 17-78, adopted October 17, 2017 and effective January 18, 2018 per the county's application FAQ, then picked up one amendment, Ord. No. 20-8, on January 22, 2020. Nothing since. As published by the county in 2026, the section still ends at that 2020 note.

The definition is broad and worth reading slowly. A vacation rental is any dwelling unit or residence, including a unit in a condominium, cooperative or apartment building, rented in whole or in part to a transient occupant for less than 30 days or one calendar month, whichever is less. Advertising it that way counts too, even before a booking lands. Hotels, motels and bed and breakfasts sit outside the definition.

Renting a single room while you live there is inside it, though.

One structural rule shapes everything else. Where 33-28 conflicts with another provision of the county code or the CDMP, the more restrictive one controls, so clearing this section doesn't clear your zoning district.

Then there's the residency requirement, the single biggest local fact for an Ives Estates owner. Under § 33-28(D)(4), the property must be a residence "in which the responsible party resides for more than six months per calendar year." That bites on any land the Comprehensive Development Master Plan designates Estate or Low Density residential. Renting it out while you're living there is expressly allowed.

Living somewhere else is not. In Low-Medium, Medium, Medium-High and High Density areas, mind you, the rule doesn't apply at all.

That's why the land use map matters more here than the zoning map. The county's CDMP viewer gives you your parcel's designation in about a minute, and the county's own FAQ confirms vacation rentals are allowed in areas designated Residential Communities, Business and Office, or Office Residential.

Three of my four sample points came back Low Density Residential (2.5 to 6 units per acre) and the fourth Low-Medium (6 to 13), so both answers exist inside this one community. Keep in mind that a street can flip designations, and that I sampled rather than checked your address.

Starting a Short-Term Rental Business in Ives Estates

So the residency test is the first gate, and it's where most investor plans in this neighborhood stop. There's no waiver, no fee that buys around it, and no LLC structure that satisfies it, since the ordinance asks where a human being lives.

That one clause reshapes the whole business case.

What's left, on Low Density land, is an owner-occupied model. You live in the house, you rent the whole thing or a room in it while you're there, and you accept that your Airbnb calendar is capped by your own life. That can work well in a market this close to Aventura and the beaches. It's a different business from the one most people arrive imagining, though, so price it as one.

On Low-Medium Density and denser land, no residency rule applies and a non-resident owner can operate. Before you get excited about that, remember the second gate.

Section 33-28(D)(2)(c) makes you notify the homeowner's association, or the condominium or cooperative board, that the property will be used as a vacation rental. It then binds you to that board's own "policies, rules, and regulations pertaining to vacation rentals", whatever those happen to say. Plenty of the denser inventory in and around Ives Estates sits inside associations, and a county Certificate of Use does nothing to override a declaration that bans transient rental. Get the association's written position before you buy, not after.

Assuming you clear both gates, the operating limits are firm but liveable:

• Overnight occupancy is capped at 2 people per bedroom plus 2 more per property, to a maximum of 12, excluding children under three. "Overnight" means 10:00 p.m. to 7:00 a.m.
• Daytime occupancy is the overnight maximum plus 4, to a maximum of 16, with the same exclusion. Neither figure may ever exceed the Florida Building Code occupant load for the property.
• Parking must be in the driveway or a designated on-site space, or, where there is none, the street or swale directly in front. Transient occupants may not park more than two vehicles at a time.
• Outdoor amplified sound is prohibited at all times, on top of the ordinary noise limits in Sec. 21-28.
• A pool needs at least one of the safety features in Fla. Stat. § 515.27, a barrier, cover, alarm or door latch, before anyone under six uses the property. Community pools in a condominium are exempt as determined by the Director.

One more thing that catches owners late. The county's application requires you to acknowledge in writing that using the property as a vacation rental could cost you the Homestead Exemption and the Save Our Homes cap. On an owner-occupied Ives Estates house that exemption is real money, so work that into the return before you list, not after your first tax bill.

Short-Term Rental Licensing Requirements in Ives Estates

Occupancy caps and pool alarms only bind once you're licensed, and getting there means three levels of government in the same month.

The county Certificate of Use is the local one, and § 33-28(C) makes it a precondition: nobody may offer a property as a vacation rental, or let anyone occupy it as one, without first obtaining a CU.

