# BlueBay Brokers: the guides in full > Long form of https://bluebaybrokers.com/llms.txt. BlueBay Brokers LLC is a Miami real estate brokerage (Steve Gabison, broker BK3411036; Carolina Peña, broker BK3288753); Property Management Brickell LLC, its sister company, runs short-term and mid-term rentals. Every figure below carries its source and read date. The 78 new-development studies are listed in llms.txt, each with a Markdown copy at its address plus .md. --- # How we analyze a Miami investment: *sources, rules, limits* > Source: https://bluebaybrokers.com/how-we-analyze > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Figures read on: 2026-10-18 > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. **Every number BlueBay Brokers publishes comes from a named source and carries the date we read it: asking prices and closed sales from the Miami MLS (Bridge Data Output, SEFMLS), recorded deeds from Miami-Dade County, rental rules from the city's own ordinance, and operating income only from units Property Management Brickell actually runs.** We print medians, never averages, and a short-term rental status only with its ordinance. Below: the sources, the six rules, the simulator's exact formulas and defaults, and how to check our work with your own AI assistant. Written by Steve Gabison, Florida broker BK3411036. Updated 18 October 2026. The sources ## Six sources, *and what each cannot tell you* A source is useful for one question. The column on the right is where it stops, which is where most published numbers go wrong. | Source | What we take from it | What it cannot tell you | |---|---|---| | Miami MLS (Bridge, SEFMLS) | Asking prices, closed sales, days on market, listing remarks | Developer sales recorded off the MLS; the rental rule (a remark is the seller's claim) | | Miami-Dade County deeds and Property Appraiser | Recorded sale prices, developer sales included; folios; recorded living area | Income; the rental rule | | City codes and Florida Statute 509.032(7)(b) | Whether a city may prohibit short stays, from the ordinance and its adoption date | Whether one building or one parcel allows them | | Miami-Dade County GIS | The zoning district or transect of a parcel, its assigned schools | The condominium association's rules | | Property Management Brickell ledger | Real gross payouts and nights booked, on units it runs | The market as a whole | | AirDNA | Market averages, used only as the simulator's starting values and labelled as such | What a given unit will earn | The rules we write by ## Six rules, *applied to every page* ### Medians, sales only One waterfront trophy drags an average; a median does not. Leases are removed before any price is counted: in some cities one single-family record in two is a lease. ### Every number has a date "Read on 12 October 2026", never "recent". The measured zone pages are refreshed from the MLS every Monday, and each block states its own date. ### No trend under five sales Below five closings we print the level and withhold the percentage change: one sale is noise wearing a percent sign. ### The rental rule has four levels The city, then the zoning district, then the parcel, then the association. We read the ordinance and its adoption date, and we never certify that a rental is legal at an address. ### Income is ours or not printed The only operating figures we publish come from Property Management Brickell's own ledger. A market ADR is not income, and we do not present it as such. ### Honest yields Most Miami condos show a cap rate of 3 to 5 percent at today's prices on real revenue. Financing, including seller financing, is shown separately, never folded into the yield. What we never claim: that a short-term rental is legal at an address; a market median or average as your income; a yield the ledger does not support; a fine amount from a code (it is a ceiling, not a sum due); a client's or an owner's name; a developer's price list as a market price. The simulator, exactly ## What it reads, *what it assumes, where it stops* | Item | Rule or default | |---|---| | Listing data | From the MLS number: price, association fee (converted to monthly), annual property tax, living area, bedrooms, bathrooms | | Short-term revenue | Daily rate × occupancy × 365. Starting values are AirDNA market averages of May 2026: Miami Beach $366 at 51%, Brickell and Miami $277 at 56%, Doral $180 at 65%. Replace them with a measured figure; we give ours for a comparable unit we manage | | Short-term costs | An operating ratio of 30% of revenue by default (cleaning, platform fees, utilities, supplies; raise it to include management), insurance $200 a month, association fee and property tax from the MLS | | Long-term rent | Living area × rent per square foot per month (Miami Beach $4.20, Brickell $3.80, Miami $3.20, Doral $2.40), vacancy 8%, maintenance reserve 1% of the price a year | | Financing | 30-year amortization with a balloon after 5 to 15 years (default 10), 30% down and 5.5% by default: works for a bank loan, a credit line or a seller-carried note | | Results | Monthly payment; cash flow after debt, association fee, tax and insurance; cap rate = (net revenue − association fee − tax) ÷ price; the down payment and the revenue at which it breaks even; for seller financing, the note's present value at 7% against a cash sale net of a 6% commission | | Not included | The reassessment after purchase (the tax shown is the seller's current bill and usually rises after a sale), the transient rental taxes the guest pays on top of the rate (13% in most of Miami-Dade, more in Miami Beach), income tax, furniture and major repairs | Formulas as coded in /simulator on 18 October 2026. The simulator shows a scenario from the numbers you enter, not a forecast of what a property will earn. Check us with your own AI ## Do not take our word for it, *ask your assistant* Every study and every question page carries a **"Challenge this analysis"** bar that opens ChatGPT, Claude or Perplexity on that page, with a prompt asking it to check our numbers and our sources and to list what could make the analysis wrong. Machine-readable versions sit next to the pages: [llms.txt](https://bluebaybrokers.com/llms.txt) (the map of the site) and [llms-full.txt](https://bluebaybrokers.com/llms-full.txt) (the full text of the guides), a Markdown copy of every new-development study (add `.md` to its address), and the datasets behind the zone pages, free to download with their read dates at [bluebaybrokers.com/data](https://bluebaybrokers.com/data). Or plug our data into your assistant directly: add `https://bluebaybrokers.com/mcp` as a custom connector in Claude (Settings, Connectors) or any client that speaks the Model Context Protocol. Five read-only tools answer from the same files: the measured zones, the rental rule of a city, the new developments with their entry price, any study, any guide. Reuse is welcome with attribution to BlueBay Brokers and to the source named in each row; MLS figures remain © SEFMLS. Questions we are asked **Where do BlueBay Brokers' numbers come from?** From the Miami MLS through Bridge Data Output (asking and closed prices), Miami-Dade County recorded deeds (developer sales included), each city's own ordinance (the rental rule), the County GIS (zoning and schools) and Property Management Brickell's booking ledger (operating income on units it runs). Every figure carries its read date. **Is the simulator's revenue a projection?** No. Its starting daily rate and occupancy are AirDNA market averages of May 2026, labelled as such. They are a starting point to replace with a measured figure; we provide ours for a comparable unit we manage. **How do you decide whether a building allows Airbnb?** We read four levels in order: the city's ordinance and its adoption date (Florida Statute 509.032(7)(b) protects only rules adopted on or before 1 June 2011), the zoning district, the parcel, then the condominium declaration. We never certify that a rental is legal at an address. **Can I use your data in my own analysis or AI tool?** Yes, with attribution. The zone datasets are free CSV files at bluebaybrokers.com/data, the site map for AI assistants is at /llms.txt, and every new-development study has a Markdown copy. [Open the simulator](https://bluebaybrokers.com/simulator) [Download the datasets](https://bluebaybrokers.com/data) [How to check if a condo allows Airbnb](https://bluebaybrokers.com/check-if-miami-condo-allows-airbnb) --- # How to check if a Miami condo allows Airbnb: *five records, in order* > Source: https://bluebaybrokers.com/check-if-miami-condo-allows-airbnb > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Figures read on: 2026-10-18 > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. **A Miami condo can host nightly guests only when five records agree: the city's ordinance and its adoption date, the zoning of the parcel, the condominium declaration and rules, a Florida DBPR vacation rental licence, and the city's own registration where it has one.** The MLS field that says "no restrictions" describes only the association, and a listing remark is the seller's claim. Below is the order we read them in, with what each one settles, and the six cities and one zoning code we have read so far. Sources: Florida Statute 509.032(7)(b) (2025), each city's code as named below, read between 28 August and 21 September 2026. Nothing on this page certifies that a rental is legal at any address. The five records ## Read them in this order, *and stop at the first no* | # | Record | Where to read it | What it settles | |---|---|---|---| | 1 | The city's ordinance | The city code (Municode, American Legal); the adoption history is printed at the end of each section | Whether the city may say no. Under Florida Statute 509.032(7)(b) a city may not prohibit vacation rentals or set a minimum stay unless its rule was adopted on or before 1 June 2011 | | 2 | The zoning of the parcel | The County GIS or the city's zoning map, by folio | Whether this district allows lodging. In the City of Miami, Miami 21 (2009) allows no transient rental in the T3 and T4-R residential transects | | 3 | The declaration and the rules | The recorded declaration (County), the current rules, the association's manager | The minimum stay, the number of rentals a year, registration and approval by the association. The MLS fields summarize these; "no restrictions" means no association rule, not city permission | | 4 | The state licence | Florida DBPR, myfloridalicense.com | A vacation rental licence for the unit before it is rented by the night | | 5 | The city's registration | The city's vacation rental programme, certificate of use or business tax receipt | Whether the unit may operate in the city's eyes; Hollywood, Fort Lauderdale, Hallandale Beach and Miami Lakes each run a programme with annual renewal | The guest also pays transient rental taxes on top of the nightly rate (13% in most of Miami-Dade, more in Miami Beach), collected and remitted by the host or the platform. What we have read ## Six cities and one zoning code, *with their ordinance* | City or district | May it prohibit short stays? | Ordinance | Read on | |---|---|---|---| | [Hollywood](https://bluebaybrokers.com/sf-hollywood) | No, it licenses them | Ord. O-2015-24, 21 Oct 2015 | 28 Aug 2026 | | [Fort Lauderdale](https://bluebaybrokers.com/sf-fort-lauderdale) | No, it licenses them | Ord. C-15-29, 18 Aug 2015 | 28 Aug 2026 | | [Hallandale Beach](https://bluebaybrokers.com/sf-hallandale) | No, it licenses them | Ord. 2016-02, 27 Feb 2016; 2023-003 | 15 Sep 2026 | | [Miami Lakes](https://bluebaybrokers.com/sf-miami-lakes) | No, it licenses them | Ord. 22-302, 25 Jul 2022 | 28 Aug 2026 | | [Dania Beach](https://bluebaybrokers.com/sf-dania-beach) | Minimum stay of 5 days | Ord. 2011-017, 31 May 2011 | 19 Sep 2026 | | [Coral Gables](https://bluebaybrokers.com/sf-coral-gables) | Yes, not in single-family districts | Zoning Code § 4-101(A); City Attorney Opinion 2013-055 | 21 Sep 2026 | | City of Miami, T3 and T4-R | Yes, no transient rental | Miami 21, Ord. 13114, 22 Oct 2009 | 20 Sep 2026 | A city whose rule predates 1 June 2011 (Dania Beach adopted its rule the day before) keeps the power to regulate duration. A city not in this table has not been read by us yet, and we say so rather than guess. The traps ## Four ways *a yes turns out to be a no* ### "No restrictions" on the MLS The field describes the association's rules as the listing agent entered them. It says nothing about the city, the zoning or the licence. ### A building that allows it, a city that acts A city can order an association to stop rentals under 30 days when the building lacks the certificate of use or the life-safety approval for lodging, whatever the declaration says. We check the city's register, not only the association. ### "Airbnb friendly" in a brochure A preconstruction tower has no recorded declaration yet. Until it is recorded, the rental policy is the developer's promise, and we say which documents to get in the contract. ### A 30-day minimum is not a dead end Where nightly rental is closed, the same unit can rent by the month to travelling professionals: a different rate and occupancy, priced on its own numbers. Questions we are asked **How do I know if a Miami condo allows Airbnb?** Read five records in order: the city's ordinance and its adoption date, the zoning of the parcel, the condominium declaration and rules, a Florida DBPR vacation rental licence, and the city's registration where it has one. The MLS "no restrictions" field covers only the association. **Can a Florida city ban Airbnb?