Miami vs Nashville

Florida Restricted | Tennessee Legal but Limited

Disclaimer: General information only — not legal advice. Verify with your local government.

Miami, Florida
Status Restricted
Permit Fee $150 city certificate + state DBPR license fee
Tax Rate 13% (6% state + 5% county tourist dev. + 2% city resort tax)
Day Limit No limit
Renewal Annual (city); Biennial (state)
Platform Tax Yes
Max Fine $20,000 lien per violation by code enforcement
Nashville, Tennessee
Status Legal but Limited
Permit Fee $313 permit fee
Tax Rate 6% Short-Term Rental Property Tax + state/local sales tax
Day Limit No limit
Renewal Annual
Platform Tax Yes
Max Fine $50/day for operating without permit; civil penalties up to $500,000 for repeated violations

Nashville has more favorable STR regulations overall.

Permits & Licensing

Miami charges $150 city certificate + state DBPR license fee for STR licensing, while Nashville charges $313 permit fee. Miami renewal is annual (city); biennial (state), and Nashville renewal is annual. Overall, Nashville has a more permissive regulatory environment (Legal but Limited) compared to Miami (Restricted).

Tax Obligations

In Miami, hosts pay 13% (6% state + 5% county tourist dev. + 2% city resort tax). In Nashville, hosts pay 6% Short-Term Rental Property Tax + state/local sales tax. Both cities benefit from automatic platform tax collection through Airbnb and similar services, simplifying compliance for hosts.

Day Limits & Restrictions

Neither city imposes an annual day limit on short-term rentals, giving hosts year-round flexibility.

Fines & Enforcement

Hosts operating without a permit in Miami face penalties including $20,000 lien per violation by code enforcement. In Nashville, violations can result in $50/day for operating without permit; civil penalties up to $500,000 for repeated violations. Both cities actively enforce their STR regulations, so securing proper licensing before listing is essential in either market.

Miami Overview

STRs restricted to commercially zoned or mixed-use areas. Single-family residential neighborhoods generally prohibit STRs. State preemption law limits some local regulations. Both city Certificate of Use and state DBPR license required.

Contact: Miami Planning & Zoning — (305) 416-1400

Full Miami guide →

Nashville Overview

Owner-occupied permits allowed in all zones. Non-owner-occupied permits frozen — no new applications accepted in most residential zones since 2015. Existing non-owner permits are non-transferable.

Contact: Nashville Codes Department — (615) 862-6590

Full Nashville guide →

Frequently Asked Questions

Is it easier to Airbnb in Miami or Nashville?
Miami is classified as "Restricted" while Nashville is "Legal but Limited." Miami's permit fee is $150 city certificate + state DBPR license fee compared to $313 permit fee in Nashville. Overall, Nashville has a more host-friendly regulatory environment.
Which city has higher STR taxes — Miami or Nashville?
Miami charges 13% (6% state + 5% county tourist dev. + 2% city resort tax), while Nashville charges 6% Short-Term Rental Property Tax + state/local sales tax.
Which city has stricter fines for illegal short-term rentals?
Miami: $20,000 lien per violation by code enforcement. Nashville: $50/day for operating without permit; civil penalties up to $500,000 for repeated violations. Both cities actively enforce STR regulations, so proper licensing is essential.
Do Miami and Nashville have day limits for Airbnb?
Miami has no annual day limit. Nashville has no annual day limit.
Which city is better for first-time Airbnb hosts — Miami or Nashville?
For new hosts, consider the total cost of entry: Miami charges $150 city certificate + state DBPR license fee for permits with 13% (6% state + 5% county tourist dev. + 2% city resort tax) in taxes. Nashville charges $313 permit fee with 6% Short-Term Rental Property Tax + state/local sales tax. Automatic tax collection in Miami and Nashville makes compliance easier for beginners.