Answers / Renting out
Can I rent short-term (Airbnb) in Shenandoah?
Direct answer
Not for most Shenandoah houses. The City of Miami says single-family homes and duplexes in T3 and T4-R zones are not eligible for short-term rental use: renting more than three times a year for under 30 days. 218 of 228 mapped Shenandoah sales in the 24 months to September 28, 2026 sit in T3.
City of Miami Short-Term Rental/Lodging Procedures page; City of Miami v. Airbnb (Florida Third District Court of Appeal, 2018); Florida Statutes §509.032(7)(b); City of Miami zoning map layer and Miami MLS closed sales. Checked October 29, 2026. The City confirms eligibility for one property. Method
What are the numbers behind it?
| Shenandoah zone | Homes sold, 24 months | Short-term rental, per the City |
|---|---|---|
| T3-R | 175 | House or duplex not eligible |
| T3-O | 43 | House or duplex not eligible |
| T4-R | 3 | House or duplex not eligible |
| T6-8-O and T4-L | 7 | That zone's lodging rules apply, with a City evaluation form, certificate of use, business tax receipt and state lodging license |
Source: SEFMLS / MIAMI REALTORS®, September 27, 2022 through September 28, 2026. Data is deemed reliable but is not guaranteed accurate by the MLS and may not reflect all real estate activity in the market. Totals and medians only, no client names or addresses. Properties counted were listed or sold by various MLS participants, not necessarily by Gatien Salaun or Coldwell Banker Realty.
In more detail
Doesn't Florida law stop cities from banning vacation rentals?
Florida §509.032(7)(b) bars local rules adopted after June 1, 2011 from prohibiting vacation rentals. In 2018 the Third District Court of Appeal held that Miami 21 predates that date, so the City can enforce it in T3 zones, case by case. The City then withdrew its broader 2015 interpretation.
Can a Shenandoah ADU be rented?
Under Miami 21 §3.18, only if the property has current proof of homestead, and as predominantly permanent housing, registered and renewed each year. See guest houses and ADUs.
How was this counted?
Counted from the same MLS data as every figure on this site, for the stated window and boundary. Medians are withheld below 5 closings.
Canonical facts: Boundary