** Only if its rule was adopted on or before 1 June 2011. Florida Statute 509.032(7)(b) bars later rules that prohibit vacation rentals or regulate how long or how often they are rented; registration, safety and occupancy rules remain allowed. **Which cities near Miami license short-term rentals?** Among the cities we have read, Hollywood, Fort Lauderdale, Hallandale Beach and Miami Lakes license them; Dania Beach requires a minimum stay of 5 consecutive days; Coral Gables bars them in single-family districts; the City of Miami allows no transient rental in its T3 and T4-R transects. [Cities near Miami that allow Airbnb houses](https://bluebaybrokers.com/str-cities-near-miami) [Brickell buildings that allow daily rentals](https://bluebaybrokers.com/brickell-buildings-daily-rentals) [How we analyze an investment](https://bluebaybrokers.com/how-we-analyze) --- # Which cities near Miami allow *short-term rentals in a house?* > Source: https://bluebaybrokers.com/str-cities-near-miami > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Figures read on: 2026-09-18 > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. **Four cities we cover license vacation rentals in single-family houses: Hollywood, Hallandale Beach, Fort Lauderdale and Miami Lakes.** Each adopted its vacation-rental ordinance after 1 June 2011, the date Florida's preemption statute (FSS 509.032(7)(b)) set: a city rule adopted after that date may regulate a vacation rental but may not prohibit it or limit how often or how long it is rented. On the MLS read on 14 September 2026, those four cities have **1,354 houses for sale**, 582 of them at or under $700,000. Sources: the four city codes (Municode, American Legal), read on 28 August and 15 September 2026; Florida Statutes 509.032(7)(b); MLS via Bridge Data Output, single-family houses, sales only, read on 14 September 2026. The rule that decides it ## A date, not an opinion: *1 June 2011* Florida regulates vacation rentals at state level. Since 2011, section 509.032(7)(b) of the Florida Statutes says a local law, ordinance or regulation may not prohibit vacation rentals or regulate their duration or frequency, unless it was adopted on or before 1 June 2011. A city that had a restriction in place before that date keeps it. A city that legislated afterwards can license, register, inspect and tax a vacation rental; it cannot ban it. So the question for a house is not whether the city likes short-term rentals. It is when the city wrote its rule. The four cities below wrote theirs between 2015 and 2022, and their codes read as licensing regimes: a registration, a certificate, an occupancy limit, a renewal date. That is what an owner has to comply with, and it is checkable. Three things the statute does not settle, and that we read on every house before it goes on a shortlist: the parcel's own zoning district, the state DBPR licence, and a homeowners association or deed restriction, which can forbid what the city allows. Four licensed cities, measured ## The ordinance, and *what the houses cost* Ordinance, adoption date and what it requires, from the city code itself. Houses for sale, median asking price, price per square foot asked, closings and median sale over the last twelve months, from the MLS. Medians, sales only, leases excluded. | City | Vacation-rental rule | What it requires | For sale | Median ask | $/sf ask | Closings 12 mo | Median sale | Source | |---|---|---|---|---|---|---|---|---| | [Hollywood](https://bluebaybrokers.com/sf-hollywood) Broward | Licensed Code ch. 119, Ord. O-2015-24, 21 Oct 2015 amended O-2023-12, 6 Sep 2023 | City vacation-rental licence, renewed yearly; the city's own FAQ explains why it cannot ban them | 444 | $649,950 | $444 | 1091 | $550,000 | [City code ↗](https://codelibrary.amlegal.com/codes/hollywood/latest/hollywood_fl/0-0-0-77938) | | [Hallandale Beach](https://bluebaybrokers.com/sf-hallandale) Broward | Licensed Code ch. 7 art. XIV, Ord. 2016-02, 27 Feb 2016 amended 2018-003 and 2023-003, 19 Apr 2023 | Registration for any rental under 30 days, citywide, no district carve-out | 49 | $649,900 | $446 | 76 | $522,500 | [City code ↗](https://library.municode.com/fl/hallandale_beach/codes/code_of_ordinances?nodeId=PTIICOOR_CH7BU_ARTXIVVARE) | | [Fort Lauderdale](https://bluebaybrokers.com/sf-fort-lauderdale) Broward | Licensed Code ch. 15 art. X, Ord. C-15-29, 18 Aug 2015 amended C-16-25, 6 Dec 2016 | Registration and certificate of compliance renewed every 30 September, occupancy of two per bedroom checked on site, parking | 810 | $992,500 | $578 | 1757 | $685,000 | [City code ↗](https://library.municode.com/fl/fort_lauderdale/codes/code_of_ordinances?nodeId=COOR_CH15BUTAREMIBURE_ARTXVARE) | | [Miami Lakes](https://bluebaybrokers.com/sf-miami-lakes) Miami-Dade | Licensed Code ch. 13 art. VI div. 3, Ord. 22-302, 25 Jul 2022 amended 25-334, 18 Mar 2025 | Certificate of Use and business tax receipt before the first listing, $500 then $500 a year, fire inspection since 2025 | 51 | $1,260,000 | $480 | 130 | $887,500 | [City code ↗](https://library.municode.com/fl/miami_lakes/codes/code_of_ordinances?nodeId=PTIICOOR_CH13LADECO_ARTVISURE) | Ordinances read by BlueBay Brokers on 28 August 2026 (Hollywood, Fort Lauderdale, Miami Lakes) and 15 September 2026 (Hallandale Beach), on the cities' published codes, with the statute on flsenate.gov. A reading expires after twelve months because codes change. MLS: Bridge Data Output (Miami Realtors / SEFMLS), single-family houses, read on 14 September 2026; closings are the twelve months to that date. The other eight zones we measure ## Measured on the MLS, *not read on the code* We publish a rental status only after reading the city's ordinance and recording its date. For these eight zones we have not, so no status is printed here: the numbers are the market, nothing more. Several of them regulated rentals before 2011, which is exactly why the reading has to be done, not assumed. | Zone | Rental status | For sale | Median ask | Median sale, 12 mo | |---|---|---|---|---| | [City of Miami](https://bluebaybrokers.com/sf-miami) | Ordinance not read by us | 2068 | $824,997 | $690,000 | | [Miami Beach](https://bluebaybrokers.com/sf-miami-beach) | Ordinance not read by us | 153 | $5,495,000 | $3,900,000 | | [Coral Gables](https://bluebaybrokers.com/sf-coral-gables) | Ordinance not read by us | 136 | $3,685,000 | $2,200,000 | | [Coconut Grove](https://bluebaybrokers.com/sf-coconut-grove) | Ordinance not read by us | 88 | $3,495,000 | $2,725,000 | | [North Miami](https://bluebaybrokers.com/sf-north-miami) | Ordinance not read by us | 120 | $717,500 | $567,500 | | [Key Biscayne](https://bluebaybrokers.com/sf-key-biscayne) | Ordinance not read by us | 35 | $7,950,000 | $4,537,500 | | [North Bay Village](https://bluebaybrokers.com/sf-north-bay-village) | Ordinance not read by us | 13 | $5,245,000 | $1,090,000 | | [Morningside](https://bluebaybrokers.com/morningside) | Ordinance not read by us | 2 | $5,225,000 | $1,880,000 | MLS read on 14 September 2026, single-family houses, sales only. "Ordinance not read by us" means exactly that; it is not a statement that rentals are allowed or forbidden. Before a house goes on a shortlist ## A licence is the city's answer. *Three more remain.* ### The parcel, by folio The county parcel number is the key, never the postcode. We record what the zoning district says for that folio, where we read it, and on what date. ### The state licence Florida licenses vacation rentals through the DBPR (Division of Hotels and Restaurants). The city licence and the state licence are two separate documents. ### The association or deed restriction A homeowners association or a recorded restriction can forbid what the code allows. On a house this is often the binding constraint, and it is read in the recorded documents, not on a listing. ### Occupancy, parking, inspection The four codes above cap occupancy (typically two per bedroom), require parking and, in Fort Lauderdale and Miami Lakes, an on-site inspection. A four-bedroom house is an eight-guest house, whatever the listing says. Questions we are asked **Can Hollywood, Florida ban Airbnb in a house?** No. Hollywood adopted its vacation-rental ordinance on 21 October 2015, after the 1 June 2011 line in Florida Statutes 509.032(7)(b), so it may license and regulate vacation rentals but may not prohibit them. The city says so itself in its published FAQ. What it does require is a city licence renewed every year. **Does a city licence make a house legal to rent nightly?** It answers the city's part only. The parcel's zoning district, the Florida DBPR licence and any homeowners association or deed restriction each have to be read for that address. Nothing on this page certifies that a rental is legal at a given house; it tells you which cities cannot ban it and what they require. **Why a house rather than a condo for short-term rental?** No association to vote a rental ban, no monthly fee, and a licence granted to the owner by the city rather than by a board. The trade-off is that the owner carries the roof, the pool and the insurance alone. Our single-family hub measures twelve zones on the same MLS basis so the two can be compared on closings, not on brochures. [Twelve single-family zones, measured](https://bluebaybrokers.com/single-family-investment-miami) [Brickell buildings that allow daily rentals](https://bluebaybrokers.com/brickell-buildings-daily-rentals) [STR yield simulator](https://bluebaybrokers.com/simulator) --- # Brickell buildings that allow *daily rentals*, and where each claim comes from > Source: https://bluebaybrokers.com/brickell-buildings-daily-rentals > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Figures read on: 2026-09-18 > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. **The Brickell and downtown Miami buildings that allow daily rentals, by BlueBay's own record or their developer's, are The Club at Brickell Bay, Icon Brickell Tower 3, Smart Brickell Tower 1, 501 First, District 225, Gale, Natiivo, The Elser and E11EVEN, all delivered, plus ten under construction including LOFTY Brickell, Meliá, Parkside and ORA, as of 7 October 2026.** For four of them the use is confirmed by BlueBay: at The Club at Brickell Bay our brokers own a unit and Property Management Brickell operates units under nightly rental, at Icon Brickell Tower 3 Property Management Brickell operates units under nightly rental (Towers 1 and 2 require a six-month minimum lease), at District 225 Property Management Brickell operates a unit under nightly rental, and 501 First was confirmed by our brokers on 3 October 2026. For the fifteen others the source is the developer's own brochure or marketing, quoted and dated below. Five more Brickell towers publish no policy at all, and are listed as such. Sources: developer brochures and fact sheets read on 18 September 2026 (page numbers given), developer marketing sites, Miami-Dade County recorded deeds for the delivered buildings, and BlueBay's own operating record. A developer's claim is a claim; the recorded Declaration of Condominium governs, and nothing here certifies that a rental is legal in any unit. Nineteen buildings, one source each ## Marketed for short-term rental, *with the sentence that says so* Confirmed in practice means BlueBay operates units there or has verified the use directly. Developer's claim means the developer wrote it, and we quote where. Neither is a legal opinion: a Declaration of Condominium can be amended by the owners, and a city licence is still required for every unit. | Building | Status | Rental claim | Source | |---|---|---|---| | [The Club at Brickell Bay](https://bluebaybrokers.com/the-club-brickell-bay) Brickell · 1200 Brickell Bay Dr, 33131 | Delivered 2004 | Confirmed in practice Nightly rental in practice: BlueBay's brokers own a unit here and Property Management Brickell operates units in the building under nightly rental. | Owner-operator, recorded 17 September 2026 | | [Icon Brickell Tower 3 (W Miami)](https://bluebaybrokers.com/icon-brickell) Brickell · 485 Brickell Ave, 33131 | Delivered | Confirmed in practice Nightly rental with a one-night minimum in Tower 3, the W Miami tower. Towers 1 and 2, at 475 and 495 Brickell Ave, require a six-month minimum lease. | BlueBay Brokers; Property Management Brickell operates units in Tower 3 under nightly rental, recorded 7 October 2026 | | [Smart Brickell Tower 1](https://bluebaybrokers.com/buildings/smart-brickell-t1) West Brickell · 239 SW 9th St, 33130 | Delivered 2023 | Developer’s claim “Smart Brickell units are approved to rent through Airbnb and other platforms.” 50 rentals a year per the 2019 launch. | Developer presentation, p. 2; The Real Deal, 14 November 2019 | | [LOFTY Brickell](https://bluebaybrokers.com/buildings/lofty-brickell) Brickell · 99 SW 7th St, 33131 | Delivering 2027 | Developer’s claim Short-term rentals permitted, fully furnished, on the Miami River. | Developer marketing; independent study linked | | [Meliá Miami Brickell](https://bluebaybrokers.com/buildings/melia-brickell) Brickell · 1136 SW 3rd Ave, 33130 | Delivering 2027 | Developer’s claim Condo-hotel under the Meliá flag; the flag runs the rental programme, owner use capped at 30 days a year. | Developer marketing; independent study linked | | [Parkside Residences at Brickell](https://bluebaybrokers.com/buildings/parkside-brickell) Brickell · 1741 SW 2nd Ave, 33129 | Under construction | Developer’s claim No rental restrictions, fully furnished residences. | Developer marketing; independent study linked | | Millux Place / Season One (Habitat) Brickell · SW 9th St area, 33130 | Preconstruction | Developer’s claim “Approved for short-term rentals. No rental restrictions.” | Developer fact sheet, p. 1 and p. 2, read 18 September 2026 | | [ORA by Casa Tua](https://bluebaybrokers.com/buildings/ora-casa-tua) Brickell · 1210 Brickell Ave, 33131 | Under construction | Developer’s claim Three-night minimum, run by the building's own hospitality arm. | Developer marketing; independent study linked | | [501 First Residences](https://bluebaybrokers.com/buildings/501-first) Downtown · 121 NE 5th St, 33132 | Delivered 2025 | Confirmed in practice Daily rentals permitted. 