How to find a seasonal rental in Miami

Finding a winter rental in Miami is part timing, part legwork and part knowing the local rules that trip up first-timers. The good news is that it gets much easier after your first season, because most snowbirds who find a place they like simply re-book it. This guide walks through when to start, where to look, the condo and tax rules that are specific to Florida, and how to protect your money.

Start earlier than you think

The single biggest mistake first-time snowbirds make is starting the search in October for a January arrival. By then, many of the best seasonal rentals are already taken, often by the same tenants who had them last winter.

A realistic timeline:

• Spring (March to May): The ideal time to look for next winter. You can tour units in person while you’re still here, and owners are deciding whether to re-rent to their current tenants.
• Summer (June to August): Still good. More listings appear as owners finalize plans. You’ll do more by video and by phone.
• Fall (September to November): Choices narrow, especially for oceanfront buildings and full-season stays. Expect to compromise on location or dates.
• After the holidays: You can sometimes find a February to April opening, but peak-season prices are firm.

Decide your season length first. Common windows are November to April, December to March and January to March. Your choice affects price, which buildings will accept you, and how much tax you pay. Our guide to when to arrive and when to leave helps you pick dates, and renting vs. buying as a snowbird helps if you’re weighing a purchase.

Where to look

Vacation rental platforms

For stays of a few weeks to a couple of months, or for a scouting trip, platforms are convenient. You can filter by dates and see reviews, and payment usually goes through the platform, which adds a layer of protection.

• Vrbo lists whole homes and condos, including many monthly stays.
• Booking.com is useful for a short stay while you house-hunt in person, or for family visits.

Read the cancellation policy carefully, and check whether the platform collects local taxes for you.

Local real estate agents

For three months or longer, a licensed local agent who specializes in seasonal rentals is often your best bet. Many seasonal units are never listed on the big platforms. A good agent will know which buildings allow seasonal leases, how long association approval takes, and which owners are reliable. Ask up front who pays the agent’s commission, you or the owner.

When choosing an agent, look for someone who works in the specific neighborhood you want. Our neighborhood guides can help you narrow that down first.

Word of mouth

Snowbird communities are close-knit. Once you’re here, ask neighbors, building staff and people you meet at clubs or church. Owners who have a good tenant often recommend friends’ units.

Know the building’s rules before you fall in love

This is where Miami differs from many places up north. A beautiful listing is no good if the building won’t let you stay.

Condo association approval

Many Florida condominium associations require tenants to be approved before moving in. That usually means an application, sometimes a background check, and a fee. Florida law caps what a condo association can charge for approving a lease or transfer, and the state’s 2024 adjustment raised that cap to $150 per applicant. Approval can take anywhere from a few days to several weeks, so ask the owner or agent:

• Does the building require tenant approval?
• How long does it usually take, and is there a board interview?
• What is the application fee?
• Are there move-in rules, such as elevator reservations or deposits?

Minimum lease terms and rental limits

Florida condo associations can amend their rules to set minimum lease lengths and to limit how many times a unit can be rented in a year. Under Florida law, owners who didn’t vote for a newer rental restriction are generally grandfathered until they sell, so two units in the same building may follow different rules. Ask for the building’s current rental rules in writing, and confirm that your dates comply.

Miami Beach’s short-term rental ban

The City of Miami Beach defines short-term rentals as stays of less than six months and one day, and bans them in all single-family homes and in many multi-family buildings in certain zoning districts. Legal listings must display the city’s Business Tax Receipt number and Resort Tax certificate number, and the city offers a Practice Safe Renting tool to check whether a unit is authorized. If you want a three- or four-month stay on Miami Beach, check before you pay anything. Our Miami Beach guide has more on the area itself.

Other cities in Miami-Dade have their own short-term rental rules, so a quick question to the agent or the city is always worthwhile.

