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.
Zones of interest
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.
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 → City licenses short staysOne 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 → City licenses short staysThe 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 → Verify per addressThe 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 → Verify per addressAccessible 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 → City licenses short staysA 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 → Verify per addressWaterfront 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 → Verify per addressCanopy, walkability and the strongest owner-occupier demand in the group, which supports resale value more than it supports yield.
See Coconut Grove houses → Verify per addressDeep, 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 → Verify per addressMost 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 → Verify per addressA 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 → Verify per addressThe 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 →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) 14 September 2026: 3,969 houses for sale and 9,488 closings across the 12 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
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.
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.
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.
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
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.
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
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.
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.
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.
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
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.
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.
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.
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.
Shortlist · 24h
Tell us the budget, the zones you are open to and what the house has to do. You get a shortlist from live inventory, the closed comparables behind each price, and for every address on it, what we were able to verify about short-stay use and what we were not.
What you get: a shortlist from the MLS and off-market · the closings behind each price · the city, district and parcel read, with its source and its date.
Send us the address. We come back with the closed comparables on its own street and what the record says about short-stay use on that parcel.