432 developer closings recorded at a median $903/sf. | Developer marketing; County deeds scanned; confirmed by BlueBay Brokers, 3 October 2026 | | [District 225](https://bluebaybrokers.com/buildings/district-225) Downtown · 225 N Miami Ave, 33128 | Delivered 2025 | Confirmed in practice Daily rentals, on-site operator. 332 developer closings recorded at $925/sf. | Developer marketing; County deeds scanned; Property Management Brickell operates a unit here under nightly rental, recorded 3 October 2026 | | [The Elser Hotel & Residences](https://bluebaybrokers.com/buildings/the-elser) Downtown · 398 NE 5th St, 33132 | Delivered | Developer’s claim Daily rentals, no minimum stay, direct Airbnb or the in-house owners programme. | Developer marketing; independent study linked | | [Gale Miami Hotel & Residences](https://bluebaybrokers.com/buildings/gale-miami) Downtown · 601 NE 1st Ave, 33132 | Delivered 2024 | Developer’s claim Condo-hotel with an on-site rental programme and no minimum stay. 81 developer closings at $1,536/sf. | Developer marketing; County deeds scanned | | [Natiivo Miami](https://bluebaybrokers.com/buildings/natiivo-miami) Downtown · 601 NE 1st Ave, 33132 | Delivered 2024 | Developer’s claim Purpose-built for short-term rental per the developer. 440 developer closings at $898/sf, 40 resales at $997/sf. | Developer marketing; County deeds scanned | | [E11EVEN Hotel & Residences](https://bluebaybrokers.com/buildings/e11even-residences) Park West · 20 NE 11th St, 33132 | Delivered June 2026 | Developer’s claim Hotel-condominium with nightly rental through the hotel programme. | Developer marketing; independent study linked | | 38 West Eleventh Downtown · 38 W 11th St area, 33130 | Preconstruction | Developer’s claim “With the option to host 365 days on Airbnb, 38 West Eleventh is the first centrally managed residential tower to offer owners this.” | Developer sales presentation, p. 3, read 18 September 2026 | | 600 Miami Worldcenter Downtown · 600 NE 1st Ave area, 33132 | Under construction | Developer’s claim “No rental restrictions”, “no minimum rental restrictions, fully furnished”. | Developer broker presentation, p. 15, and rack brochure, p. 3, read 18 September 2026 | | [14 ROC Miami](https://bluebaybrokers.com/buildings/14-roc) Arts & Entertainment · 125 NE 14th St, 33132 | Under construction | Developer’s claim Short-term rentals permitted. | Developer marketing; independent study linked | | [Edge House Miami](https://bluebaybrokers.com/buildings/edge-house) Edgewater · 1837 NE 4th Ave, 33132 | Under construction | Developer’s claim Full rental flexibility, owner-managed permitted. | Developer marketing; independent study linked | | [River District 14](https://bluebaybrokers.com/newdev?b=river-district-14) Miami River · 1420 NW 14th Ave, 33125 | Under construction | Developer’s claim “Short-term rentals 365 days a year”, any home-share platform. | Developer brochure, p. 8, read 18 September 2026 | Developer documents read on 18 September 2026 from the sales-centre kits; County deeds scanned by BlueBay Brokers (501 First, District 225, Gale, Natiivo, Smart Brickell). "Delivering 2027" and similar dates are the developer's. Prices per square foot are medians of recorded closings on the County's recorded area, sales only. Not published ## Five Brickell towers *that say nothing* Silence is information. A tower that publishes no rental policy is usually one where leasing is restricted, or where the developer would rather not say before the Declaration is recorded. We print no status until we have read a document. | Building | Status | What we found | |---|---|---| | [The Residences at 1428 Brickell](https://bluebaybrokers.com/buildings/1428-brickell) 1428 Brickell Ave | Not published | Sources conflict between a six-month minimum and no restriction. | | [2200 Brickell](https://bluebaybrokers.com/buildings/2200-brickell) 2200 Brickell Ave | Not published | Broker pages circulate a three-month minimum twice a year; none traces it to a recorded document. | | [619 Brickell](https://bluebaybrokers.com/buildings/619-brickell) 619 Brickell Ave | Not published | Residential only, no hotel component, which usually reads against nightly rental. | | [Colette Residences](https://bluebaybrokers.com/buildings/colette-residences) 1880 Brickell Ave | Not published | A 38-home boutique building; at this size leasing is normally restricted rather than opened. | | [Cipriani Residences Miami](https://bluebaybrokers.com/buildings/cipriani-residences) 1420 S Miami Ave | Not published | Not published in a recorded document. | How we read a building ## Four documents, *in this order* ### The recorded Declaration The Declaration of Condominium recorded with Miami-Dade County is the only document that governs. Its rental clause, and any amendment, outranks every brochure. ### The developer's own words Before the Declaration exists, the developer's brochure is what there is. We quote the sentence and the page, and we date the reading, because marketing changes between launch and closing. ### The city and the state The City of Miami requires a certificate of use and a business tax receipt per unit; Florida licenses vacation rentals through the DBPR. A building policy does not replace either. ### What actually closed On delivered buildings we read the County deeds: how many units the developer sold, at what price per square foot, and what the resales cleared at. That is the number a rental policy is worth. Questions we are asked **Does "no rental restrictions" mean nightly rental is legal?** It means the association does not restrict leasing. Nightly rental also needs the parcel's zoning to allow transient use, a City of Miami certificate of use, and a Florida DBPR licence. Several buildings on this list sit in districts written for hotel use; others rely on the owner obtaining the city documents. We read all four before we recommend a unit. **Which Brickell buildings are hotel-condominiums?** Icon Brickell Tower 3 (the W), Meliá Miami Brickell, The Elser, Gale Miami, E11EVEN and Smart Brickell carry a hotel component or programme in their marketing. In a hotel-condominium the flag or the operator runs the rental, the owner's own use is often capped, and the fee schedule is the number to read before the price per square foot. **Is Icon Brickell approved for short-term rentals?** Yes for Tower 3, the W Miami tower at 485 Brickell Ave: nightly rental with a one-night minimum, and Property Management Brickell runs units there. No for Towers 1 and 2, at 475 and 495 Brickell Ave, which require a six-month minimum lease. Recorded by BlueBay Brokers on 7 October 2026; ask us for the unit before you offer. [Independent studies of the new developments](https://bluebaybrokers.com/new-developments) [Cities that allow short-term rentals in a house](https://bluebaybrokers.com/str-cities-near-miami) [Live listings in these buildings](https://bluebaybrokers.com/BlueBay_Listings) [The STR tax strategy: bonus depreciation and the 7-day rule](https://bluebaybrokers.com/str-tax-strategy-miami) --- # What a four-bedroom pool house earns on Airbnb near Miami: *one real ledger* > Source: https://bluebaybrokers.com/airbnb-pool-house-income-miami > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Figures read on: 2026-10-18 > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. **A four-bedroom pool house in North Bay Village, run as a short-term rental by Property Management Brickell, grossed $184,670 in host payouts in 2024 over 270 booked nights, $176,539 in 2025 over 249 nights, and $142,774 in the twelve months to August 2026.** Those are gross payouts from the management company's own booking ledger, before cleaning, management, platform fees and the transient tax, for one house on one parcel with one licence. We publish them because a market estimate is not income, and because the decline is part of the answer. Source: Property Management Brickell booking ledger, host payouts credited to the house, read on 11 September 2026. Hollywood market figures: Bridge Data Output (SEFMLS), single-family sales, read on 12 October 2026. The ledger ## Three periods, *one house* | Period | Gross host payouts | Nights booked | Per booked night | |---|---|---|---| | 2024 | $184,670 | 270 | $684 | | 2025 | $176,539 | 249 | $709 | | 12 months to August 2026 | $142,774 | not split | — | Per booked night = payouts divided by nights booked, our arithmetic. 270 nights is 74% of the year, 249 is 68%. Gross before cleaning, management, platform fees and the transient tax; the guest pays that tax on top of the rate. What comes off the gross ## The lines *between payouts and income* ### Per stay Cleaning and laundry after every stay, supplies, and the platform's host fee. Longer stays mean fewer turnovers. ### Per month Electricity and water with the pool heated, internet, pool and garden service, pest control, the management fee if you use a manager. ### Per year Property tax (reassessed after a purchase), wind and flood insurance, the city and state licences, a reserve for the pool equipment, the roof and the furniture. ### Not on your bill Transient rental taxes, 13% in most of Miami-Dade: charged to the guest on top of the nightly rate and remitted, never part of your revenue. We price those lines on the specific house, from the current bills and a real insurance quote, not from a rule of thumb. If you are looking in Hollywood ## A city that licenses them, *at about half the price* Hollywood licenses vacation rentals in single-family houses (Ordinance O-2015-24 of 21 October 2015, later than 1 June 2011, so the city cannot prohibit them). On 12 October 2026 the MLS showed 453 houses for sale at a median asking price of $650,000, and 1,095 closings over twelve months at a median $550,000, $382 a square foot paid, in a median 47 days, against $1,000,000 in North Bay Village over the same twelve months. A Hollywood house earns what its size, its pool, its distance to the beach and its booked nights allow, and the costs above apply to it as they do to this house. We do not print a Hollywood income figure we have not earned; we model the house you are looking at against this ledger and say which assumptions differ. Questions we are asked **How much does a 4-bedroom Airbnb with a pool make near Miami?** One house we can document: a four-bedroom pool house in North Bay Village run by Property Management Brickell grossed $184,670 in 2024 (270 nights booked), $176,539 in 2025 (249 nights) and $142,774 in the twelve months to August 2026, in host payouts before cleaning, management, platform fees and tax. **Why are the last twelve months lower?** The ledger shows fewer nights booked in 2025 than in 2024 (249 against 270) at a slightly higher rate per night, and the twelve months to August 2026 lower again. We show the decline because a buyer should underwrite the recent year, not the best one. **Can I buy a house to rent on Airbnb in Hollywood, Florida?** The city licenses vacation rentals in houses under Ordinance O-2015-24 and cannot prohibit them under Florida Statute 509.032(7)(b). The house still needs the city licence, a Florida DBPR licence and no deed or association restriction against it; we read those for the address before you offer. [Hollywood houses, measured](https://bluebaybrokers.com/sf-hollywood) [All single-family zones](https://bluebaybrokers.com/single-family-investment-miami) [How to check the rental rule](https://bluebaybrokers.com/check-if-miami-condo-allows-airbnb) --- # The Miami short-term rental tax strategy: *100% bonus depreciation*, cost segregation and the 7-day rule > Source: https://bluebaybrokers.com/str-tax-strategy-miami > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Figures read on: 2026-10-03 > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. **A furnished Miami condo bought after 19 January 2025 and rented to guests who stay seven days or less on average can deduct roughly 15 to 30% of its price in its first year, and that loss can offset salary or business income when the owner materially participates.