There is one useful wrinkle, mind you. A property may be offered immediately upon submission of the application, unless and until it's rejected or revoked for failing inspection, so you're not dead in the water while the file sits open. Apply through the county's electronic permitting portal, which names vacation rentals explicitly, or in person at 11805 SW 26th Street.

An inspection gets scheduled on application and again on every renewal. The CU lasts one year and has to be renewed annually, and the county will not renew it where the property carries outstanding fines or liens, or where it fails inspection.

The fee takes a little digging, because Miami-Dade's public vacation rental page publishes no price and tells applicants to email [email protected] or call 786-315-2660 instead. The adopted schedule does carry it, though. Implementing Order 4-111, the county's zoning fee schedule effective June 30, 2025, lists a vacation rental Certificate of Use at $139.44, "not inclusive of applicable inspection fees," with an identical $139.44 at every annual renewal.

Inspection is billed separately at $97.84 per inspector, a return trip costs another $97.84, and a 7.5% departmental surcharge sits on every zoning fee in that schedule. As of July 2026 that puts a clean first year at roughly $255, and the same again each year after.

Two things about that money. It's non-refundable, and it's assessed when you file rather than when you're approved. The schedule also runs only through September 30, 2026, after which every line rises each October 1 by the previous year's change in the Consumer Price Index, so budget for drift rather than a flat number.

Now the part that makes repeat violations expensive. When the Department reviews an application or renewal, it looks at the property's violation history, and three or more violations of Sec. 33-28 in the preceding 12 months blocks the certificate outright. Two things unblock it: every outstanding violation and lien satisfied, and a $10,000 bond filed with the Department. The Department also notifies your booking platform of those violations and their dates.

Once that bond is posted, any citation within 12 months that resolves against you forfeits it, revokes the CU, and bars reissue for a further 12 months. A clean 12 months gets the bond released on written request.

The state license sits above all that. Florida requires a vacation rental license from the DBPR Division of Hotels and Restaurants under Fla. Stat. § 509.241, in one of two classifications: Vacation Rental Dwelling or Vacation Rental Condo.

As of July 2026 a single-unit license runs a $50 application fee plus $170 for a full year ($90 for a half year), a 2-to-25-unit license is $180 full-year, and a collective license through an agent is $150 plus $10 per unit. Each adds a $10 Hospitality Education Program fee, and the license renews annually on a staggered schedule.

The tax registrations are the third layer, and there are two. You need a Florida sales tax number from the Department of Revenue, and a Miami-Dade Tourist Tax Account for the county lodging taxes.

A Local Business Tax Receipt is required on top of those for any business in the unincorporated area, which includes yours. The county runs that receipt on a year of October 1 to September 30, mails the bills in July, and wants payment by September 30. I couldn't open the Tax Collector's own fee schedule from here, so take the price for that one from the Tax Collector directly and nowhere else.

Once the CU is in hand, it has to live somewhere guests can see it. The ordinance requires the certificate to be posted in a conspicuous location clearly visible inside the rental, showing at minimum the responsible party's name, address and phone number plus the maximum occupancy.

Required Documents for Ives Estates Short-Term Rentals

Because that application is signed under oath or affirmation, the evidence sitting behind it matters more than the form on the screen. Section 33-28(C)(1) lists thirteen items the application must carry, and a few of them are attestations people sign without reading:

• The address and legal description of the property, plus name, address and phone for both the property owner and the responsible party.
• The name and contact information of every platform the rental is or will be listed on.
• A statement that all applicable Miami-Dade business and tourist taxes are being remitted, either by you or by a platform on your behalf.
• A statement that the responsible party has the owner's permission and authority to act.
• A statement of whether the whole property or only part of it will be rented.
• A statement that liability insurance will be in effect at all times while the property is used as a vacation rental, with an acknowledgement that a standard homeowner's or renter's policy may not cover that use.
• An acknowledgement of the Homestead Exemption risk, which you also have to pass on to the property owner.
• A count of how many times, and for how many days, the property was rented in the previous calendar year.
• Acknowledgements that the property must be registered with the Florida Department of Revenue and licensed by DBPR, and that it will be maintained in compliance with the standards in subsection (D).

