Sunny Isles Condos For Short-Term Rental Success

Wondering if a Sunny Isles condo can pull reliable short-term rental income without the headaches? You’re not alone. With beachfront towers, global visitor demand, and easier rules than some nearby cities, Sunny Isles Beach is a compelling market for Airbnb and vacation rentals. In this guide, you’ll learn how the market performs, what licenses and taxes you need, how to pick buildings that actually allow short stays, and how to model your returns with confidence. Let’s dive in.

Why Sunny Isles works for STR

Sunny Isles Beach sits on a prime stretch of coastline, close to Aventura and Bal Harbour shopping, and within about an hour of two major airports. That mix draws consistent leisure demand from the U.S. and abroad. As of early 2026, recent market snapshots show the submarket has roughly 1,000+ active listings, with many in condo-hotels, mid-rise condos, and luxury towers. You can review market-level trends in the latest Sunny Isles snapshot from AirROI.

Performance benchmarks help you set expectations. As of early 2026, Sunny Isles’ median nightly rates often fall in the low to mid $200s per night, and many listings cluster around the mid 40% occupancy range across the year. Larger oceanfront units in luxury towers can command higher rates, though they may run at lower occupancy. For context only, nearby Miami Beach tends to post higher average rates and slightly higher occupancy, according to AirDNA’s Miami Beach overview. Treat Miami Beach as a premium comparison, not a direct match.

Seasonality matters. Sunny Isles demand typically peaks in winter and early spring, especially February and March, and softens in late summer. That means your best months will likely outperform annual medians for both rate and occupancy. Your pricing and targets should flex with the calendar.

Know the rules first

City licensing basics

Sunny Isles Beach defines a short-term vacation rental as any condo or similar unit leased for six months or less. You must secure a Short‑Term Vacation Rental License for each unit before you advertise or host. The city also sets occupancy limits, requires a designated local Responsible Party who can respond within one hour, and enforces escalating penalties for violations. Review the current requirements on the city’s short‑term rental page and apply before you list.

Taxes on bookings

Short-term stays in Sunny Isles are subject to multiple taxes. The Florida state sales tax is 6%, plus Miami‑Dade’s discretionary surtax, plus the county’s local option transient tax. Based on the Florida Department of Revenue’s DR‑15TDT chart, many hosts model a combined burden around the 13% range in Sunny Isles. Always confirm current rates using the DR‑15TDT reference and with Miami‑Dade before you go live.

Platforms sometimes help, but you are still responsible. Airbnb and similar marketplaces may collect and remit certain state or local taxes in jurisdictions where they have agreements. Check the latest Florida collection details in Airbnb’s tax help article, then confirm what you must register for and remit yourself.

Miami Beach comparison

If you are comparing markets, keep in mind that Miami Beach is more administratively strict and layers in municipal resort taxes and tighter registration. Expect different forms, fees, and enforcement intensity than in Sunny Isles. You can see Miami Beach’s checklist on the city’s short‑term rental requirements page.

Choose the right building

Common policy types

Not every condo that is legal under city rules allows nightly rentals. Association rules control your actual ability to operate.

• Condo‑hotels. These are STR‑friendly by design. You usually join the hotel’s rental pool and receive net proceeds after operator fees. Expect program rules and limits on owner stays.
• Mid‑rise and mass‑market condos. Many older buildings allow leasing, but minimum terms vary. Thirty days is common. Some properties, like Ocean Reserve, Marenas, or Marco Polo / Aventura Beach Club, are frequently marketed to short‑term renters. Confirm the recorded documents and current enforcement before you buy.
• Luxury towers and boutique associations. Many top-tier buildings restrict lease terms to 30, 90, or 180 days and add waiting periods, caps, and strict approvals. Some effectively prohibit nightly rentals.

Quick triage signals

• Listing supply on platforms. A building with many active nightly listings can signal permissive policies, but supply alone does not guarantee legality. Enforcement can change quickly. For market-level activity and trends, see AirROI’s Sunny Isles overview.
• MLS disclosures. If a listing says “short‑term rentals permitted,” treat it as a lead. Then request the association’s lease policy and recent board minutes for proof.
• Condo docs and management. Ask for the declaration, bylaws, rules, lease forms, approval procedures, and any rental cap details. If there is a rental cap, learn how it is managed and whether there is a waitlist.

Expect rules to evolve

Boards can tighten or revise rental policies over time if they achieve the required amendment thresholds. Recent South Florida trends show increasing scrutiny of nightly rentals in many associations. Read the recorded documents and recent minutes to confirm current policy and enforcement posture. For background on association authority and leasing restrictions, see this overview from CooperatorNews.