** On the three-unit, $1.77 million package we priced on 3 October 2026, with revenue measured on units we manage, that is about $346,000 of first-year deductions, worth about $128,000 of federal tax at the 37% bracket. Held five years at 80% financing and 6%, the two resales we measure return about 10 to 11% a year after tax, and 14 to 15% when the exit is a §1031 exchange. Law as it stands on 3 October 2026: Internal Revenue Code §168(k) as amended by the One Big Beautiful Bill Act (Public Law 119-21, July 2025), IRS Notice 2026-11, Treasury Regulations §1.469-1T and §1.469-5T, IRC §461(l). Revenue: BlueBay's own QuickBooks ledger. Prices: MLS (Bridge Data Output, SEFMLS). This page is written by a licensed real estate broker, not a CPA: it explains the mechanism, your tax adviser applies it to you. The mechanism ## Five rules, *one strategy* Each rule is in the tax code or the Treasury regulations. Together they turn a furnished short-term rental into a first-year deduction that a W-2 or business income can absorb. ### 100% bonus depreciation is permanent again Property acquired and placed in service after 19 January 2025 can be expensed 100% in its first year, with no phase-down. It applies to property with a recovery period of 20 years or less, not to the building shell. IRC §168(k), One Big Beautiful Bill Act (P.L. 119-21), IRS Notice 2026-11 ### Cost segregation finds what qualifies An engineering study splits the price into land (never depreciable), the shell, and the personal property and improvements inside: furniture, appliances, removable finishes, specialty electrical and plumbing. In a furnished condo that last part is typically 15 to 30% of the building basis. IRC §168(e), MACRS 5, 7 and 15-year classes ### The shell is 39 years, not 27.5 A unit rented mostly to transient guests is not "residential rental property". Its shell is nonresidential real property, depreciated straight-line over 39 years from the month it is placed in service. Small in year one; the bonus does the work. IRC §168(e)(2)(A), §168(c) ### The 7-day rule takes it out of "passive" A rental is passive by default (§469). When the average guest stay is seven days or less, the activity is not a "rental activity" at all. If the owner materially participates, for example more than 100 hours and not less than anyone else, or 500 hours, the loss is nonpassive and offsets ordinary income. Treas. Reg. §1.469-1T(e)(3)(ii)(A) and §1.469-5T(a) ### The cap: excess business loss For 2026 a net business loss above $256,000 (single) or $512,000 (married filing jointly) cannot be used in the year. It is not lost: it carries forward as a net operating loss. IRC §461(l), as made permanent by the OBBBA A worked example ## Three Miami units, *revenue we measured* Three units listed for sale on 3 October 2026, in buildings where Property Management Brickell runs nightly rentals today. Revenue is our own ledger, not a market estimate. The bonus column uses a 12% land share and a reclassified share of 20% on the 2005 and 2009 resales, whose finishes are valued after wear, and 25% on the 2025 building, delivered furnished. | Unit | Asking price | Gross revenue / year | Revenue basis | Cap rate | Year-1 bonus (est.) | 5-yr IRR after tax | With a 1031 exit | |---|---|---|---|---|---|---|---| | [Icon Brickell, W tower · 1 bed](https://bluebaybrokers.com/opportunities/icon-brickell-2303-str-analysis) | $545,000 | $82,400 | Two 1BR units we manage in this tower, trailing 12 months | 6.1% | $95,900 | **11.0%** | **15.0%** | | [The Club at Brickell Bay · 1 bed](https://bluebaybrokers.com/opportunities/the-club-brickell-bay-3318-str-analysis) | $450,000 | $58,500 | A 1BR we manage in the building, investor base | 5.9% | $79,200 | **10.3%** | **14.4%** | | [District 225 · 2 bed, delivered 2025](https://bluebaybrokers.com/opportunities/district-225-901-str-analysis) | $775,000 | $83,500 | A 2BR we manage in the building, March to August 2026 annualized | 4.7% | $170,500 | **7.3%** | **12.2%** | | Total | **$1,770,000** | **$224,400** | | | **$345,600** | | | Asking prices: MLS, read 3 October 2026. Cap rate = unlevered net operating income ÷ price, after 12% co-host operations by Property Management Brickell (the owner runs pricing and guests, which is what the strategy requires), HOA, property tax re-estimated at 2% of price, insurance, utilities and 4% reserves. IRR = five years at 80% financing and 6%, rents and value +3% a year, sold at the end of year 5 with 7% costs and the tax on sale, or exchanged under §1031. The 13% Florida and Miami-Dade short-term rental taxes are collected from guests and are not owner revenue. Each unit links to its full study. ## What the deduction is worth, *three cases* | Case | Land share | Reclassified | Year-1 bonus | Saving at 32% | at 35% | at 37% | |---|---|---|---|---|---|---| | Conservative | 15% | 15% | **$226k** | $72k | $79k | $83k | | Central | 12% | 20-25% | **$346k** | $111k | $121k | $128k | | Favourable | 10% | 30% | **$478k** | $153k | $167k | $177k | $496k cash invested at 25% down and 3% closing costs $346k first-year deduction, central case 26% of the cash invested, back in federal tax in year one at 37% 15% five-year IRR after tax with a 1031 exit, Icon Brickell 1BR The mortgage counts. Depreciation is computed on the full purchase basis, not on the cash put in, so leverage raises the deduction per dollar invested. Furniture bought for an unfurnished unit is 5 or 7-year property and qualifies on its own. A newly delivered, sold-furnished building such as District 225 tends to the favourable case; a 2005 or 2009 resale with older finishes tends to the conservative one. Where it works ## Downtown and Brickell buildings *with nightly rental* The 7-day test needs a building whose rules allow nightly stays. Read on 3 October 2026 from the MLS. Recent closings are few, and asking prices sit above them: that gap is the negotiation. | Building | Delivered | Nightly rental | For sale | Median ask $/sf | 2026 closings $/sf | |---|---|---|---|---|---| | [The Club at Brickell Bay](https://bluebaybrokers.com/the-club-brickell-bay) | 2005 | Operated by us today | 24 | $635 | $558 (24) | | [Icon Brickell, W tower](https://bluebaybrokers.com/icon-brickell) | 2009 | Operated by us today | 36 | $770 | $696 (9) | | [District 225](https://bluebaybrokers.com/buildings/district-225) | 2025 | Operated by us today | 37 | $1,077 | $881 (2) | | [501 First Residences](https://bluebaybrokers.com/buildings/501-first) | 2026 | Confirmed by BlueBay, Oct. 2026 | 39 | $1,135 | $854 (2) | | [The Elser](https://bluebaybrokers.com/buildings/the-elser) | 2022 | Confirmed by BlueBay, Sept. 2026 | 56 | $1,446 | $1,140 (14) | For sale = active MLS listings in the building between $380,000 and $1.2 million for The Club and Icon, all prices for the others. "Operated by us" means Property Management Brickell runs nightly rentals in the building today; it is a fact about practice, not a legal opinion on any unit. Every unit still needs its city and state licences. ### Hotel programmes work against this strategy In a condo-hotel where the flag runs the rental (E11EVEN, Gale, the condo-hotel units of Smart Brickell), the operator logs more hours than the owner can. The material participation test then fails and the loss stays passive. Buy there for the yield, not for this deduction, unless the declaration lets you rent outside the programme. What makes or breaks it ## Six conditions *to settle before closing* ### In service before 31 December The deduction belongs to the year the unit is placed in service: closed, furnished and available for booking. A unit that closes on 20 December and is bookable on the 28th counts for 2026; one that slips into January counts for 2027, still at 100%. ### Average stay of 7 days or less Measured per property per year. Our managed units run three to four-night stays; a few monthly bookings can pull the average above seven and switch the rules back. ### Material participation, logged If a manager and cleaners log more hours than you, the 100-hour test fails. The workable set-up is a co-host split: you run pricing, guest messages and the listing and keep a contemporaneous log, Property Management Brickell runs cleaning, maintenance and check-ins for 12% of revenue. ### No more than 14 days of personal use Above 14 days, or 10% of the rented days, the unit becomes a residence under §280A(d) and the loss is limited. Stay elsewhere. ### A real cost segregation study An engineering-based study, a few thousand dollars per unit, is what survives an audit. A percentage applied by rule of thumb does not. ### It is a deferral On sale, the bonus taken on personal property is recaptured as ordinary income (§1245) and the building part at up to 25% (§1250). The answers are to hold, to exchange under §1031, or the step-up at death. Property Management Brickell ## A co-hosting programme *built around the rules* The strategy only works if you run the rental yourself. Property Management Brickell sets up a co-management programme and tools made for your unit, so your hours go to the tasks the rules count, and advises you at every step without taking the hours that have to be yours. ### Buying We read the city rule and the association documents before you make an offer, keep you away from hotel programmes, and point you to turnkey furnished units when the calendar is tight. Revenue figures come from units we run, not from market estimates. ### Furnishing and design A furnishing and decor plan that books well and holds up to turnovers, with every invoice kept by category so the cost segregation engineer can document what is personal property. ### Listing and licences Photos, text and the Airbnb, Vrbo and Booking.com set-up. State vacation rental licence, Miami-Dade tourist tax, Florida sales tax and city registration done before the first guest. The 13% taxes are collected from guests. ### Cleaning and maintenance Our team turns the unit over between stays, inspects it and handles repairs, for 12% of revenue. The work is shared among several people and logged, so none of them works more hours than you. ### Price strategy Dynamic pricing rules set up with you: seasons, events, minimum stays, last-minute and gap nights. You make the price decisions, and we show you the numbers every month. ### Tools to co-manage A shared calendar, guest message templates, a monthly statement, and an hours log where each task you do is dated and timed as you do it. ### Reports for your CPA and the IRS Each January you receive the file your CPA needs: income and expenses by Schedule E category, the hours log by task and date, the average length of stay and your personal-use days computed from the calendar, the sales and tourist tax returns filed, and the furnishing invoices for the cost segregation study. If the IRS asks, the evidence is already organised. ### How it stays within the law - **Material participation.** Under Treasury Regulation §1.469-5T you must work more than 100 hours on the rental and no less than any other individual, or 500 hours. So the tasks that take the most time and that an owner decides stay yours: pricing, guest messages, the listing, bookings and coordinating the team. Our work is spread across several people. - **Hours that count.** Our advice does not count as your hours, and neither does reading statements as an investor. The log records the operating work you do yourself, when you do it, which is what an auditor asks for. - **Average stay of 7 days or less.** Minimum and maximum stays are set in the calendar so the year's average stays at 7 nights or under, and your own use at 14 days or less (§280A). - **Local rules.** Nightly rental only where the city and the association allow it. Licences and tax accounts are opened before the first booking, and the 13% taxes are collected and paid every month. - **Your CPA decides.** We set up the operation and keep the records. Your CPA confirms the hours test and files the return. We are a brokerage and a management company, not tax advisers. Questions we are asked **Is bonus depreciation 100% in 2026?** Yes, for property acquired after 19 January 2025. The One Big Beautiful Bill Act (Public Law 119-21, July 2025) restored 100% first-year bonus depreciation under IRC §168(k) permanently; the IRS issued interim guidance in Notice 2026-11. **Can a Miami condo qualify, or only a house?** A condo qualifies. The deduction comes from the furniture, appliances and finishes inside the unit, which a cost segregation study separates from the shell. A furnished, newly delivered condo often reclassifies a larger share than an older house. **Do I have to manage the rental myself?** For the loss to offset your salary, you must materially participate, which usually means more hours than anyone else on the property. Full third-party management or a hotel programme makes that hard. A co-host split, where you handle pricing and guests and we handle operations, is the arrangement investors use. **Does a mortgage reduce the deduction?** No. Depreciation is computed on the full purchase basis, including the borrowed part. At 25% down, the central case on our example returns about 26% of the cash invested in federal tax in the first year. **What does a Miami STR return after tax over five years?** On the units we measure, held five years at 80% financing and 6%, with rents and value growing 3% a year: about 10 to 11% a year after tax for a Brickell 1BR resale and about 7% for a new downtown 2BR, with a taxable sale. Exiting through a §1031 exchange defers the real-estate tax and lifts those to 12 to 15%. At 5% a year of appreciation, add about six points. **Is there a limit to how much I can deduct?** In 2026, net business losses above $256,000 (single) or $512,000 (married filing jointly) are deferred to later years as a net operating loss under IRC §461(l). They are not lost. [Brickell buildings that allow daily rentals](https://bluebaybrokers.com/brickell-buildings-daily-rentals) [Cities that allow short-term rentals in a house](https://bluebaybrokers.com/str-cities-near-miami) [STR yield simulator](https://bluebaybrokers.com/simulator) --- # Seller financing on a Miami condo: *what sellers actually offer* > Source: https://bluebaybrokers.com/seller-financing-miami-condo > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Figures read on: 2026-10-07 > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. **On 7 October 2026, 210 active residential listings in Miami-Dade and Broward offered seller financing on the MLS, 145 of them condos at a median asking price of $265,000; where the terms are written, the usual ask is 30 percent down, a rate near 5 percent and a balloon after five years.