The Airbnb Collection: Miami’s Short-Term-Rental-Friendly New Condos (2026)
Haute Living · HL Real Estate Group
The short-term rental investor report
The Air BnB
Collection
Seven of Miami’s finest Airbnb-approved residences
Miami Beach · Wynwood · Downtown · Brickell · Coral Gables · 2026
Seven Miami-area new condominiums are marketed by their developers as allowing short-term, Airbnb-style rentals: 72 Park and Palma in North Beach, The Rider in Wynwood, 14 ROC in Downtown’s Arts & Entertainment District, LOFTY Brickell on the Miami River, Cassia in Coral Gables, and ORA by Casa Tua in Brickell. As of September 2026, one is finished (72 Park). Five are under construction, with completions running from 2027 to 2028, and one (ORA) is in pre-construction. Most are sold furnished. Each building sets its own terms, from no minimum stay to a three-night minimum.
STR permissions are set by each building’s condo documents and local law; confirm before you buy.
This guide brings the Airbnb Collection together in one place. You’ll find a comparison table, a profile of each building built from developer materials and dated press, a look at how the rules differ by neighborhood, and answers to the questions buyers ask most. For licensing, taxes and a framework for underwriting nightly income, see the rules below, or download the full 57-page report.
Demand is the reason the category exists. Greater Miami and Miami Beach drew 28.3 million visitors in 2025, according to the Greater Miami Convention & Visitors Bureau (June 4, 2026). Many luxury towers, especially branded ones, bar short stays in their condo declarations, which leaves buyers who want nightly flexibility with a short list. Our South Florida condo rental rules guide explains why.
A letter
From HL Real Estate Group
There is a difference between a broker who can show you a building, and a media company that has spent twenty years defining the market that building sits in.
Haute Living has covered Miami’s ultra-luxury real estate since 2005. We know these developers personally, we have followed the short-term-rental category since its first approvals, and we maintain a standing database of qualified buyers built from years of branded-residence campaigns across South Florida.
This report exists because the Airbnb-approved category is genuinely different from the rest of the Miami market, and it deserves to be evaluated on its own terms: each building’s facts, its neighborhood’s case, the rental policy in plain language, and an honest model of what the asset can do.
Seth Semilof
Co-Founder, Haute Living · HL Real Estate Group
The opportunity
Why short-term-rental new construction
For two decades, the standard Miami condominium document barred rentals shorter than six or twelve months, locking owners out of the nightly market. A small number of new buildings were conceived to remove that clause entirely. This collection is built entirely from them.
*AirDNA trailing 12 months through August 2026, checked Sept. 29, 2026. Visitors per the Greater Miami Convention & Visitors Bureau.
Demand is structural rather than seasonal: a global visitor base, a constrained coastline, and a city that has become a permanent destination for finance, sport and culture. When that demand meets a building legally built to host it, the owner captures rate the long-term market cannot.
The HL edge
Why buy through us
Authority
The editorial voice of South Florida luxury since 2005, with direct relationships to the developers behind this collection.
A ready buyer database
Years of branded-residence campaigns mean we already know the qualified buyers and guests for these residences.
Earlier access
Developer relationships translate into first access to the best layouts and pricing tiers.
A whole-collection view
We compare all seven buildings objectively. We are not here to sell you only one.
Comparison
The numbers
Base-case illustration for a representative unit in each building.
| Project | Rep. unit | Illus. price | Base gross rev. | Gross yield | Net yield* |
|---|---|---|---|---|---|
| 72 Park | 1-bed | $895,000 | $100,800 | 11.3% | 4.4% |
| Palma | 1-bed | $725,000 | $92,000 | 12.7% | 5.1% |
| The Rider | 1-bed | $700,000 | $79,400 | 11.3% | 4.5% |
| 14 ROC | Studio | $540,000 | $69,000 | 12.8% | 5.1% |
| LOFTY Brickell | 1-bed | $1,100,000 | $92,000 | 8.4% | 3.3% |
| Cassia | 1-bed | $785,000 | $65,700 | 8.4% | 3.3% |
| ORA by Casa Tua | 1-bed | $1,450,000 | $108,000 | 7.4% | 2.9% |
*Net yield is unlevered net operating income over price. Gross revenue = ADR × 365 × occupancy using published neighborhood ranges; expenses include management, HOA, taxes, insurance, utilities, platform fees and a furnishing reserve. Scenarios for discussion, not forecasts or guarantees. Not investment advice.