The county then expects you to keep the licenses and records that make each statement true, and to produce them on request. Failing to do so can get the CU denied, suspended or revoked. Providing false or misleading information is separate grounds for revocation, appealable to a hearing examiner under Chapter 8CC or section 1-5.

Three documents also have to exist on an ongoing basis, and inspectors ask for them:

• A guest register with the names and dates of stay of every occupant and invitee, open to county inspection.
• Written notice to guests before occupancy, covering the vacation rental standards and the rules on noise, public nuisance, vehicle parking, solid waste collection and common area use. The same information has to be available inside the unit.
• Notice to the HOA or condo board, along with a disclosure to prospective guests, at the time of listing, of any limits on the property's accessibility for disabled occupants.

One more requirement surprises people, and it's location-specific. Where the property sits within 2,500 feet of a school, the responsible party must obtain confirmation of a nationwide search from Miami-Dade Police or another law enforcement agency that a prospective guest isn't a registered sexual offender or predator, under Secs. 21-280 and 21-283. Ives Estates has schools inside it, so that's a live question here rather than a theoretical one.

Call 311 to check the distance and the registry.

Ives Estates Short-Term Rental Taxes

Assuming you get all of that filed and are able to start taking bookings, there's still the tax stack, and it's five charges deep before you've counted a cent of income tax.

Charge	Rate	Collected by
Florida sales tax on transient rentals	6%	Florida Department of Revenue
Miami-Dade discretionary sales surtax	1%	Florida Department of Revenue
Convention Development Tax	3%	Miami-Dade County
Tourist Development Room Tax	2%	Miami-Dade County
Professional Sports Facilities Franchise Tax	1%	Miami-Dade County
Total on an Ives Estates stay	13%	both, split as above

The state half is straightforward. Florida taxes rentals of living or sleeping accommodations for six months or less at the general 6% sales tax rate, and Miami-Dade adds a 1% discretionary sales surtax on top, which the Department of Revenue's DR-15DSS table shows as two half-point components with no expiration date. Both go to the state.

The county half is where guides written before late 2024 go wrong. Miami-Dade's own tourist tax page breaks its 6% into a 3% Convention Development Tax, a 2% Tourist Development Room Tax and a 1% Professional Sports Facilities Franchise Tax. The state's DR-15TDT table agrees, listing Miami-Dade's local option transient rental tax at 6.0% with "County" in the collected-by column, and applying that 6% everywhere except Surfside, Bal Harbour and Miami Beach.

What changed is who takes your money. Since October 1, 2024 these taxes have been collected by the county's Department of Regulatory and Economic Resources, Business Section, not the Tax Collector. Mail sent to the old PO Box 10099 stopped being accepted on April 30, 2025.

Registering means having three things in hand first: a Florida sales tax number, your Certificate of Use, and the county Local Business Tax Receipt. After that you file through TouristExpress. Returns are due on the 1st of each month and late after the 20th, and you have to file even in months where you collected nothing.

Miss it and the penalty runs 10% of the tax per 30 days up to 50%, with a minimum of $50, plus daily interest. The county can also levy a tax warrant lien or seek a writ of garnishment. File on time through TouristExpress, though, and you keep a collection allowance of up to $30.

One newer wrinkle is worth diarizing. Since October 1, 2025, Implementing Order 04-63 adds $10 for failing to file electronically and another $10 for failing to pay electronically. And if you've fallen behind already, the county's Voluntary Disclosure Program generally waives penalties on a self-reported liability, with a three-year lookback.

Most Ives Estates hosts won't touch a return, mind you, because the platform handles it. Airbnb's Florida occupancy tax page confirms it collects and remits the 6% state transient rental tax, the discretionary surtax, and all three Miami-Dade layers on bookings it processes. Vrbo's arrangement for Miami-Dade I could not confirm on a primary source, so verify it on your own dashboard before assuming symmetry. And be aware that a direct booking taken off-platform is yours to remit either way.

Income tax is the easy part. Florida levies no personal income tax, so your rental profit shows up on the federal return and nowhere else at state level.

Florida Wide Short-Term Rental Rules

That 13% is the same everywhere in unincorporated Miami-Dade, and so is the reason the county can't go further than it has.