** It is a real way to buy without a bank, and it sits mostly on older, cheaper stock that has been on the market a while: a median 120 days for those condos, which is also your negotiating room on the price. Source: Bridge Data Output (SEFMLS), active Residential listings in Miami-Dade and Broward counties whose public remarks offer seller or owner financing, read 7 October 2026. Two listings that say "no seller financing" are excluded. Terms are the listing agents' own words, counted only where a number is written. What the MLS says ## 210 listings, *and the terms they write* Most listings say only "seller financing available". The terms below come from the minority that put a number on it, so read them as the opening ask, not a market rate. | What | Value | Based on | |---|---|---| | Active listings offering seller financing | 210 | 145 condos, 48 houses, 10 townhouses, 6 co-ops, 1 mobile home; 99 in Miami-Dade, 111 in Broward | | Condo median asking price | $265,000 | 145 condos; middle half from $175,000 to $447,000, a median $287 a foot | | House median asking price | $1,047,450 | 48 single-family houses | | Down payment asked | 30% | median of 36 listings that state it; 30 percent in 13, 25 percent in 8 | | Interest rate offered | 5.0% | median of 16 listings that state it, from 3 to 10 percent | | Balloon | 5 years | 4 of the 6 listings that state one | | Condo median days on market | 120 | the financing is often offered once a unit has sat | | Condos whose remarks mention short-term or vacation rental | 18 | including units at The Crosby, 501 First, Hyde Beach Hollywood and Sian Ocean Residences; a remark is not a rental rule | Read 7 October 2026. Listings change daily; ask us for today's list. How it works ## The seller is the bank, *for a few years* You pay the down payment at closing and sign a promissory note and a mortgage in the seller's favour, recorded with the County like any bank mortgage. Payments are usually calculated over 30 years so they stay low, and the balance falls due at the balloon, typically year five, by which time you refinance with a bank or sell. The closing runs through a title company, with title insurance, exactly like a cash or bank purchase. A worked example on a $500,000 condo: 30 percent down is $150,000; $350,000 at 5 percent over 30 years is $1,879 a month, $22,547 a year; after five years about $321,000 is still owed and due. At closing Florida charges documentary stamp tax on the note ($0.35 per $100, about $1,225 here) and intangible tax on the mortgage (0.2 percent, about $700). Three checks before signing. The seller must own the unit free and clear, or have the lender's written consent, because a mortgage with a due-on-sale clause can be called when the unit changes hands. The note's terms (rate, balloon, prepayment, late fees, what happens on default) are drafted by a Florida real estate attorney, not copied from a listing remark. And the condo association's approval still applies, as it would to any buyer. For a short-term rental buyer ## The financing does not change *the rental rule* Whether a unit can rent by the night is set by the city, the zoning and the building's declaration, never by how you pay for it. 18 of the 145 seller-financed condos mention short-term rental in their remarks; that is the seller's claim, and we read the declaration before recommending any of them. Where nightly rental is not allowed, the same unit can still work as a 30-day rental. BlueBay Brokers matches seller-financed listings against buildings whose rule we have read, negotiates the price and the note together, and Property Management Brickell, our sister company, runs the unit afterwards. The simulator models the same unit cash and seller-financed side by side, so the debt service is set against revenue you can check, not a market median. Questions we are asked **Is seller financing common in Miami?** It is a minority but not rare: on 7 October 2026, 210 active residential listings in Miami-Dade and Broward offered it on the MLS, 145 of them condos at a median asking price of $265,000. Most are older, lower-priced units that have been on the market for months. **What are typical seller financing terms in Florida?** Where listings state them: about 30 percent down (median of 36 listings), an interest rate near 5 percent (median of 16, range 3 to 10) and a balloon after five years (4 of 6), with payments amortized over 30 years. Everything is negotiable and is written by an attorney into the note. **Can I buy a short-term rental condo with seller financing?** Yes, where a seller offers it and the building allows nightly rental. The financing does not change the rental rule, so we read the building's declaration first; 18 of the 145 seller-financed condos listed on 7 October 2026 mention short-term rental, and Property Management Brickell can run the unit after closing. [Run cash vs financed in the simulator](https://bluebaybrokers.com/simulator) [Brickell buildings that allow daily rentals](https://bluebaybrokers.com/brickell-buildings-daily-rentals) [How Property Management Brickell runs a unit](https://bluebaybrokers.com/property-management/) --- # Florida condo milestone inspections and reserve studies: *what a buyer checks* > Source: https://bluebaybrokers.com/florida-condo-milestone-inspection-sirs > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Figures read on: 2026-10-18 > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. **Under Florida law, a condominium building of three habitable stories or more needs a milestone inspection by 31 December of the year it turns 30 (25 where the local agency requires it, for instance near salt water) and every 10 years after, plus a structural integrity reserve study (SIRS) at least every 10 years; for budgets adopted from 31 December 2024, the reserves for the items in that study can no longer be waived.** For a buyer that means two documents to read before signing, a seller who must provide them, and a seven-business-day right to cancel. Sources: Florida Statutes 553.899, 718.112(2)(f) and (g), and 718.503(2), 2025 edition, read on flsenate.gov on 18 October 2026. Written by a licensed broker, not an attorney: the statute governs. The law, line by line ## Six rules, *and what each means for you* | Rule | What the statute says | What it means for a buyer | |---|---|---| | Milestone inspection | Buildings of 3 or more habitable stories, by 31 December of the year they reach 30 years (25 if the local agency requires it), then every 10 years; phase one is a visual examination by a licensed architect or engineer, phase two follows if substantial structural deterioration is found (§ 553.899) | Ask for the inspector's summary. A phase two means repairs are coming | | Repairs | After a phase two report, repairs must commence within 365 days of the local agency receiving it (§ 553.899) | A special assessment or a loan is likely within the year | | Reserve study (SIRS) | At least every 10 years for buildings of 3 or more habitable stories; associations existing on 1 July 2022 had until 31 December 2025, and never later than 31 December 2026. It covers the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any item over $25,000 whose failure would affect them (§ 718.112(2)(g)) | Compare the reserves held with the reserves the study requires: the gap is what owners will be asked for | | Reserves | For budgets adopted on or after 31 December 2024, reserves for the study's items cannot be waived or reduced; they may be funded by regular or special assessments, or by a line of credit or loan approved by a majority of the voting interests (§ 718.112(2)(f)) | A low monthly fee in an older building can mean an assessment ahead | | Documents for a buyer | A resale buyer is entitled to the declaration, articles, bylaws and rules, the financial statement and budget, the milestone summary, the most recent SIRS (or a statement that none was completed), the turnover inspection report and the FAQ sheet (§ 718.503(2)) | Ask for them at the start of the inspection period, not at closing | | Right to cancel | The buyer may cancel within 7 days, excluding weekends and legal holidays, after signing and receiving the documents, unless they were received more than 7 days before signing (§ 718.503(2)) | A real exit if the reserve study shows a gap the price does not reflect | How we read it on a listing ## Four checks *before an offer* ### The building's age From the County record: has the 30-year (or 25-year) milestone come due, and when is the next one? ### The two reports The milestone summary and the latest SIRS, from the association: phase two or not, and the funding plan. ### The gap Reserves held against reserves required, divided by the number of units: the order of magnitude of a future assessment. ### What is already voted A special assessment or a loan already approved, read in the estoppel certificate and the minutes, and who pays it at closing. A building delivered recently is years from its first milestone; its first reserve study is commissioned by the developer-controlled association, which may not waive reserves before turnover either. Questions we are asked **When does a Florida condo need a milestone inspection?** A condominium or cooperative building of three habitable stories or more needs one by 31 December of the year it reaches 30 years from its certificate of occupancy, or 25 years where the local agency requires it, and every 10 years after (Florida Statute 553.899). **Can a Florida condo association waive its reserves?** Not for the items in the structural integrity reserve study: for budgets adopted on or after 31 December 2024, those reserves cannot be waived or reduced. They can be funded by assessments, or by a line of credit or loan approved by a majority of the voting interests (Florida Statute 718.112(2)(f)). **What documents must a Florida condo seller give the buyer?** The declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary, the most recent structural integrity reserve study or a statement that none was completed, the turnover inspection report and the FAQ sheet; the buyer then has 7 business days to cancel (Florida Statute 718.503(2)). [How to check if a condo allows Airbnb](https://bluebaybrokers.com/check-if-miami-condo-allows-airbnb) [How we analyze an investment](https://bluebaybrokers.com/how-we-analyze) [Live listings](https://bluebaybrokers.com/BlueBay_Listings) --- # Developer price vs resale: *what six delivered Miami buildings show* > Source: https://bluebaybrokers.com/developer-price-vs-resale-miami > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Figures read on: 2026-09-18 > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. **Across six delivered Miami condominiums, 1,514 developer closings are recorded at the County; only two buildings have enough arm's-length resales to measure a premium, and it is +11% at Natiivo Miami (40 resales) and +61% at Smart Brickell Tower 1 (9 resales), on the County's recorded area.** The other four have between zero and three resales. A developer's price list rises as the inventory depletes; it is one seller's ladder, not a market, and only a resale cohort says what the launch cohort's basis was worth. Deeds read on 17 and 18 September 2026. Source: Miami-Dade County recorded deeds, scanned by BlueBay Brokers by folio block, arm's-length transfers only (entity shuffles, identical-price transfers and commercial units excluded), price per square foot on the County's recorded area for both sides. Medians, never averages. Six buildings, one method ## The developer's closings *against the resales* Developer closings are the sell-out, deed by deed: how many, at what median price per square foot, over what window. Resales are what a second owner paid an arm's-length seller afterwards. Under five resales the premium is withheld: a percentage on two deeds is noise wearing a sign. | Building | Developer closings | Developer $/sf | Developer median | Closing window | Resales · $/sf · median | Resale premium | |---|---|---|---|---|---|---| | [Natiivo Miami](https://bluebaybrokers.com/buildings/natiivo-miami) | 440 | $898 | $485,900 | Apr 2024 to Dec 2025 | 40 · $997/sf · $572,500 | +11% measured on 40 arm’s-length resales | | [501 First Residences](https://bluebaybrokers.com/buildings/501-first) | 432 | $903 | $452,500 | Feb 2025 to Apr 2026 | 0 | Withheld under 5 resales | | [District 225](https://bluebaybrokers.com/buildings/district-225) | 332 | $925 | $468,400 | Jan 2025 to May 2026 | 2 | Withheld under 5 resales | | [72 Park Miami Beach](https://bluebaybrokers.com/newdev?b=72-park) | 179 | $1816 | $1,087,500 | Feb 2025 to Feb 2026 | 3 | Withheld under 5 resales | | [Gale Miami Hotel & Residences](https://bluebaybrokers.com/buildings/gale-miami) | 81 | $1536 | $720,000 | Jun 2024 to May 2026 | 0 | Withheld under 5 resales | | [Smart Brickell Tower 1](https://bluebaybrokers.com/buildings/smart-brickell-t1) | 50 | $609 | $340,950 | Aug 2023 to Jan 2024 | 9 · $982/sf · $535,000 | +61% measured on 9 arm’s-length resales | Miami-Dade County deeds read on 17 and 18 September 2026. Sell-through counts distinct units the developer sold, not deed count, so a resale is never counted as a second developer sale. The Smart Brickell premium is measured on nine resales over three years in a fifty-unit