The seven buildings
Renderings are artist concepts supplied by the developers. Projections in the PDF use published neighborhood ranges and are not forecasts; the market averages on this page are AirDNA.
The Airbnb Collection at a glance
| Building | Neighborhood | Developer | Size (per source) | Status (Sept. 2026) | Published pricing (dated) | STR terms, per developer |
|---|---|---|---|---|---|---|
| 72 Park | North Beach, Miami Beach | Lefferts | 22 stories, 206 residences | Completed (TCO spring 2025) | Remaining units from the $800,000s (Apr. 2025) | "Approved for short-term rentals"; owner must obtain a city certificate of use |
| Palma | North Beach, Miami Beach | Lefferts | 14 stories, 126 residences | Under construction; completion late 2027 | From the $650,000s (Dec. 2025) | "No rental restrictions" |
| The Rider | Wynwood, Miami | Ciprés with Rilea Group | 12 stories, 152 residences | Topped off Sept. 2026; completion 2H 2027 | $650K–$2M (developer, Sept. 2026) | Short- and long-term stays allowed |
| 14 ROC | Arts & Entertainment District, Miami | GFO Investments affiliate | 31 stories, 283 residences | Under construction since June 2026; completion 2028 | Launched from $495K (July 2024) | STRs approved; self-manage or on-site program |
| LOFTY Brickell | Brickell / Miami River | Newgard Group and Two Roads Development | 44 stories, 362 residences | Topped out Jan. 2026; completion anticipated Aug. 2027 | Not currently published | STRs permitted "as-of-right" (developer fact sheet) |
| Cassia | Merrick Park, Coral Gables | Alta Developers | 12 stories, 174 residences | Under construction; completion 2027 | From the $800,000s (developer, Sept. 2026) | Flexible ownership marketed; minimum stay not published |
| ORA by Casa Tua | Brickell | Fortune International Group with Casa Tua | 77 stories, 540 residences | Pre-construction; developer lists 2030 completion | Not currently published | Short-term (3-night minimum), seasonal and long-term options |
Sources: developer websites and fact sheets, Florida YIMBY, PROFILEmiami, The Real Deal, Multi-Housing News and the Miami Herald, dated in each section below. Prices and status change; request a current sheet.
72 Park
580 72nd St., North Beach, Miami Beach · Completed
72 Park is the only finished building in the collection. Lefferts developed the 22-story, 206-residence tower with architect Built Form, and Cervera Real Estate handled sales (Multi-Housing News, March 5, 2025; The Real Deal, March 10, 2025). The Real Deal reported that sales launched in 2023 with units from studios to three bedrooms, about 466 to 1,200 square feet. In April 2025, Lefferts announced the building’s completion. At that point it was 90% sold, with the remaining residences priced from the $800,000s.
The developer’s fact sheet lists LEED Gold certification, about 64,000 square feet of amenities, a 150-foot pool on the fifth floor, fully furnished residences, and Urban Robot Associates for both interior design and landscape architecture. On the ground floor is Ezio’s, an Italian steakhouse from Roberta’s founders Brandon Hoy and Carlo Mirarchi. It opened on Dec. 19, 2025, the Miami Herald reported. Earlier developer materials had announced Roberta’s for the space.
The fact sheet says the building is "approved for short-term rentals." Its disclaimer adds that each owner must obtain a certificate of use at the City of Miami Beach’s discretion, and that there’s no guarantee short-term rentals will remain permitted. Because the building is delivered, units now trade as resales.
Palma
600 71st St., North Beach, Miami Beach · Under construction
Palma is Lefferts’ second North Beach project, near 72 Park. Built Form designed it, and Studio Ramirez did the interiors. The 14-story building has 126 residences, including seven penthouses. Units are one- and two-bedroom plans of roughly 405 to 1,342 square feet, sold furnished. Ground broke on Dec. 16, 2025. At the ceremony, Alicia Cervera said the building was about 50% sold, with pricing from the $650,000s and completion expected in late 2027 (Florida YIMBY, Dec. 24, 2025). Cervera Real Estate has the exclusive on sales.