Taxes on stays of six months or less

Florida taxes short rentals like hotel stays. According to the Florida Department of Revenue, rentals of living or sleeping accommodations for six months or less are “transient rental accommodations,” and that applies to condos and single-family homes, not just hotels. The tax is made up of several layers:

• State sales tax: 6% of the rent.
• Miami-Dade discretionary sales surtax: 1%, added to the state tax.
• Local tourist taxes: Miami-Dade’s local rate on transient rentals is 6% in most of the county, 7% in Miami Beach and 4% in Surfside and Bal Harbour, according to the Department of Revenue’s rate table. Miami Beach, Surfside and Bal Harbour are allowed to levy their own municipal resort taxes, which is why their rates differ.

Added together, that works out to roughly 10% to 14% on top of the rent depending on where you stay. On a multi-month rental, that’s a meaningful number, so ask whether the quoted price includes tax.

The six-month exemption: Rent paid under a bona fide written lease for continuous residence longer than six months is exempt. In addition, once someone has paid tax for the first six months at the same location, later rent there is exempt. That’s one reason some snowbirds sign a lease of six months and one day or longer.

Who collects it: Booking platforms often collect and remit these taxes for the owner. On a private lease, the owner or agent is responsible. Ask how it’s handled, and make sure it appears on your contract.

Tax rules change and have exceptions. Treat this as an overview and confirm the details for your situation with the owner, your agent or a tax professional.

Deposits and payment terms

Seasonal rentals usually involve several payments: an initial deposit to hold the dates, a security deposit, and the rent itself, which is often due in full or in large installments before arrival. Get every amount and due date in writing.

For residential leases, Florida law (§83.49) sets clear rules on security deposits. Landlords must hold the money in a specific way and tell you in writing where it is held (smaller landlords with fewer than five units are exempt from that notice). After the lease ends, the landlord must return the deposit within 15 days if there’s no claim, or send written notice of any claim within 30 days. You then have 15 days to object in writing. These rules don’t apply to hotel and motel stays, and some vacation rentals may be treated differently, so ask your landlord or agent which rules apply to your lease.

Practical tips:

• Pay by credit card or through the platform where possible, which gives you more recourse.
• Never pay the full season up front to someone you haven’t verified.
• Do a walk-through on arrival and take dated photos and video of every room.

Scams to avoid

Rental scams are common in popular winter destinations. The Federal Trade Commission’s warning signs are worth knowing:

• Copied listings: Scammers repost real photos with their own contact details. Search the address along with the owner’s or company’s name.
• Prices too good to be true: Compare with similar units in the same building.
• An owner who can’t meet you: “I’m overseas” or “I can’t show it” is a red flag, especially combined with pressure to decide fast.
• Unusual payment methods: The FTC says wiring money, sending gift cards or paying by cryptocurrency is the same as sending cash. Don’t do it.
• A property listed for sale: If it’s on the market as a sale and someone offers it to you as a rental, be very careful.
• Early requests for sensitive information: Don’t send your Social Security number or financial details before you’ve agreed to rent.

Before paying, confirm ownership through the Miami-Dade Property Appraiser’s public records, get a written contract, and if you can’t visit, ask a trusted friend or agent to see the unit in person. Report suspected scams at ReportFraud.ftc.gov.

Questions to ask every landlord

Print this list and keep it next to the phone:

1. What exactly is the total cost, including taxes, cleaning, association fees and utilities?
2. Does the condo association require tenant approval? How long does it take, and what’s the fee?
3. Does the building allow leases of my length? Can I see the rental rules?
4. Is parking included? How many spaces, and is there a guest parking policy?
5. What are the rules for guests, and for how long can family stay?
6. Are pets allowed, and are there size or breed limits?
7. What’s included: internet, cable, linens, kitchen items, beach chairs?
8. Who do I call for repairs, and how fast is the response?
9. What are the deposit amounts, payment schedule and refund terms?
10. If I want to come back next year, can I get first right of refusal on the same dates?

Next steps

Once you’ve chosen your area and season length, start contacting agents and setting up saved searches. While you wait, work through our snowbird checklist, and if you’re bringing your car, see our guide to shipping your car to Florida. If you’re also thinking about how long you’ll stay each year, the 183-day rule guide explains why your days here can matter.