building; the Natiivo premium on forty resales within two years of delivery. What the two measured cases say ## The early buyer's bet, *in recorded numbers* **Smart Brickell Tower 1** is the clean case: the developer closed all fifty condos between August 2023 and January 2024 at a median $609 a foot, and the nine resales since cleared at $982. That 61 percent is what the launch cohort captured for buying before the building existed, in a small condo-hotel with a running rental programme. Today's asks in the building sit below that resale median, which reads as sellers meeting the market. **Natiivo Miami** is the large case: 440 developer closings at $898 a foot, forty resales at $997, an 11 percent premium within two years of delivery, on a building whose sell-out ran twenty months. Eleven percent on a furnished, short-term-rental unit is real, and it is smaller than the marketing implies, because the developer's own price list had already risen through the sell-out. **501 First, District 225, Gale and 72 Park** have sold out or nearly, and have almost no resales yet. That is not a bad sign; it is early. It does mean that any premium quoted on those buildings today is an asking price, not a measurement. We will print theirs the month they reach five resales. The lesson for a preconstruction buyer is the order of the questions. First: what did the developer actually close at, per square foot, on the recorded area? Second: what has resold, and at what? Third, and only third: what is the current ask? Most brochures answer the third and skip the first two. Three traps in the arithmetic ## Why a brochure premium *is usually larger than a recorded one* ### The area is not the same area On new construction the MLS area is routinely the total, balcony included, 10 to 30 percent larger than the County's recorded interior area. Dividing the ask by the large area and the deed by the small one understates the premium; dividing both by the County area is the only like-for-like. ### A price list is not a market Every developer median here is one seller across a sell-out, on a list that rises as inventory depletes. A rising line is not appreciation. Only arm's-length resales measure it. ### An identical price is not a sale Units that leave the developer and “resell” at exactly the same price weeks later, LLC to LLC, are entity transfers. They are excluded here, and they inflate any count that does not exclude them. ### Under five, no figure Two resales cannot carry a percentage. District 225's first run printed a change off a single May transaction; it was withdrawn. The rule since is five. Questions we are asked **Do Miami preconstruction condos gain value by delivery?** On the two buildings where it can be measured, yes: +61% at Smart Brickell Tower 1 (nine resales, three years) and +11% at Natiivo Miami (forty resales, two years), against the developer's own recorded closings. On four other delivered buildings there are not yet five resales, so no figure is printed. The premium depends on when in the sell-out you bought, and the launch cohort captures most of it. **Where do these numbers come from?** From the Miami-Dade County recorder: every deed on the building's folio block, with grantor, grantee, price and the County's recorded area. Not from the MLS, which never sees a developer's closing, and not from the brochure. **Can Carolina get me the recorded closings on a building I am considering?** Yes, for any delivered Miami-Dade building: the developer's closings unit by unit, the resales, and the premium when there are enough of them, in Spanish or English. For a building not yet delivered, we read the developer's price list against the delivered comparables in the same postcode. [All the studies](https://bluebaybrokers.com/new-developments) [How to buy preconstruction from abroad](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer) [What a deposit costs to hold](https://bluebaybrokers.com/preconstruction-deposit-carry-miami) --- # How to buy preconstruction in Miami *as a foreign buyer* > Source: https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Figures read on: 2026-09-18 > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. **A foreign buyer can purchase a Miami preconstruction condominium with no residency, no visa and no US credit history: the contract, the deposits in a Florida escrow and the closing are the same as for a local buyer, and the cash share is typically the whole price or, with a foreign-national mortgage, 30 to 40 percent of it.** What changes is the order of the questions. Below is the sequence Carolina Peña walks a buyer from Colombia, Mexico, Argentina or Spain through, in Spanish or English, with the two numbers most brochures leave out: what the developer actually closed at, and what the deposit costs to hold. Carolina Peña, broker, Florida licence BK3288753, BlueBay Brokers LLC. Figures on this page come from Miami-Dade County deeds and the developers' own documents, each dated. This is a broker's description of the process, not legal or tax advice: your Florida attorney and your tax adviser sign off on the documents. The sequence ## Seven steps, *and what to ask at each* | Step | What happens | What to ask for | |---|---|---| | 1. Shortlist | Choose the building on what closed, not on renders: developer closings per square foot on County area, resales where they exist, absorption in the postcode, the recorded rental language. | Our independent study of the building, and the recorded closings of the delivered comparables in the same postcode. | | 2. Reservation | A reservation agreement holds a unit against a refundable reservation deposit while the contract is prepared. Read whether it is refundable, and until when. | The price list with its date, the unit's floor plan with interior and total area stated separately, the deposit schedule. | | 3. Contract | The purchase agreement and the condominium documents. Florida condominium law gives a preconstruction buyer a rescission period after receiving the documents; use it to have a Florida attorney read them. | The prospectus, the proposed Declaration of Condominium and its rental clause, the estimated budget, the developer's right to change plans and prices. | | 4. Deposits | Typically 10 percent at contract, 10 at groundbreaking, 10 at top-off, 70 at closing, sometimes 20 or 30 at contract. Deposits go to a Florida escrow agent; Florida law allows the developer to use deposits above 10 percent for construction once the contract permits it. | The escrow agent's name, what the developer may use and when, what happens to the deposit if the developer fails to deliver, and what the deposit costs you to hold (our calculator). | | 5. The wait | Two to four years. Construction milestones trigger deposits; the developer publishes updates; the recorded Declaration lands near the end, and that is when the rental clause becomes fact rather than marketing. | Loan closing, percentage presold, delivery target at each update, and the recorded Declaration the day it exists. | | 6. Closing | The balance is paid, in cash or with a foreign-national mortgage (typically 30 to 40 percent down, higher rate, reserves required). Closing costs on a developer sale usually include a developer fee, title insurance and Florida documentary stamps; budget several percent of the price. | The closing statement in advance, the developer fee stated as a percentage, and whether you hold in your name, an LLC or another structure, decided with your tax adviser before the deed is drawn. | | 7. After delivery | Rent it (nightly where the Declaration, the city and the state allow; monthly or annually elsewhere), or resell. On a resale by a foreign seller, FIRPTA withholding applies at closing and is settled with the US tax return. | A management proposal on the unit's own numbers, and for a resale, what the building's other resales have cleared at against the developer's price. | Process as practised on Miami-Dade preconstruction sales in 2024 to 2026. Deposit schedules, fees and rescission terms are set by each developer's contract and by Florida statute; read yours, and have it read. The two numbers to have before signing ## What closed, and *what the wait costs* **What the developer actually closed at.** On the six delivered Miami buildings we have read at the County, 1,514 developer closings are recorded; the only two with enough resales to measure a premium show +11 percent (Natiivo Miami, 40 resales) and +61 percent (Smart Brickell Tower 1, 9 resales) on the County's recorded area. A price list rises through a sell-out, so the premium depends on when in the sell-out you bought, and the launch cohort captures most of it. The recorded numbers are on [the developer-price-vs-resale page](https://bluebaybrokers.com/developer-price-vs-resale-miami). **What the deposit costs to hold.** Thirty percent of a $600,000 unit is $180,000 committed for two to three years, earning nothing. At 4.5 percent simple that is about $8,000 a year of forgone yield, and it is never in the pitch. The arithmetic, with the schedule of your own contract, is on [the deposit-carry page](https://bluebaybrokers.com/preconstruction-deposit-carry-miami). Two things a foreign buyer is often told and should check: that a preconstruction price is a discount to the delivered market (it is one seller's opening price; compare it with what the delivered comparables in the postcode resell at), and that a building is short-term-rental approved (a brochure sentence; the recorded Declaration, the city certificate of use and the state licence decide). Practical points for a buyer abroad ## Four things that *are simpler than they sound* ### No visa, no residency Owning Florida real estate requires neither. A passport, proof of funds and a US bank account for the wires are what the escrow agent and the closing agent need; an ITIN is obtained for the tax filings. ### Signing from abroad Contracts are signed electronically; the deed can be signed at a US consulate or with an apostille through a notary in your country. Nobody has to fly for a signature. ### Financing exists, at a price Foreign-national mortgages are available from a handful of lenders at delivery: larger down payment, higher rate, reserves in a US account. They are arranged in the months before closing, not at contract. ### The structure is a tax question Personal name, US LLC or foreign entity each change estate-tax exposure, FIRPTA on resale and the annual filings. It is decided with a cross-border tax adviser before the deed is drawn, and it is the one decision that is hard to undo. Questions we are asked **Can a foreigner buy a preconstruction condo in Miami?** Yes, with no residency, no visa and no US credit history. The contract, the deposits in a Florida escrow and the closing are the same as for a local buyer. Cash is the common path; a foreign-national mortgage at delivery typically requires 30 to 40 percent down. **How much is the deposit on a Miami preconstruction?** Typically 30 percent before closing, paid in three steps of 10 percent (contract, groundbreaking, top-off), with 70 percent at closing; some developers ask 20 or 30 percent at contract. The schedule is in the contract, and it is negotiable more often than buyers assume. **Does Carolina work in Spanish?** Spanish first. Carolina Peña, broker, licence BK3288753, is the contact for new developments at BlueBay Brokers, on WhatsApp at +1 786 326 8778 and at carolina@bluebaybrokers.com, in Spanish and English. [All the studies](https://bluebaybrokers.com/new-developments) [Developer price vs resale, six buildings](https://bluebaybrokers.com/developer-price-vs-resale-miami) [What a deposit costs to hold](https://bluebaybrokers.com/preconstruction-deposit-carry-miami) --- # What a Miami preconstruction deposit *costs to hold* > Source: https://bluebaybrokers.com/preconstruction-deposit-carry-miami > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Figures read on: 2026-09-18 > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. **On a $600,000 Miami preconstruction unit with the usual 10-10-10-70 schedule, the deposits committed before closing cost about $20,000 in forgone yield over 36 months at 4.5 percent simple, 3.4 percent of the price, and it is never in the pitch.