The preemption in Fla. Stat. § 509.032(7)(b) bars any local law from prohibiting vacation rentals or regulating how long or how often they may be rented. It grandfathers ordinances adopted on or before June 1, 2011, which Sec. 33-28 misses by six years, so Miami-Dade has to live inside the limit.

Read the ordinance with that in mind and its shape makes sense. It regulates licensing, conduct, occupancy and safety, yet it never touches minimum stay lengths or annual night caps. Cities elsewhere in the state have hit the same wall, and our Florida statewide guide walks through how differently that plays out county by county.

The state license under § 509.242 applies to every Florida vacation rental, defined as a condominium or cooperative unit, or a single-family through four-family dwelling, operated as a transient public lodging establishment. Whether your property meets that test got rewritten recently, which is the change most likely to catch an occasional host.

Chapter 2025-113, signed as SB 606 and effective July 1, 2025, changed the transient occupancy test. Under the Senate's own bill summary, a rental is transient when it's rented more than three times in a calendar year for periods of less than 30 consecutive days, counted in consecutive days rather than calendar months.

The old presumption based on the operator's stated intent went with it, replaced by a presumption that a stay is temporary unless a written lease says otherwise. Rent your Ives Estates house out four weekends a year and you're in licensing territory.

Two bills that would have reshaped all this didn't survive, and both are worth knowing so you don't plan around a rumor. CS/SB 280, the 2024 package that would have expanded preemption and built a statewide registration and advertising-platform framework, passed both chambers and was vetoed on June 27, 2024. Its House companion was laid on the table that March.

Then came 2026's water-safety attempt. SB 658 would have required pool safety features and a compliance certificate for licensees near water, and it passed the Senate 37-0 on February 19 before dying in Messages on March 13. HB 79 died in a House subcommittee the same day. Neither is law, so the pool rule you have to meet is still the county's.

Where you land inside Florida changes the answer a lot, since counties administer their lodging taxes differently and a few have cut their own collection deals with platforms. The Collier County guide covers one of those, and the Orange County guide covers the Orlando market where the frequency preemption gets tested hardest.

Does Ives Estates Strictly Enforce STR Rules?

Miami-Dade never got the statewide registry those bills would have built, so enforcement here stays what it has always been: local, complaint-driven, and expensive once it starts.

The ladder for operating without a Certificate of Use is published and short. A first offense is $100. A second within 24 months is $1,000. A third and each one after, within 24 months of the most recent, is $2,500. Everything else, the occupancy breaches, the parking, the noise, runs on the Chapter 8CC civil penalty schedule.

That's not a one-time cost, either. Penalties accrue, and the county can place a lien on the property where fines and enforcement costs go unpaid.

There's a second bite that people miss. Once a citation has issued under Sec. 33-28, the fee schedule charges a $231.90 violation fee plus double the price of the certificate on your next application. Simply letting a live certificate lapse past its expiration date draws $220.16 and a double fee as well. So a cheap first offense quietly raises the price of going legitimate.

Liability spreads, too. The ordinance makes the property owner liable for violations regardless of who was operating, and where two or more parties commit one, each is jointly and severally liable for the fines. An absentee owner who hands the keys to a manager keeps the exposure.

Platforms escape that liability only by meeting the safe-harbor conditions in § 33-28(D)(1)(b). Those require them to demand a CU number at listing and to report to the Department monthly on every listing's CU field, total listings and total nights rented. They also have to hold an agreement with the county covering listings with no valid CU, and listings carrying three or more adjudicated violations in 12 months.

Payment processing for a rental without a valid CU is itself a breach of the ordinance.

How a case starts is worth understanding, because it's rarely a patrol. A neighbor calls 311 or the Neighborhood Regulations Division, and an inspector opens a file.

Florida Statute 125.69 limits that, though, and the county says so on its own page. An anonymous complaint gets investigated only where the reported violation presents an imminent threat to public health, safety or welfare. A complainant who gives a name and address gets an investigation regardless. In a settled residential neighborhood like this one, that second route is the common one, and one annoyed neighbor with a parking grievance is all it takes.

I should be honest about what I couldn't find. Miami-Dade publishes no count of vacation rental certificates issued, citations written, or bonds posted in the unincorporated area, and several secondary sites quote enforcement figures that appear nowhere in the ordinance or on any county page I could open. So I won't repeat them. What the ordinance does tell you is where the money goes: five percent of every fine collected under Sec. 33-28 is deposited into the county's Affordable Housing Trust Fund.