Model the numbers with care

Start with realistic revenue inputs by unit type, view, and amenities. As of early 2026, Sunny Isles median ADRs often sit around the low to mid $200s and occupancy commonly falls in the 40 to 50% range marketwide. Luxury oceanfront units can push higher ADRs with different occupancy dynamics. Build a seasonal calendar that lifts rates in winter and leans on occupancy in softer months.

Operating costs to budget

• Property management. Full‑service STR managers in Florida commonly charge about 15 to 30% of booking revenue, often excluding cleaning, supplies, and platform fees. Learn what is included using this overview of typical costs from Funstay Florida.
• Taxes and licensing. Budget for state sales tax, county surtax, transient taxes, and your Sunny Isles city license. Include platform commissions and payment processing.
• HOA fees and insurance. Coastal condos often carry higher monthly dues and insurance costs. If you plan to host, ask your carrier about STR endorsements for proper coverage.
• Utilities and reserves. If you cover electric, internet, and water, add them to your pro forma. Set aside reserves for furniture, upgrades, and periodic special assessments.

Financing and risk

Lenders will underwrite your projected net income with conservative assumptions. DSCR financing is common in this asset class, but standards vary. Review market context in this Sunny Isles DSCR overview from The Doce Group and test stress cases for occupancy, rate compression, and interruptions.

Key risks to monitor include association rule changes, shifts in city enforcement, tax updates, hurricane impacts, platform policy changes, and localized oversupply. Bake buffer into your underwriting and revisit assumptions at least annually.

Your due‑diligence checklist

1. Read the condo’s recorded docs and recent board minutes. Confirm minimum lease length, any waiting period, rental caps, and approval steps. For context on association leasing rules, review CooperatorNews.
2. Get a written letter from the management office confirming current enforcement of short‑term rentals and any pending rule changes. Ask whether platform listings require registration.
3. Confirm Sunny Isles licensing requirements, fees, renewal dates, and penalties with Planning & Zoning. Start with the city’s short‑term rental page.
4. Register for taxes and set up collection. Model the combined state, surtax, and county transient rates using the DR‑15TDT chart, and verify what platforms collect for your address using Airbnb’s tax guidance.
5. Build conservative pro formas: baseline, downside, and regulatory-shock cases. Use market medians from AirROI as a starting point, then adjust for unit type, view, and building.

Seasonal playbook for pricing

• Winter and early spring. Lean into premium ADRs and strict minimum stays in February and March. Focus on high-quality photography, ocean-view value props, and early-booking specials for longer trips.
• Shoulder seasons. Use length-of-stay discounts and weekday promos to maintain occupancy. Package parking, beach gear, or early check-in to lift conversion.
• Late summer. Expect softer demand in August and September. Drop minimum-stay requirements, test dynamic pricing, and feature last-minute deals to keep the calendar filled.

How we help

You deserve a partner who speaks both hospitality and real estate. Our team pairs luxury brokerage with hands-on STR operations, so you get acquisition guidance, building‑policy diligence, design recommendations, pricing strategy, and turnkey management under one roof. We are multilingual and work seamlessly with international buyers who want a smooth, compliant path to revenue.

If you are ready to identify the right Sunny Isles condo and launch it with confidence, schedule time with Isabela Faria. We will map your targets, confirm the rules, and deliver an operating plan you can trust.

FAQs

What are typical Sunny Isles ADR and occupancy in 2026?

• As of early 2026, recent snapshots show median nightly rates in the low to mid $200s and occupancy clustering around the mid 40% range, per AirROI’s Sunny Isles overview.

Do I need a Sunny Isles license if my condo allows short stays?

• Yes. The city requires a Short‑Term Vacation Rental License for any rental of six months or less, along with a local Responsible Party and adherence to occupancy limits, per the city’s short‑term rental page.

How much tax should I collect on Sunny Isles bookings?

• Many operators model about a 13% combined burden from state sales tax, county surtax, and Miami‑Dade’s transient tax, but you should verify current rates using the DR‑15TDT chart and confirm any platform collection via Airbnb’s tax help.

Which Sunny Isles buildings tend to allow short-term rentals?

• Condo‑hotels are typically designed for nightly rentals, while some mid‑rise buildings permit shorter leases; examples often marketed to STR users include Ocean Reserve, Marenas, and Marco Polo / Aventura Beach Club, but you must confirm the current recorded rules and enforcement before purchasing.

Is Miami Beach a better STR market than Sunny Isles?

• Miami Beach often shows higher average rates and modestly higher occupancy marketwide, according to AirDNA, but it also has stricter permitting and resort taxes, so compare net yields and compliance complexity, not just top-line rates.