** The money sits in escrow earning nothing while a Treasury bill would have paid you; that gap is a real cost of the trade, as real as the developer fee at closing, and it is the number to hold against the premium a launch price is supposed to earn. Method as used in every BlueBay new-development study: each deposit tranche is held from the month it is paid to closing, at 4.5 percent simple, the rate a buyer could have earned risk-free in 2025 to 2026. A stated assumption, printed, rather than a market rate corrected after the fact. The table ## Three prices, three delivery windows, *one schedule* Schedule modelled: 10 percent at contract, 10 at groundbreaking (about three months later), 10 at top-off (about two-thirds of the way through), 70 at closing. The carry is what the three deposits would have earned at 4.5 percent simple, each from the month it was paid. | Unit price | Deposits before closing | Months to delivery | Carry at 4.5% simple | As % of price | |---|---|---|---|---| | $450,000 | $135,000 | 24 | $9,100 | 2.0% | | $450,000 | $135,000 | 36 | $13,700 | 3.0% | | $450,000 | $135,000 | 48 | $18,200 | 4.0% | | $600,000 | $180,000 | 24 | $12,200 | 2.0% | | $600,000 | $180,000 | 36 | $18,200 | 3.0% | | $600,000 | $180,000 | 48 | $24,300 | 4.0% | | $900,000 | $270,000 | 24 | $18,200 | 2.0% | | $900,000 | $270,000 | 36 | $27,300 | 3.0% | | $900,000 | $270,000 | 48 | $36,400 | 4.0% | Rounded to the nearest hundred. A 20-30 percent deposit at contract, which several Brickell developers ask, raises the figure by roughly a third; a delivered building has none of it. Our study of each building applies this to that building's own schedule and months to delivery. What to do with the number ## Hold it against *the premium* A launch price is supposed to be repaid by the premium at delivery. On the two delivered Miami buildings where that premium is measurable at the County, it was +61 percent at Smart Brickell Tower 1 (nine resales) and +11 percent at Natiivo Miami (forty resales). Against Natiivo's 11 percent, a 3.4 percent carry over three years is a third of the gain; against a building that delivers late, or into a postcode that resells below the developer's list, it is most of it. That is the comparison the table is for. Three things move the number and are negotiable more often than buyers assume: the size of the contract deposit (10 rather than 20 or 30 percent), the timing of the top-off tranche, and, for a building already topped off, buying in with the construction risk gone and the carry down to months. A delivered building has no carry at all; what it has instead is a resale price set by the market, not by a price list. What the number is not: it is not interest you pay, it is yield you forgo. It is not the developer fee, the title insurance or the documentary stamps, which are paid at closing on top. And it does not include the risk that the developer does not deliver, which Florida escrow rules address and which the contract, read by your attorney, defines. Questions we are asked **Does my preconstruction deposit earn interest in escrow?** Usually not for the buyer. Florida escrow rules protect the deposit and allow the developer to use the part above 10 percent for construction once the contract permits it; neither pays the buyer a yield. The carry on this page is the yield you would have earned elsewhere, at 4.5 percent simple, over the months the money is committed. **How much is a typical Miami preconstruction deposit schedule?** Ten percent at contract, ten at groundbreaking, ten at top-off and seventy at closing is the common Brickell and downtown schedule in 2025 and 2026; some developers ask twenty or thirty percent at contract. The schedule is set by each contract and is worth negotiating. **Can Carolina run this on the building I am considering?** Yes: with that building's actual schedule and delivery date, against the developer's recorded closings and the delivered comparables in its postcode. In Spanish or English, on WhatsApp at +1 786 326 8778. [All the studies](https://bluebaybrokers.com/new-developments) [Developer price vs resale, six buildings](https://bluebaybrokers.com/developer-price-vs-resale-miami) [How to buy preconstruction from abroad](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer) --- # Single-family around Miami, *measured* > Source: https://bluebaybrokers.com/single-family-investment-miami > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Figures read on: 2026-09-11 > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. Twelve markets, one MLS read, no averages. A house has no association fee and no board, and it sells to a family when you leave. What it may do at night is decided by the city, the district and the parcel, and four of the twelve cities below license short stays. Each zone has its own page with live inventory. 4,222 Houses for sale · 15 zones 9,755 Closings, 12 months 4 Cities that license short stays Zones of interest ## Where the houses *actually are* Each card carries what sellers ask today and what buyers actually paid over the last twelve months, in the same zone, from the same MLS query. The gap between the two lines is the useful number. The tag says what we know about short stays at city level; it never says what one house may do. [City licenses short stays Hollywood Hollywood Hills · Hollywood Lakes · the beach blocks $650,000Median asking · 453 for sale **$550,000** median sold, 12 months **$382** per sqft paid **1,095** closings The deepest single-family pool in Broward at a Miami mainland price, and a city that licenses vacation rentals rather than banning them. The parcel still decides. See Hollywood houses →](https://bluebaybrokers.com/sf-hollywood) [City licenses short stays Hallandale Beach Mainland · Gulfstream Estates · Golden Isles $615,000Median asking · 55 for sale **$525,000** median sold, 12 months **$382** per sqft paid **75** closings One square mile between Hollywood and Aventura, one postcode and a factor of eleven between the mainland grid and the Golden Isles waterfront. More than half the houses are at or under $700,000. See Hallandale Beach houses →](https://bluebaybrokers.com/sf-hallandale) [City licenses short stays Fort Lauderdale Victoria Park · Las Olas Isles · Coral Ridge · Rio Vista $1.05MMedian asking · 807 for sale **$690,000** median sold, 12 months **$439** per sqft paid **1,767** closings The largest inventory of the twelve and the widest spread, from inland ranches to canal-front estates. A city registration programme rather than a ban, read address by address. See Fort Lauderdale houses →](https://bluebaybrokers.com/sf-fort-lauderdale) [Minimum stay only Dania Beach 33004 historic core · 33312 canal grid · 33314 west $669,450Median asking · 90 for sale **$560,000** median sold, 12 months **$364** per sqft paid **142** closings Between the airport and the ocean, the last city on this coast where a canal house is a working-family price. Five years of closings read house by house; the 2011 ordinance sets a five-night minimum. See Dania Beach houses →](https://bluebaybrokers.com/sf-dania-beach) [No short stays, year-round Buena Vista Shadowlawn · Biltmore · Brentwood · Bellaire · Alta Vista $1.36MMedian asking · 13 for sale **$1.20M** median sold, 12 months **$675** per sqft paid **20** closings The 1920s house neighborhood between the Design District and the Upper Eastside. 126 closings in five years, 22 of them the same house twice; year-round rentals only, by Miami 21 and by the court. See Buena Vista houses →](https://bluebaybrokers.com/sf-buena-vista) [Verify per address Sunset Sunset Elementary sector · South Miami, Coral Gables south, High Pines $8.85MMedian asking · 48 for sale **$5.75M** median sold, 12 months **$1,281** per sqft paid **91** closings The school-sector market south of Sunset Drive: A-rated Sunset Elementary, three jurisdictions in one polygon, and houses that trade in the millions on the strength of the address. See Sunset houses →](https://bluebaybrokers.com/sf-sunset) [Verify per address City of Miami Silver Bluff · Shenandoah · Coral Way · Little Havana $824,650Median asking · 2,132 for sale **$690,000** median sold, 12 months **$409** per sqft paid **5,298** closings The volume market and the cheapest way into a house near the core. The widest spread of the twelve, so the median says less here than the individual street does. See City of Miami houses →](https://bluebaybrokers.com/single-family-investment-miami) [Verify per address North Miami North Miami · Keystone · Sans Souci $722,000Median asking · 125 for sale **$562,500** median sold, 12 months **$408** per sqft paid **236** closings Accessible pricing and easy access to the 305. The city rule on short stays is not on our file yet, so a house here is read address by address. See North Miami houses →](https://bluebaybrokers.com/sf-north-miami) [City licenses short stays Miami Lakes Town of Miami Lakes · the lake sections $1.22MMedian asking · 61 for sale **$919,000** median sold, 12 months **$403** per sqft paid **129** closings A planned town of large lots and lake frontage, bought by families for the schools and the quiet. The town licenses short stays with a certificate of use and a yearly fire inspection. See Miami Lakes houses →](https://bluebaybrokers.com/sf-miami-lakes) [Verify per address North Bay Village Three islands between the Beach and the mainland $4.78MMedian asking · 15 for sale **$1M** median sold, 12 months **$642** per sqft paid **15** closings Waterfront and open-bay views on a tiny inventory: a dozen houses listed, so the asking median swings on a single trophy sale while closings sit far below it. See North Bay Village houses →](https://bluebaybrokers.com/sf-north-bay-village) [No short stays, year-round Coconut Grove City of Miami · North and South Grove $3.90MMedian asking · 88 for sale **$2.75M** median sold, 12 months **$1,053** per sqft paid **209** closings Canopy, walkability and the strongest owner-occupier demand in the group, which supports resale value more than it supports yield. See Coconut Grove houses →](https://bluebaybrokers.com/sf-coconut-grove) [No short stays, year-round Coral Gables Coral Gables · Gables Estates · Cocoplum $3.25MMedian asking · 136 for sale **$2.18M** median sold, 12 months **$923** per sqft paid **386** closings Deep, liquid, and the most tightly regulated of the twelve. Underwrite it as a long-term hold or an end-user home, not as a nightly-rental play. See Coral Gables houses →](https://bluebaybrokers.com/sf-coral-gables) [Verify per address Miami Beach Mid-Beach · North Beach · the islands $5.39MMedian asking · 161 for sale **$4.14M** median sold, 12 months **$1,273** per sqft paid **240** closings Most of the Beach enforces a six-month minimum; a short list of districts allows nightly rental. The rule is the whole investment case here, so settle it before you offer. See Miami Beach houses →](https://bluebaybrokers.com/sf-miami-beach) [No short stays, year-round Morningside City of Miami · the historic district east of Biscayne Blvd $3.54MMedian asking · 4 for sale **$1.84M** median sold, 12 months **$949** per sqft paid **13** closings A gated historic pocket east of Biscayne Boulevard where about a dozen houses change hands in a year. Bought for the bay and the architecture; nightly rental is not the case here. See Morningside houses →](https://bluebaybrokers.com/morningside) [Verify per address Key Biscayne Village of Key Biscayne $7.47MMedian asking · 34 for sale **$4.47M** median sold, 12 months **$1,499** per sqft paid **39** closings The most expensive dirt in the group and a second-home and family-trust market. Bought for the island and the schools, not for a cap rate. See Key Biscayne houses →](https://bluebaybrokers.com/sf-key-biscayne) **On these numbers.** Medians, never averages, across every active single-family listing and every closing of the previous twelve months in each zone, read from the MLS (Miami Realtors / Bridge) 12 October 2026: 4,222 houses for sale and 9,755 closings across the 15 zones, leases excluded. A handful of waterfront trophies drags a mean badly, which is why no average appears on this page. Counts move daily; each zone page shows live inventory. **On short-term rental.** Daily rental is decided by the city and, inside it, by the zoning district and the parcel, never by the county or by a listing’s marketing copy. “City licenses short stays” means the city runs a licence or registration programme under an ordinance adopted after 1 June 2011, which Florida law (FSS 509.032(7)(b)) does not let it turn into a ban; it is never a guarantee for one address. “Verify per address” means the city rule is not on our file yet, or the answer turns on the parcel. Before you write an offer we read the zoning designation and any recorded restriction for that parcel, with the source and the date. Ask us to check a specific house. A house against a condo ## What a house *changes, and what it does not* The pitch says a house beats a condo on every line. It does not. It beats it on control and on exit, and it hands you the roof, the yard, the insurance and the flood zone in return. 01 ### No association, no board, and every bill A house has no monthly fee and no board that can vote a rental rule in overnight. In exchange the roof, the pool, the yard and the insurance are yours, and on a waterfront house wind and flood cover alone can outweigh a condo fee. We price those lines on the specific house, from the current tax bill and a real insurance quote, never from a rule of thumb. 02 ### The rule lives on the parcel Whether a house may rent by the night is decided by the city, then by its zoning district, then by the parcel and any recorded restriction. Four cities on this page license short stays and cannot ban them under Florida law; Miami Beach allows them in a short list of districts; elsewhere the answer is read address by address. A listing that says “Airbnb allowed” is marketing copy, not a permit. 