Short-term rental rules in Key Biscayne, FL
Key Biscayne, fifteen minutes from South Beach, takes weekend and weekly bookings off the table with its minimum stay. A condominium's own documents can set something longer still.[6]
Every rule below links to the official source it comes from, verified October 2, 2026.
Can you rent short term in Key Biscayne?
Register before you list
What you apply for: Certificate of Use and local business tax receipt
- Seasonal homes
- 1,736
- Housing units
- 7,310
- Residents
- 14,791
U.S. Census Bureau, 2024 ACS 5-year estimates
- City ruleRegistration required
- City fee$120
- Tax on each stay13%
- Seasonal homes238 per 1,000
Key Biscayne short-term rental rules
Key Biscayne sets a minimum rental period of fifteen continuous days for vacation rentals, under section 7-31 of the village code. Where a building's condominium documents address the rental period, those documents supersede the village minimum. Before renting, an owner needs a state DBPR vacation rental license and a village certificate of use, issued after a fire inspection. A local business tax receipt from the village is also required. The certificate of use is a one-time $120, the fire inspection a one-time $75 and the business tax receipt $115.76 a year. The lease must be written and incorporate the provisions of section 7-31. It must then be delivered to the village, or kept available at the property for inspection. Operating without a local business tax receipt draws a civil violation notice of $250. Village zoning, noise, nuisance and safety rules still apply.[6]
What Key Biscayne asks of you
Section 7-31 of the village code sets a minimum rental period of fifteen continuous days for a vacation rental.[6]
Where condominium documents address the rental period, they supersede the village's fifteen-day minimum.[6]
An owner needs a state DBPR vacation rental license, a village certificate of use issued after a fire inspection, and a village local business tax receipt.[6]
The certificate of use costs $120 once, the fire inspection $75 once, and the business tax receipt $115.76 a year.[6]
The lease must be written, must incorporate the provisions of section 7-31, and must be delivered to the village or kept available at the property for inspection.[6]
Operating without a local business tax receipt draws a civil violation notice of $250, and the rental stays subject to village zoning, noise, nuisance and safety rules.[6]
What Florida asks wherever you host
These rules apply at this address whatever the city decides.
Florida licenses vacation rentals itself. A dwelling license covers houses, townhouses and buildings of up to four units. A condominium or cooperative unit takes a condominium license instead. The license costs $150 plus $10 per rental unit, plus a $10 hospitality education fee.[2]
No Florida city may ban vacation rentals. It may not set how long or how often you rent either. The one exception is a local ordinance already in force on June 1, 2011, which still applies.[1]
State sales tax is due on every rental of six months or less. A bona fide written lease for more than six months of continuous residence is exempt. So is the seventh month onward once a guest has stayed and paid for six.[3]
What a guest pays on top of your nightly rate in Key Biscayne
Each layer is set by a different authority, and not all of them are collected by the platform.
| Layer | Rate | Remitted to |
|---|---|---|
| Florida state sales tax[3] | 6% | The state revenue department |
| Miami-Dade County discretionary sales surtax[5] | 1% | The state revenue department |
| Miami-Dade County local option transient rental tax[4] | 6% | The county |
| Total on a taxable stay | 13% |
Key Biscayne falls under the county's standard 6% local option rate, not the 7% Miami Beach carries or the 4% of Surfside and Bal Harbour. Miami-Dade administers it.[4]
What the census counts
How much of Key Biscayne is already a second home
The Census Bureau counts 1,736 of Key Biscayne's 7,310 homes as vacant for seasonal, recreational or occasional use. That is 238 out of every 1,000. It ranks Key Biscayne 26th of the 48 Florida cities on this site for the share of its housing stock kept for part-year use.
- Rank in the state
- 26th of 48
- Share of housing
- 238 per 1,000
- Median home value
- $1,575,300
U.S. Census Bureau, 2024 ACS 5-year estimates, tables B25004, B25001, B01003 and B25077.
Nearby and comparable
Where Key Biscayne sits among its neighbors
Miami Beach, FL
Allowed by zone
13,380 seasonal homes, 212 per 1,000 housing units.
Miami Beach short-term rental rulesSunny Isles Beach, FL
License required
7,208 seasonal homes, 367 per 1,000 housing units.
Sunny Isles Beach short-term rental rulesCocoa Beach, FL
Registration required
2,242 seasonal homes, 248 per 1,000 housing units.
Cocoa Beach short-term rental rulesMarathon, FL
Capped
1,522 seasonal homes, 234 per 1,000 housing units.
Marathon short-term rental rulesFAQ
Key Biscayne short-term rental questions
Can I take a one-week booking on Key Biscayne?
What does registering cost on Key Biscayne?
Does the village want to see my lease?
Sources
- Florida Statutes § 509.032(7), Duties — preemption of vacation rental regulation, The Florida Legislature, read on September 20, 2026
- Guide to Vacation Rentals and Timeshare Projects, Division of Hotels and Restaurants, Florida Department of Business and Professional Regulation, read on September 20, 2026
- Sales and Use Tax on Rental of Living or Sleeping Accommodations (GT-800034, R. 10/25), Florida Department of Revenue, read on September 20, 2026
- Local Option Transient Rental Tax Rates (DR-15TDT, R. 10/26), Florida Department of Revenue, read on October 2, 2026
- Discretionary Sales Surtax Information for Calendar Year 2026 (DR-15DSS), Florida Department of Revenue, read on September 20, 2026
- Short-Term Rentals, village services, Village of Key Biscayne, read on September 20, 2026
This page is not legal advice. It summarizes the official sources listed on this page as they read on October 2, 2026. Rules can change after that date, so check with the issuing office before you apply or publish a listing.
Before you list
Free tools for new hosts
Short-term rental agreement generator
Parties, dates, rent, deposit checked against your state's cap, and the house rules clauses you enforce. A signed-ready PDF for direct and Vrbo bookings.
Airbnb host fee calculator
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Airbnb house rules
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