The developer’s site says Palma has "no rental restrictions." Its disclaimer notes that short-term rentals are permitted as of now, with no guarantee they will stay that way.
The Rider
94 NE 29th St., Wynwood, Miami · Under construction
Ciprés and Rilea Group topped off The Rider in September 2026, with completion expected in the second half of 2027 (PROFILEmiami, Sept. 14, 2026). The 12-story building was designed by Deforma Studio, with interiors by RADYCA, and Beauchamp Construction is the general contractor. A $90 million construction loan from Banco Inbursa was reported in September 2025.
PROFILEmiami describes 152 furnished residences of 386 to 1,612 square feet, about 50% sold, with optional rental management through The Rider Living and exclusive sales by Cervera. The developer’s site, checked Sept. 29, 2026, lists 152 residences "now available from $650K – $2M" and says there are "no rental restrictions," with short- and long-term stays allowed.
14 ROC
125 NE 14th St., Arts & Entertainment District, Miami · Under construction
14 ROC is a 31-story, 283-residence tower at the edge of Edgewater. It is developed by 14th Street Miami Investments LLC, an affiliate of GFO Investments, with RSP Architects, interiors by March and White, landscape by Urban Robot, Seawood Builders as general contractor and Cervera on sales. Pricing launched from $495,000 in July 2024. Construction began in June 2026 with about half the units sold, and completion is expected in 2028. Every residence is furnished. Short-term rentals are approved, and owners can self-manage or join the on-site rental program. Full details are in our 14 ROC buyer’s guide.
LOFTY Brickell
99 SW 7th St., Brickell / Miami River · Under construction
LOFTY Brickell is Newgard Group and Two Roads Development’s 44-story tower at One Brickell Riverfront. Arquitectonica designed it, with interiors by INC Architecture & Design. The developer offers 362 furnished studios, one- and two-bedroom residences and penthouses, and says the penthouse collection is furnished by Artefacto. Per the developer, amenities cover about 40,000 square feet and include a private marina, and AVRA Estiatorio is planned for the ground floor. The tower topped out in January 2026, and its architectural crown was installed in June 2026. The developers anticipate completion in August 2027 (Florida YIMBY, June 24, 2026). An earlier developer fact sheet states that short-term rentals are "permitted as-of-right." The developer hasn’t published a current price list, so ask for a dated sheet.
Cassia
4011 Salzedo St., Merrick Park, Coral Gables · Under construction
Alta Developers broke ground on Cassia in February 2025. The 12-story building has 174 residences of 662 to 1,461 square feet, designed by Behar Font & Partners and furnished by RH. At the groundbreaking, Alta said the building was more than half pre-sold, named Jaxi Builders as general contractor and gave pricing from $700,000 (Alta press page, citing the South Florida Business Journal). A $94 million construction loan followed in May 2025, as reported by The Real Deal. Completion is planned for 2027. As of Sept. 29, 2026, the developer’s site lists pricing "starting from the $800,000s" and markets flexible ownership with the option to rent when you’re away. It publishes no minimum stay. Cervera is the exclusive sales agent.
Coral Gables is the strictest jurisdiction in this group. A city notice dated Aug. 12, 2026 says stays of less than six months are not permitted in areas zoned single-family or multifamily residential. Buyers should get the developer’s zoning and rental-program documentation in writing.
ORA by Casa Tua
1210 Brickell Ave., Brickell · Pre-construction
ORA is the first residential tower from Casa Tua, developed with Fortune International Group. Arquitectonica is the architect, with interiors by m2atelier. The developer’s site describes 77 stories and 540 studio-to-four-bedroom residences. It lists "short-term (3-night minimum), seasonal, and long-term rental options" run by Casa Tua’s on-site team, along with the dining concepts Terra, UVA, Fuoco and Vento and a 40-foot sky park called BOSCO. A permit application filed in June 2025 described 78 stories and 533 units (Florida YIMBY, July 2, 2025). Fortune’s project page lists completion in 2030. We found no reported construction start as of September 2026, and the developer hasn’t published current pricing.