03 ### The exit is a family, not an investor Closings in these zones run at 92% to 97% of the last asking price because the buyer of a house is usually someone who will live in it. That is the safety net under a single-family purchase: the resale market does not depend on the rental rule holding, which is exactly what makes a house a hold rather than a bet. From the managed portfolio, not a projection ## One house, *three years of statements* We do not print a market ADR as if it were your income. We print one number we own: a four-bedroom pool house in North Bay Village, operated as a short-term rental by Property Management Brickell, our affiliated management company. Gross host payouts, from its own booking ledger. $184,670 2024 · 270 nights booked $176,539 2025 · 249 nights booked $142,774 12 months to August 2026 Source: Property Management Brickell booking ledger, host payouts credited to each month, read on 11 September 2026. Gross before cleaning, management, platform fees and the transient tax. The last twelve months are lower than the two full years before them, and we would rather you see that than a market estimate. One house, one parcel, one licence: it says nothing about the house next door, and it is not a projection of what any other house will earn. The address is withheld; ask for the underlying statement. Before we recommend anything ## What we read *on the house you are actually considering* ### The city rule, with its date The ordinance and when it was adopted. Adopted after 1 June 2011, the city may license and inspect but cannot ban; adopted before, it may. We keep the source and the reading date on file, and a reading expires after twelve months because codes change. ### The district and the parcel In Miami Beach the district decides; in the licensing cities the parcel’s history can, through a vesting clause. We read the zoning designation by folio, on the county’s own GIS, and record it. ### The association and the deed A homeowners association or a recorded restriction can forbid what the city licenses. On a house this is often the binding constraint, and it is in the public record, not in the listing. ### The flood zone and the roof Insurance is the line that decides whether a house cash-flows. Flood zone, roof year and construction type set the premium; we get a real quote before the offer, not after the inspection. Nothing on this page certifies that a rental is legal at any address, and no number here is a projection of what a house will earn. City rules are read under FSS 509.032(7)(b); district and parcel rules on the municipal code and the county GIS. Every reading carries its source and its date. Asked before every shortlist ## Single-family around Miami, *the questions that decide* **Which cities around Miami allow short-term rentals in single-family houses?** Four cities on this page run a licence or registration programme for short stays under an ordinance adopted after 1 June 2011, which Florida law (FSS 509.032(7)(b)) does not let them turn into a ban: Hollywood, Fort Lauderdale, Hallandale Beach and Miami Lakes. Miami Beach allows nightly rental only in a short list of zoning districts and enforces a six-month minimum elsewhere. For the other cities the rule is read address by address. A city programme is never a guarantee for one house: the parcel, its history and any recorded restriction decide. **What does a single-family house cost around Miami?** On 11 September 2026 the median asking price ran from $642,450 in Hallandale Beach and $649,950 in Hollywood to $7,975,000 on Key Biscayne, across 3,983 houses for sale in twelve zones. Closings over the previous twelve months, 9,556 of them, ran from a median $525,000 in Hallandale Beach to $4,475,000 on Key Biscayne, at 92% to 97% of the last asking price depending on the zone. **Does a house really cost less to run than a condo?** It has no association fee, and that is the whole of the saving. Property tax, insurance, the roof, the pool and the yard are the owner’s, and on a waterfront house wind and flood cover alone can outweigh a condo’s monthly fee. We price those lines on the specific house, from the current bill and a real quote, not from a rule of thumb. **What does a managed single-family short-term rental actually earn?** One data point we publish because it is ours: a four-bedroom pool house in North Bay Village operated by Property Management Brickell, our affiliated management company, grossed $184,670 in host payouts in 2024 over 270 booked nights, $176,539 in 2025, and $142,774 in the twelve months to August 2026. Gross before cleaning, management and tax; one house, one parcel, one licence. It says nothing about the house next door. Read next [Which cities near Miami allow short-term rentals in a house?](https://bluebaybrokers.com/str-cities-near-miami) [Brickell buildings that allow daily rentals, with sources](https://bluebaybrokers.com/brickell-buildings-daily-rentals) [STR yield simulator](https://bluebaybrokers.com/simulator) --- # Miami new developments: independent preconstruction studies > Source: https://bluebaybrokers.com/new-developments > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. **How to read these.** The number that decides a preconstruction purchase is almost never the price. It is **absorption**: how many homes actually close each year in the building's own postcode and price band, against how many it is about to deliver at once. Above roughly three years of supply, the developer will still be holding inventory when you want to resell, and a developer with unsold stock discounts against you. Every figure comes from recorded MLS closings, not from asking prices. Loading… ### Why that column exists YotelPad Miami was sold on nightly rental and delivered in May 2022. Its buyers found out afterwards that their units were capped at 30 days, because the tower carries a residential certificate of occupancy and not an apart-hotel one. Nothing in the marketing said so. The certificate and the recorded Declaration decide what you may actually do; a brochure decides nothing. That is the whole reason this table has a rental column, and the reason a blank is written as **not published** rather than left empty for you to read as a yes. ### Three questions, answered with recorded numbers [Developer price vs resale, six delivered buildings](https://bluebaybrokers.com/developer-price-vs-resale-miami) [How to buy preconstruction from abroad](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer) [What a deposit costs to hold](https://bluebaybrokers.com/preconstruction-deposit-carry-miami) ### Which one is right for you? Tell me your budget and how you intend to use it, and I will send the full file on the two or three that actually fit, with the closing record behind them. No charge, and no list. Or go direct. New developments are Carolina Peña's desk, broker, licence BK3288753, in English or Spanish: [WhatsApp](https://wa.me/17863268778?text=Hi%20Carolina%2C%20I%20read%20the%20new%20development%20studies.%20Which%20one%20fits%20me%3F) · [carolina@bluebaybrokers.com](mailto:carolina@bluebaybrokers.com?subject=New%20development%20studies) · [786-326-8778](tel:+17863268778) · [@realestatebrickell](https://www.instagram.com/realestatebrickell) BlueBay Brokers LLC does not represent the developers named here and receives no compensation from them. Unit counts, sizes, pricing and delivery dates are the developers' own and are not verified. Closed prices © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, deemed reliable but not guaranteed. Nothing here is investment advice; the recorded condominium documents govern every legal question raised. --- # Miami property management, *run by an owner who actually owns* > Source: https://bluebaybrokers.com/property-management/ > Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036) > Figures read on: 2026-09-15 > Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address. Property Management Brickell LLC is BlueBay's sister company. We run short-term, mid-term and corporate rentals in Brickell, Miami Beach, Doral and South Florida, on the playbook Steve Gabison, a licensed Florida broker and Airbnb Superhost, uses on the units we run, his own among them. 78% Real avg occupancy $357 Real avg ADR $281 Real RevPAR 40%+ vs. AirDNA Brickell market Superhost Airbnb status, verified 2,900+ guest reviews 4.82 ★ average rating 24/7 guest messages, every stay Since 2015 in Miami real estate BK3411036 Florida broker licence Reviews and rating: [Steve Gabison's Airbnb host profile](https://www.airbnb.com/users/show/27626694), read on 15 September 2026, all listings combined. Before you sign with anyone ## Six questions to ask any manager, *and our answers* Ask every company you interview the same six questions. The answers tell you more than a brochure. Who actually runs my unit? A licensed Florida broker who hosts his own units in the same buildings, not a call center. Airbnb Superhost, more than 2,900 guest reviews on the units we run. How are you paid? A percentage of the revenue we generate. No fixed monthly retainer: when your unit earns less, so do we. Are the numbers you show me real? Trailing twelve months from our own ledgers, never an AirDNA median. Your projection compares your unit to one we actually run. Will you list any unit? No. We read the city rule and the building's declaration first. If the unit cannot rent by the night, we say so and propose 30-day stays instead. Who handles the taxes on each stay? We do. Florida sales tax and the county tourist tax (13% in Miami-Dade outside Miami Beach) are collected and filed for you where applicable. What do I see every month? An owner report in English, Spanish or French with every booking, every expense and your payout, and an owner portal with your statements and bookings. Aligned incentives, not a retainer ## Why this works: *we manage like owners* The fee is a percentage of the revenue we generate. We earn more when your unit performs better, the same incentive Steve has on his own units, which is why our managed portfolio beats AirDNA's Brickell median by 40% or more. 01 ### Listings & dynamic pricing Airbnb, VRBO, Booking and Furnished Finder where relevant. Pricing tuned to the season, the big weeks (Art Basel, F1, the Boat Show) and the comp set. 02 ### Guests & operations Guest screening, contracts, check-in, cleaning between stays, maintenance. One point of contact for every issue: you never take the 2am call. 03 ### Owner reporting A monthly statement with occupancy and rate against the comp set, tax-ready ledgers, and the lodging taxes filed on your behalf. 04 ### Compliance Association approval, condo-board paperwork, city and county registration, business tax receipt. We know which buildings allow what, and we do not take on a unit that cannot legally run. Two playbooks, one team ## Short-term turnkey *vs.* mid-term management Not every Miami unit can legally rent by the night. We run both programs and pick the right one for your address before we list anything. ### Short-term turnkey (nightly / weekly) - **Best for:** Icon Brickell, The Club at Brickell Bay, Boulan Beach Resort, District 225, Blue Resort Doral, single-family homes where the city licenses vacation rentals. - **Target revenue:** $90k to $250k a year depending on unit type and address. - **What we run:** Airbnb, VRBO and Booking listings, dynamic pricing, cleaning team, guest messages 24/7, lodging tax filing. - **Real numbers:** a high-rise 1-bedroom in Brickell (83% occupancy, $381 ADR, $115k a year) · a waterfront high-rise 2-bedroom in Brickell (86%, $326 ADR, $102k a year) · a waterfront single-family home (68%, $738 ADR, $183k a year). ### Mid-term / corporate (30 days and over) - **Best for:** SLS Lux Brickell, Coral Gables, Key Biscayne, any luxury condo with a 30-day minimum stay. - **Target revenue:** $60k to $140k a year, with a smoother occupancy curve than nightly rentals. - **What we run:** Furnished Finder, Airbnb 30+, corporate housing networks, executive guest screening, monthly statement. - **Best fit:** owners who cannot (or will not) rent by the night: corporate relocations, traveling nurses, snowbirds, project-based executives. Trailing 12 months, May 2025 to April 2026 ## Real performance: *the units we run* These are not projections. They are the actual annual numbers of units Property Management Brickell runs, some of them Steve's own, on the playbook we would apply to yours. $115k Brickell high-rise 1BR · 83% occupancy · $381 ADR $102k Brickell waterfront 2BR · 86% occupancy · $326 ADR $183k Waterfront single-family home · 68% occupancy · $738 ADR 40%+ portfolio average vs. AirDNA Brickell market Source: 12-month performance summary of the managed units, May 2025 to April 2026. How it starts ## Three steps, *no obligation until the third* ### Tell us the unit Building, unit number, and whether you own it already or are buying. Two minutes, the form below. ### Read the projection Within 24 hours: what the building allows, nightly or 30-day, the 12-month revenue we expect, our fee and your net, next to a unit we already run. ### We take it from there If the numbers work for you: photos, listings, pricing, the association paperwork and the first guests. You get the monthly report. For real estate agents ## Refer a client, earn *25%* Some of your buyers plan to rent the unit out the moment they close. That management usually goes to whoever is already in the building, or to a flat-fee shop with no reason to push performance. Send them to us instead, and get paid for it. 01 ### You stay the agent of record We never touch the resale. Referring the management does not cost you the relationship, it strengthens it: your client gets real performance instead of a forgettable flat-fee experience. 02 ### 25% of the first year's fee Every owner you refer who signs on earns you 25% of our first-year management fee. No exclusivity, no obligation, just a thank-you for keeping your client's next deal with you. 03 ### Real numbers to show your client We run your client's unit the way we run our own, paid on the revenue we generate. That is a story worth telling a client weighing short-term against a long lease. [WhatsApp Steve about referrals](https://wa.me/17866226285?text=Hi%20Steve%2C%20I%27m%20a%20realtor%20and%20I%27d%20like%20to%20talk%20about%20the%2025%25%20referral%20program.%20Can%20we%20set%20up%20a%20quick%20call%3F) [Email & request a call](mailto:steve@bluebaybrokers.com?subject=Realtor%20referral%20program)