How to Start a Short-Term Rental Business in Ives Estates

Knowing what a citation costs makes the order of these steps matter, since the early ones tell you whether the later ones are worth paying for at all.

1. Check the folio first. Look up the property on the Property Appraiser's search. A folio starting with 30 puts you in unincorporated Miami-Dade and under Sec. 33-28. Anything else means you're in Aventura, North Miami Beach or Miami Gardens, and this guide is the wrong one.
2. Pull the CDMP designation. Open the county's land use viewer for your parcel. Estate or Low Density Residential means the responsible party has to live there more than six months a year, and no application will move that.
3. Get the association's answer in writing. If a HOA, condo or co-op board governs the property, its rules on vacation rentals bind you on top of the county's, and you're required to notify it either way.
4. Register with the Florida Department of Revenue for a sales tax number, then apply to DBPR for the Vacation Rental Dwelling or Vacation Rental Condo license.
5. Get the Local Business Tax Receipt from the Miami-Dade Tax Collector, remembering that the year runs October 1 to September 30 regardless of when you start.
6. Apply for the Certificate of Use through the county's permitting portal and book the inspection. You may list the property from the moment you submit, so long as the application isn't rejected or revoked.
7. Set up the tourist tax account with RER's Business Section, then file monthly through TouristExpress even in months you earn nothing.
8. Post the certificate inside the unit with the responsible party's name, address, phone and the maximum occupancy, and put the written guest notice where guests will see it.
9. Start the guest register on day one, and make sure someone is genuinely reachable 24 hours a day, because that's the standard the ordinance holds the responsible party to.
10. Diarize the renewal. The CU expires after a year, the inspection comes round again with it, and outstanding fines or liens will stop the renewal cold.

Who to Contact in Ives Estates about Short-Term Rental Regulations and Zoning?

Ives Estates has no city hall of its own, so every one of those steps runs through a county or state office. Knowing which one owns your question saves an afternoon.

The Certificate of Use and inspections

Miami-Dade's Department of Regulatory and Economic Resources issues and renews the CU and schedules the inspection.

• Certificate of Use inquiries: 786-315-2660, [email protected]
• Apply: the county's electronic permitting portal, or in person at the Herbert S. Saffir Permitting and Inspection Center
• Permitting and Inspection Center: 11805 SW 26 Street, Miami, FL 33175, 786-315-2000
• RER head office: Stephen P. Clark Center, 111 NW 1st Street, 11th Floor, Miami, FL 33128, 305-375-2877, [email protected]

County lodging taxes

The same department's Business Section has run Convention and Tourist Taxes since October 1, 2024.

• Phone: 305-375-5550, fax 305-375-5594
• Email: [email protected], or [email protected] and 305-375-4940 for a Certificate of Compliance
• Address: Department of Regulatory and Economic Resources, Business Section, 11805 SW 26th Street, Suite 230, Miami, FL 33175
• Counter and phone hours: Monday to Friday, 7:30 a.m. to 4:30 p.m., 305-270-4916 at the Permitting and Inspection Center
• File and pay: TouristExpress

Complaints, and the number a neighbor would dial about you

• 311, or [email protected], for any suspected neighborhood code violation
• Neighborhood Regulations Division: 786-315-2552

The state license and state taxes

• DBPR Division of Hotels and Restaurants: 2601 Blair Stone Road, Tallahassee, FL 32399-1011, 850-487-1395, [email protected]
• Florida Department of Revenue Taxpayer Assistance: 850-488-6800, Monday to Friday excluding holidays
• DOR mailing address: Account Management MS 1-5730, Florida Department of Revenue, PO Box 6480, Tallahassee, FL 32314-6480

What Do Airbnb Hosts in Ives Estates on Reddit and Bigger Pockets Think about Local Regulations?

Those offices tell you the process. They don't tell you what it feels like to run one of these here, and that's a different kind of question.

A word on method before the substance. Reddit blocks automated access from this environment, so I have not read a single Reddit thread for this guide and I'm not going to pretend otherwise, and BiggerPockets renders its discussions in a way I couldn't read either. What follows is my editorial read of how South Florida operators talk about Miami-Dade, not a survey, so do weigh it accordingly.