HL Real Estate Group represents buyers, not developers. None of these seven buildings is our listing. We can request current price sheets and condo documents for you and compare them side by side.
How the rules differ by neighborhood
Where a building sits matters as much as what its developer says. The seven buildings fall under three city regimes, and all of them share Miami-Dade County’s tourist taxes and Florida’s state license.
| Neighborhood | Buildings | City | Local STR framework (per the city) |
|---|---|---|---|
| North Beach | 72 Park, Palma | Miami Beach | Rentals of less than six months and one day are allowed only in permitted districts and buildings. Owners need a Vacation/Short-Term Rental Business Tax Receipt and a Resort Tax account, and both numbers must appear in every listing. |
| Wynwood, Arts & Entertainment District, Brickell | The Rider, 14 ROC, LOFTY Brickell, ORA | City of Miami | Before operating, owners need a Certificate of Use and a Business Tax Receipt, both renewed annually, plus a state lodging license. Existing condos need an association-certified evaluation form and operational plan. |
| Merrick Park | Cassia | Coral Gables | Stays of less than six months are barred in single-family and multifamily residential zones. Confirm the zoning. |
North Beach is the quieter, residential end of Miami Beach. Both buildings are Lefferts projects, and both developers’ disclaimers say permissions could change. Miami Beach runs an online tool for checking whether a unit is legally permitted for short-term rental. Wynwood and the Arts & Entertainment District offer studio-heavy plans close to galleries, dining and Downtown. Brickell pairs a weekday financial-district base with leisure travel, and it’s home to the collection’s two largest towers. In August 2026, the City of Miami ordered a Brickell condo to stop unlicensed vacation rentals (The Real Deal, Aug. 14, 2026), which is a reminder that a developer’s approval and a city license are two different things. Coral Gables offers Cassia’s boutique scale, with the strictest city rules in the group.
For neighborhood context, see our guides to Brickell’s new developments, Miami Beach new developments in 2026 and Edgewater between Brickell and Wynwood.
Before you buy
Even in a building marketed for short-term rental, check four things. First, read the declaration and rules for minimum stays, rental-program fees and registration requirements; our rental rules guide shows where to look. Second, confirm the city and state licenses the unit will need. Third, underwrite the income against real costs: HOA dues, insurance and taxes. Fourth, understand the pre-construction contract, using our pre-construction buying guide and due diligence checklist. If you’re comparing short-term income with a conventional lease, our rental income guide covers the long-term side.
The rules: how to underwrite a Miami STR condo
Buying a Miami condo to rent by the night comes down to three questions. Do the building’s condo documents allow transient rental? Can the unit be licensed by the city, the county and the state? And do the numbers still work after every fee, tax and reserve? This section walks through each question for Miami, Miami Beach and Coral Gables in 2026. It ends with a yield formula you can run on any unit and five buyer profiles to help you decide which kind of building fits.
The market in context
Greater Miami and Miami Beach welcomed 28.3 million visitors in 2025, according to the Greater Miami Convention & Visitors Bureau (June 4, 2026). AirDNA’s public market pages, updated Sept. 29, 2026, show these trailing-12-month averages through August 2026:
| Market (AirDNA) | Average occupancy | Average daily rate |
|---|---|---|
| Miami | 61% | $263 |
| Miami Beach | 59% | $325 |
These are market-wide averages across every kind of listing. They aren’t projections for any building or unit. A furnished studio in a new tower with an on-site program and a two-bedroom resale in an older building can perform very differently. Use submarket and unit-level comparables when you underwrite.
Step 1: The building — condo documents and your 15-day window
Florida’s Condominium Act gives buyers of new units a review window. Under Florida Statute 718.503, a developer’s purchase contract is voidable by the buyer for 15 days after the buyer signs it and receives all the required documents. The same right applies again if the developer makes a later amendment that materially and adversely changes those documents. The required set includes the prospectus or offering circular, the declaration, the bylaws, the estimated operating budget, any management contract longer than a year, and recorded covenants and restrictions.
For a short-term-rental buyer, that 15-day window is when you confirm the marketing claims. Find the declaration’s leasing article, the rules on minimum stays and guest registration, and any rental-program or management agreement with its fee split. Check that the budget reflects the costs of a building with a lot of guest turnover. The broader question of how Florida declarations restrict rentals is covered in our rental rules guide.
