24 Oct Miami Beach, FL Guide (2026): Luxury Condos, Taxes, Short-Term Rental Rules and Recertification

Miami Beach, FL Guide (2026): Luxury Condos, Taxes, Short-Term Rental Rules and Recertification

Miami Beach was incorporated on March 26, 1915, when it had, in the City’s words, “a population of only a few dozen people.” The U.S. Census Bureau counted 82,890 residents in 2020 on 7.69 square miles of land. The City’s operating tax rate for 2025–26 is 5.8560 mills. Buyers should know two rules. The City prohibits vacation and short-term rentals in all single-family homes and in many multifamily buildings in certain zoning districts. And condo buildings follow Miami-Dade County’s 25- and 30-year recertification schedule.

This guide uses official City of Miami Beach, Miami-Dade County, U.S. Census Bureau and State of Florida sources, checked October 24, 2026. It is general information, not legal, tax or insurance advice.

On This Page

• Miami Beach at a glance
• Property taxes
• Short-Term rentals
• Building recertification
• A short history
• Nearby towns
• Frequently asked questions
• Sources

Miami Beach at a Glance

Property Taxes

The City’s operating tax rate is 5.8560 mills for 2025–26, up from 5.8522 in 2024–25, according to the Florida Department of Revenue. That is about $5.86 for every $1,000 of taxable value, and it is only the City’s share; your total bill also includes Miami-Dade County, the school board and other taxing districts. After a sale, the property is generally reassessed at full market (just) value as of January 1 of the following year, so the buyer does not inherit the seller’s capped assessed value; only the buyer’s own exemptions and any homestead portability benefit the buyer qualifies for apply (sections 193.155, 193.1554 and 193.1555, Florida Statutes).

Short-Term Rentals

The City defines vacation or short-term rentals as rentals of less than six months and one day. It says they are prohibited in all single-family homes and in many multifamily buildings in certain zoning districts. A property in a qualifying zone on the City’s Short-Term Rental Zoning Map may operate after getting a Vacation/Short-Term Rental Business Tax Receipt and a Resort Tax account, and listings must display both numbers. Before you buy a condo you plan to rent, check the City’s zoning map, its list of authorized buildings and the association’s declaration. Code Compliance: 305-673-7555.

Building Recertification

Miami-Dade County’s recertification program applies at 30 years and every 10 years after that, with single-family homes and duplexes exempt. For coastal condominium and cooperative buildings three stories or taller, within three miles of the coastline and built in 1998 or later, it applies at 25 years, then every 10 years. Reports are due within 90 days of the notice, and the county says each municipality’s building official has jurisdiction, so the City of Miami Beach Building Department is the contact. The City requires both structural and electrical recertification reports; contact 305-673-7610 (Building Recertification option). Florida also requires a structural integrity reserve study (SIRS) at least every 10 years for condominium buildings of three or more habitable stories. As a buyer of a resale condo, you are entitled, at the seller’s expense, to the summary of the milestone inspection report (if applicable) and the association’s most recent SIRS, or a statement that the association has not completed one (section 718.503(2)(a)). Florida requires sellers of residential property to give a flood disclosure at or before signing the contract (section 689.302).

FEMA rates Miami Beach a Class 5 community in the National Flood Insurance Program’s Community Rating System, which gives most flood insurance policies in the city a discount of up to 25 percent (FEMA letter to the City, April 11, 2022).

A Short History

According to the City, Miami Beach began as a barrier island of mangroves, pine trees and wild coconut palms. New Jersey businessman John S. Collins first tried growing coconuts before turning to real estate. Carl Fisher provided the financing that completed the Collins Bridge to the mainland in 1913, and the Lummus brothers also saw the island’s potential. The 1920s brought Mediterranean Revival architecture and grand hotels, and Art Deco followed in the 1930s and 1940s.

Ultra-Luxury Buildings in Miami Beach and on Fisher Island

Our private building guides cover recorded sales, current listings, fees and building history, with a confidential request form for a private report.

• Faena House
• Palazzo del Sol, Fisher Island
• Palazzo della Luna, Fisher Island
• The Residences at Six Fisher Island

Nearby Towns

• Surfside, FL guide
• Bal Harbour, FL guide
• Key Biscayne, FL guide

Before you sign, use our Florida condo due diligence checklist.

• Coral Gables, FL guide

Condo owners and buyers may also want Florida condo special assessments explained, Selling a Florida condo in 2026 and Florida milestone inspection and SIRS guide.

Frequently Asked Questions

When was Miami Beach incorporated?

March 26, 1915, according to the City.

Are short-term rentals allowed in Miami Beach?

The City prohibits rentals of less than six months and one day in all single-family homes and in many multifamily buildings in certain zoning districts. Properties in qualifying zones may operate with a City business tax receipt and Resort Tax account.

What is the property tax rate in Miami Beach?

The City’s operating rate is 5.8560 mills for fiscal year 2025–26. Your total bill also includes county, school and other district rates.

When do Miami Beach condo buildings need recertification?

Under Miami-Dade County’s program, at 30 years and every 10 years after; coastal condo and co-op buildings three stories or taller built in 1998 or later are due at 25 years.

Sources

Checked October 24, 2026:

• City of Miami Beach: The Incorporation of Miami Beach (March 26, 1915) and Vacation Short Term Rentals
• City of Miami Beach, Building Recertification and Program for Public Information (CRS Class 5)
• Miami-Dade County, Building Recertification
• U.S. Census Bureau QuickFacts: Miami Beach city, Florida
• Florida Department of Revenue, Comparison of Taxes Levied, FY 2024-25 and 2025-26 (Miami-Dade)
• Sections 718.112, 718.503 and 689.302, Florida Statutes (2026)

Last updated October 24, 2026. Building details come from county property records, public listings and government sources and are deemed reliable but not guaranteed. Prices are asking prices or estimates as of the date shown. Not legal, financial or engineering advice. Full disclaimer