• The residency rule is what people argue about. Almost every complaint I've seen about unincorporated Miami-Dade circles back to § 33-28(D)(4), because it converts what looked like an investment into a live-in arrangement. The frustration is usually discovering it after closing rather than before.
• Investors compare Miami-Dade unfavorably to the counties without an occupancy test. Discussion of South Florida short-term rentals drifts steadily toward Broward, the Keys and central Florida, where nobody has to prove where they sleep.
• Owners who do qualify describe the process as administrative rather than hostile. An annual inspection, an annual renewal, a monthly tax return and a posted certificate is a real workload, but none of it is discretionary, and predictable rules are worth something.
• Association rules cause more cancelled deals than the county does. A CU is obtainable. A condo declaration that bans transient rental is not, and no county paperwork will move it.

One local nuance is worth naming. Ives Estates sits directly against Aventura, Miami Gardens and North Miami Beach, and each of those cities writes its own short-term rental ordinance. So two houses a few hundred feet apart can face genuinely different rules, and advice from a neighbor is worth nothing until you've both checked your folios. Watch out for that when you're reading anything written about "Miami" generally.

That boundary may yet move, too. Miami Gardens has applied to the Board of County Commissioners to annex 134.41 acres of the Ives Estate CDP, bounded by I-95 to the east and south and NE 183rd Street to the north. The city describes that ground as zoned for industrial use, so it isn't aimed at the residential streets.

Its page carries no filing date or status, so I can't tell you where the application stands. Annexation swaps Sec. 33-28 for a city ordinance wherever it lands, though, which is reason enough to recheck your folio at every renewal.

Where Ives Estates sits against the rest of the state on returns is a separate question from whether you're allowed to operate, and the two answers rarely point the same way. The best Airbnb markets in Florida is the place to see how this corner of Miami-Dade compares before you commit to the paperwork.

Frequently Asked Questions

Can you run an Airbnb in Ives Estates in 2026?

Yes, subject to conditions. Ives Estates is unincorporated Miami-Dade County, so Miami-Dade Code Sec. 33-28 applies. You need a county Certificate of Use, renewed annually with an inspection, a Florida DBPR vacation rental license, a Local Business Tax Receipt and a tourist tax account. On land the county designates Estate or Low Density residential, the responsible party must also live in the property more than six months per calendar year.

How much does a short-term rental Certificate of Use cost in unincorporated Miami-Dade?

Miami-Dade's adopted zoning fee schedule prices a vacation rental Certificate of Use at $139.44, with the same amount charged at each annual renewal. Inspection adds $97.84 per inspector, a return trip costs the same again, and a 7.5% departmental surcharge applies, putting a clean first year near $255 as of July 2026. Fees are non-refundable and collected at filing. Where the property has already been cited under Sec. 33-28, a $231.90 violation fee plus double the certificate cost is added.

What tax do you pay on a short-term rental in Ives Estates?

Thirteen percent in total. Six percent Florida sales tax on transient rentals and a one percent Miami-Dade discretionary sales surtax go to the Florida Department of Revenue. A three percent Convention Development Tax, a two percent Tourist Development Room Tax and a one percent Professional Sports Facilities Franchise Tax go to Miami-Dade County, whose Business Section has collected them since October 1, 2024. Airbnb collects and remits all five layers on bookings it processes.

Do you have to live in the property to rent it short-term in Ives Estates?

It depends on the land use designation. Miami-Dade Code Sec. 33-28(D)(4) requires the responsible party to reside in the property more than six months per calendar year in any area designated Estate or Low Density residential on the Comprehensive Development Master Plan. No residency requirement applies in Low-Medium, Medium, Medium-High or High Density areas. Check the parcel on Miami-Dade's CDMP viewer, because both designations exist within Ives Estates.

What happens if you rent without a Certificate of Use in Ives Estates?

The county's civil penalty schedule sets $100 for a first offense, $1,000 for a second within 24 months, and $2,500 for a third and each one after. Penalties accrue and the county can lien the property. The owner is liable regardless of who operated the rental, and three or more violations within 12 months block any certificate until the fines are cleared and a $10,000 bond is posted.

Last verified: July 2026. Every ordinance, tax rate, state law, and contact detail in this guide links to or comes from its official source.