Step 2: The city — licensing by municipality
City of Miami: Certificate of Use and Business Tax Receipt
The City of Miami treats a unit as transient when it is rented more than three times a year for periods of less than 30 days. According to the city’s short-term rental procedures, an owner needs all of the following before operating:
- a Certificate of Occupancy for the use
- a Florida DBPR lodging license
- a Certificate of Use from Zoning
- a Business Tax Receipt
- any Miami-Dade DERM approvals
The Certificate of Use and the Business Tax Receipt renew every year. In an existing condominium, the association must certify a Short-Term Rental/Lodging Evaluation Form and an Operational Management Plan, and the conversion requires a building permit. The city also notes that if more than 25% of a building’s units are transient, the whole building must meet the Florida Building Code’s R-1 (transient) standards. In the city’s T3 and T4-R zones, single-family homes and duplexes are ineligible.
Enforcement is real. On Aug. 11, 2026, the City of Miami ordered The Club at Brickell Bay, a 643-unit tower at 1200 Brickell Bay Drive, to stop vacation rentals. The city determined the building was operating as a transient lodging establishment without the required licenses and permits (The Real Deal, Aug. 14, 2026). The building’s board has asked for a 90-day grace period, TRD reported. On Sept. 10, 2026, city commissioners voted to request a comprehensive report on short-term rentals and quarterly updates on condo buildings with repeat violations. The resolution adds no new restrictions (Miami Herald, Sept. 10, 2026). For buyers, the lesson is simple: a building that permits nightly rentals and a unit that is licensed for them are not the same thing.
Miami Beach: BTR, Resort Tax and permitted districts
Miami Beach defines a short-term rental as a stay of less than six months and one day. The city prohibits short-term rentals in all single-family homes and in many multifamily buildings in certain districts. Where they are allowed, the owner needs a Vacation/Short-Term Rental Business Tax Receipt and a Resort Tax account. Under City Code Sec. 102-386, both numbers must appear in every advertisement and listing. The city’s online zoning map and unit-verification tool show whether a specific address is eligible. Developer disclaimers in North Beach make the same point: 72 Park’s fact sheet says each owner must obtain a certificate of use at the city’s discretion.
Coral Gables: check the zoning first
In a notice dated Aug. 12, 2026, the City of Coral Gables said stays of less than six months are not permitted in areas zoned single-family or multifamily residential, outside designated historic bed-and-breakfasts. Before you commit to any Coral Gables unit marketed for flexible rental, confirm its zoning designation on the city’s map and get the developer’s rental-program documents in writing.
Step 3: The state — Florida DBPR vacation rental license
Florida’s Division of Hotels and Restaurants, part of DBPR, licenses vacation rentals under Chapter 509. A license is required when a unit is rented more than three times a calendar year for periods of less than 30 days or one calendar month, whichever is shorter, or is advertised as regularly rented to guests. Condo units are licensed as "Vacation Rental – Condominium" under a Single, Group or Collective license. Per DBPR’s guide, a licensed agent can hold a Collective license covering up to 75 units in the same district. DBPR’s guide also requires a balcony inspection certificate every three years for buildings of three or more stories, unless the balconies are common elements, and human-trafficking awareness training under Florida Statute 509.096.
Step 4: Taxes — who collects what
Short-term rental income in Miami-Dade carries state and local transient rental taxes. Guests pay them, and the owner, the manager or a registered platform must remit them. Miami-Dade County’s Tourist and Restaurant Taxes page (accessed Sept. 29, 2026) lists the Convention and Tourist Taxes below, charged in addition to the 6% Florida sales tax on transient rentals:
| Tax | Where it applies (per Miami-Dade County) | Administered by |
|---|---|---|
| Florida sales tax on transient rentals, plus any county discretionary surtax | Statewide | Florida Department of Revenue |
| Convention Development Tax, 3% | All of Miami-Dade except Surfside and Bal Harbour | Miami-Dade RER Business Section |
| Tourist Development Room Tax, 2% | All of Miami-Dade except Surfside, Bal Harbour and Miami Beach | Miami-Dade RER Business Section |
| Professional Sports Facilities Franchise Tax, 1% | All of Miami-Dade except Surfside, Bal Harbour and Miami Beach | Miami-Dade RER Business Section |
| Miami Beach Resort Tax, 4% on room rent | City of Miami Beach, in addition to the 3% Convention Development Tax | City of Miami Beach |
The county says it has agreements with Airbnb, the Expedia/Vrbo family and misterb&b to collect and remit county short-term rental taxes for their hosts. If an owner also books direct, through a manager, or on a platform without an agreement, the owner must register and remit for those stays. Confirm current rates with each agency before closing.
