Rental Rules by City / Florida / Key Biscayne

Key Biscayne short-term rental rules & tax calculator

Miami-Dade County, Florida · Verified against official sources Oct 26, 2026

📋 The Basics

Can I rent my place short-term here?: Only in some areas
Do I need a permit?: Yes, but 15-day minimum stay.
What taxes do I pay?: Total about 13%. Check your Airbnb payout report to see which ones Airbnb collects; you pay the rest yourself.

Your 3 steps to be legal

Get DBPR license.
Get Village BTR.
Pass fire inspection.

⚠️ Biggest risk: $250 violation.

Words confusing? See the glossary. Details and official sources are below.

Tax calculator

Nightly rate ($) Nights Cleaning fee ($)

Rates used: FL state sales tax 6% + Miami-Dade County surtax 1% + Local tourist/transient taxes 6% = 13%. Mandatory cleaning fees are included in the taxable total. Miami-Dade county bed taxes total 6%: 3% Convention Development + 2% Tourist Development + 1% Professional Sports Franchise (Miami-Dade County).

What Airbnb collects: Verify in payouts which taxes your platform remits.

This is the general rule for Key Biscayne. Does your address qualify?

The free info covers the city as a whole. Your property can still be different: zoning can change from one street to the next, and an HOA or condo ban can stop rentals even where the city allows them.

Your $49 Compliance Check looks at your exact property:

Whether your exact address and zone allow short-term rentals
A check of HOA / condo rental restrictions to look for
Which permits and tax accounts you personally need
What you're missing right now
A personal report with clear next steps and official sources, by email
A refund if we report a rule in error (refund policy)

🔎 How we check: official city, county and state sources, a last-verified date on every page, and nothing guessed. Learn more

Check my address: $49

🔔 Stay notified: $4.99/month

Rules don't change every week, but they do change, and nobody emails you when they do. We'll alert you when city rules, tourist taxes, HOA-related laws, or Airbnb/Vrbo policies change in Key Biscayne. Cancel anytime.

Stay notified

Need guest waivers and booking tools too? Click here for more info

Why use this instead of a web search?

Instead of scattered, sometimes outdated pages, you get the city, county and state rules on one page, with official sources linked, a last-checked date, and unconfirmed items marked "verify" instead of guessed. How we verify →

Advanced details (laws, fees, sources)

Rules

State license	Florida DBPR vacation rental / transient public lodging license (homestead room-rental exemptions may apply).
State tax	6% state sales tax plus county discretionary surtax on rentals of 6 months or less; register with Florida DOR unless your platform collects and remits for you.
Cleaning fees	Mandatory cleaning fees charged to guests are taxable as part of the rental (state, surtax and tourist tax). Only an optional, separately itemized fee the guest can decline is excluded (FL Admin. Code 12A-1.061).
Minimum stay	15 continuous days (condo documents may set a different period); written leases incorporating Sec. 7-31 must be available to the Village.
Licensing	Village Business Tax Receipt and Florida DBPR vacation rental license; Fire Department inspection.
Fees	$310.76 first year: Certificate of Use $120 + fire inspection $75 (one-time) + BTR $115.76/yr. Operating without a BTR: $250 civil violation.

Items marked "Verify with the city" could not be confirmed from an official source; call the office listed before relying on them.

Sources

Updates & watch list

Fines are set by law and can be changed: Florida caps local code-enforcement fines at $250/day for a first violation ($500 repeat); cities of 50,000+ can adopt up to $1,000/day first and $5,000/day repeat (Fla. Stat. 162.09). Source
Statewide vacation rental bills recur: In 2024 the Legislature passed SB 280, which would have changed local registration of vacation rentals; it was vetoed. Similar bills can return in any session. Source
Track current bills: Search pending Florida bills on vacation rentals and transient rentals. Source

Checked Oct 26, 2026. We list only changes and pending items we can source.

Free tools

Free "Is my rental legal?" checklist · Free tourist tax calculator

Rules can change

Key Biscayne's rules, its tax rates and platform policies can change through a council vote, a new state law or a court ruling, often with little notice to hosts. We re-check this page monthly; subscribers get notified. Stay Compliant for $4.99/mo.

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Rules, tax rates and Airbnb/Vrbo policies can change without warning, and hosts who miss a change can be fined. Get alerts when your city, county or state changes, deadline reminders, a pending-bill watch list and a monthly host brief (even in quiet months: "we checked on [date]; no changes"). Compare plans.

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Not legal or tax advice. Last verified Oct 26, 2026. Rules and rates change: confirm with the official sources linked before you rent or file.