The full report · 57 pages · PDF
Get the Airbnb Collection report
All seven buildings, side-by-side comparisons, per-building income projections, process, timeline and FAQs.
Download the report (PDF)
Or speak with HL Real Estate Group about a specific residence
Step 5: The yield framework
A developer’s rental projection is a starting point, not an underwriting. Build your own with the variables below, using inputs you can document: submarket comps, the building’s actual program fees, the association’s budget and real quotes.
Revenue
- Available nights = 365 − owner-use nights − blocked or maintenance nights
- Occupied nights = available nights × occupancy rate
- Gross rental revenue = ADR × occupied nights, net of guest-paid taxes (transient taxes are pass-through, so leave them out of revenue)
Operating expenses (annual)
- Platform or channel fees (host-side share)
- Cleaning and linen, if not fully covered by guest-paid cleaning fees
- Management or rental-program fee (often a percentage of revenue; take it from the program agreement)
- HOA / condominium assessments, including any special assessments
- Insurance (an HO-6 policy with coverage suitable for rental use)
- Property taxes
- Utilities, internet and streaming
- Licensing and registrations (City of Miami CU and BTR, or Miami Beach BTR and Resort Tax account; DBPR license)
- Any transient taxes you remit yourself that weren’t collected from guests
- Reserves for furniture, fixtures and equipment replacement, and for repairs
Net operating income (NOI) = gross rental revenue − operating expenses
All-in purchase cost = purchase price + closing costs + furnishing or design package (if not included) + startup licensing and setup
Net yield = NOI ÷ all-in purchase cost
If you finance, run cash-on-cash separately: (NOI − annual debt service) ÷ total cash invested.
Run three cases (conservative, base and upside) and change ADR and occupancy together, because pricing and occupancy trade off against each other. Then stress-test the rules as well as the market. A three-night minimum, a cap on owner stays or a program that takes a share of revenue can each change the result. For how HOA dues and insurance behave in new South Florida towers, see our HOA fees guide and 2026 insurance guide.
Five investor profiles
The same seven buildings suit different goals. Here’s how they line up, with each building’s status as of September 2026. Details are in the Airbnb Collection guide.
- The income maximizer. Wants the lowest friction to bookings: studio-heavy plans, no minimum stay and an on-site program. Look at 14 ROC and The Rider, both under construction, and delivered 72 Park.
- The income-now buyer. Wants rental income from day one with no construction risk. 72 Park is the only completed building, so availability is resale. Confirm the unit’s certificate of use and Miami Beach licensing.
- The brand and long-horizon buyer. Values a hospitality brand and a landmark address over near-term yield. ORA by Casa Tua is in pre-construction, and the developer lists completion in 2030 and a three-night minimum.
- The preservation-minded buyer. Prefers boutique scale and a curated guest mix. Palma (126 residences) and Cassia (174) fit. Cassia’s minimum stay hasn’t been published, and its Coral Gables zoning should be confirmed.
- The waterfront buyer. Wants a trophy setting with amenity depth. LOFTY Brickell, on the Miami River with a private marina per the developer, has completion anticipated in August 2027.
The diversifier spreads risk across delivery dates and cities. One option is a delivered Miami Beach unit, a City of Miami unit under construction and a boutique residence, so no single construction schedule or municipal rule decides the whole position.
STR due-diligence checklist before you sign
- Get the declaration, rules and any rental-program agreement, and read the leasing provisions.
- Confirm the unit’s zoning and the municipal path: City of Miami CU and BTR, Miami Beach BTR, Resort Tax and permitted district, or Coral Gables zoning.
- Confirm the DBPR license classification and who will hold it.
- Confirm who collects and remits each transient tax on each booking channel.
- Price an HO-6 policy with coverage for rental use.
- Run the yield framework with documented inputs and three cases.
- Diary the 15-day rescission window under Florida Statute 718.503.
For the full pre-contract process, see our due diligence checklist and pre-construction buying guide. International buyers should also read our foreign buyer guide.
Frequently asked questions
Which new Miami condos allow Airbnb-style short-term rentals?
The Airbnb Collection includes seven Miami-area new condos whose developers market them as permitting short-term rentals: 72 Park and Palma in North Beach, The Rider in Wynwood, 14 ROC in the Arts & Entertainment District, LOFTY Brickell, Cassia in Coral Gables and ORA by Casa Tua in Brickell. Each building’s recorded condo documents and local law govern the actual terms.
Which of these buildings is already finished?
72 Park in North Beach is the only completed building. Lefferts announced its completion in April 2025. The Rider, Palma, LOFTY Brickell, Cassia and 14 ROC are under construction, and ORA by Casa Tua is in pre-construction.
Do these buildings have minimum-stay rules?
They vary. ORA by Casa Tua’s developer lists a three-night minimum for short-term stays. Palma’s and The Rider’s developers say they have no rental restrictions. 14 ROC has approved short-term rentals, and LOFTY Brickell’s developer describes them as permitted as-of-right. Cassia’s developer has not published a minimum stay.
Are the residences sold furnished?
72 Park, Palma, The Rider, 14 ROC and LOFTY Brickell are marketed as furnished, and Cassia’s residences are furnished by RH. ORA by Casa Tua lists interiors by m2atelier; ask the sales team what furniture is included.
What licenses does a short-term rental condo need in Miami?
In the City of Miami, an owner needs a Certificate of Use, a Business Tax Receipt and a Florida DBPR vacation rental license before operating, plus county tourist tax registration unless a registered platform collects it. In Miami Beach, an owner needs a Vacation/Short-Term Rental Business Tax Receipt and a Resort Tax account, and the unit must be in a permitted district.
Can a condo association ban short-term rentals after I buy?
Under Florida Statute 718.110(13), an amendment that prohibits rentals or changes their duration or frequency applies only to owners who consent to it and to owners who take title after it takes effect. Rules in place when you buy still apply, so read the declaration before you sign.
Is HL Real Estate Group the listing agent for these buildings?
No. None of these buildings is an HL Real Estate Group listing. Cervera Real Estate handles sales at several of them. HL Real Estate Group advisors represent buyers and can request current pricing and condo documents on your behalf.
What counts as a short-term rental in Miami Beach?
The City of Miami Beach defines a short-term rental as a stay of less than six months and one day. Such rentals are prohibited in single-family homes and in many multifamily buildings in certain districts.
Does Airbnb collect Miami-Dade tourist taxes for me?
Miami-Dade County says it has agreements with Airbnb, the Expedia/Vrbo family and misterb&b to collect and remit county short-term rental taxes for their hosts. For direct bookings or other platforms, the owner must register and remit.
How do I calculate net yield on a short-term rental condo?
Gross revenue is ADR times occupied nights, excluding guest-paid taxes. Subtract platform fees, cleaning, management, HOA assessments, insurance, property taxes, utilities, licensing and reserves to get net operating income. Net yield is net operating income divided by the all-in purchase cost.
Can I back out if the condo documents don’t allow short-term rentals?
For a new unit bought from a developer, Florida Statute 718.503 makes the contract voidable by the buyer for 15 days after signing and receiving all required documents. Use that window to confirm the rental provisions.
The full report · 57 pages · PDF
Ready to underwrite a unit? Start with the full report.
All seven buildings, side-by-side comparisons, per-building income projections, process, timeline and FAQs.
Download the report (PDF)
Or speak with HL Real Estate Group about a specific residence
This report is general information, not legal, tax or investment advice. Rules and tax rates change. Confirm with the City of Miami, City of Miami Beach, City of Coral Gables, Miami-Dade County, the Florida Department of Revenue and Florida DBPR, and consult Florida counsel and a tax professional.
Building details come from developer materials and the press reports cited above, and they may change. This article is not legal or tax advice. Consult Florida counsel and a tax professional.