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Miami-Dade County · Biscayne Bay islandsProperty management in North Bay Village
Long-term annual management for North Bay Village condos and waterfront homes, plus buying and selling with a licensed broker. One team, one app.
Three islands in the middle of the bay.
Short-term rentals are limited here. Annual leases are the plan we lead with, and your community usually has its own rules. The panel shows what the city allows.
North Bay Village sits on three islands along the Kennedy Causeway, the 79th Street link between Miami and North Beach. North Bay Island and Harbor Island are lined with condo buildings and apartment complexes facing Biscayne Bay, while Treasure Island is mostly single-family homes, many with water frontage. Restaurants and marinas sit along the causeway itself. Its location between the mainland and the beach keeps rental demand steady from people working in Miami and on Miami Beach.
The village changed its short-term rental rules in 2022. New vacation rental licenses are now only issued for condos in the village's T6 zoning district, and no single-family home can get a new one. Homes that were licensed before the change can keep operating, but each license ends when the property is sold. For most owners, that makes annual and seasonal leasing the plan. Longer leases also mean fewer turnovers, less wear on the unit and fewer association applications to file each year.
Where a vacation rental license is possible, it comes with a long checklist: a village license renewed every September, county and village business tax receipts, a county fire operating permit, an annual inspection, a designated representative, and occupancy capped at 2 guests per bedroom. Code compliance here is active, and fines for unlicensed rentals are steep, so we confirm the unit sits in T6 and check the building rules before anything is listed. If short stays are not possible, we say so and build the plan around leases instead.
Many buildings here are older and mid-sized, and units turn over often. We run screening, leases and rent collection, coordinate move-ins with each association, and keep repairs and inspections on a schedule with every record in the owner app. From Treasure Island to Harbor Island, our Sunny Isles Beach team handles the day to day, and Brandon can represent you when you decide to buy or sell.
- Treasure Island
- Harbor Island
- North Bay Island
- Kennedy Causeway
Services in North Bay Village.
Long-Term Rentals in North Bay VillageAnnual and seasonal leases, screening, rent collection and upkeep.Learn more
Condos in North Bay VillageAssociation coordination, building logistics and unit care.Learn more
Multifamily in North Bay VillageDuplexes to small buildings, every unit in one report.Learn more
One team. Three promises.
The same standard in every city we serve.
Maintain
Upkeep is unmatched, and upkeep equates to higher rents.
Manage
Every platform, guest and lease on one calendar, 7 days a week.
Monetize
Smarter pricing, higher occupancy, a two-minute monthly report.
Local proof and map
Renting in North Bay Village, answered.
Short answers here. Anything longer belongs in a guide, linked below.
Do you manage long-term rentals in North Bay Village too?
Yes. Annual and seasonal leases, with the same team and the same app.
Can you help me buy or sell in North Bay Village?
Yes. Brandon Schneider is a licensed broker: he can list and sell your property, or find your next one, and we can manage it after closing.
What does management cost?
It depends on the property. The only thing we say publicly: if you are paying over 15%, let's compare.
Can I rent my North Bay Village condo short-term?
New vacation rental licenses are only issued for condos in the village's T6 zoning district. Single-family homes cannot get a new license. Homes licensed before the 2022 change can keep operating, but the license becomes void when the property is sold. Your building's documents can be stricter than the city, so we confirm both before listing.
What licenses do I need for a short-term rental in North Bay Village?
Village vacation rental license ($800 new, $500 annual renewal, expires September 30), village business tax receipt, Miami-Dade business tax receipt, Miami-Dade Fire Rescue annual operating permit, floor sketch with exits and safety equipment, parking sketch, sample rental agreement, a designated vacation rental representative, posted occupancy and contact information, annual inspection, DBPR license, and Florida and Miami-Dade tourist tax accounts. Up to 2 guests per bedroom, 10 maximum. Guests pay 13% in taxes on stays of 6 months or less (6% state + 1% county surtax + 3% convention development + 2% tourist development + 1% sports franchise. No village resort tax.). We handle the filings as part of the service.
What is the minimum stay in North Bay Village?
No short stays outside T6 condos and legacy-licensed homes. Association rules can be stricter, so we confirm both before you rent.
Can the state or North Bay Village change these rules?
Yes, within limits. Under Florida law (FS 509.032(7)), cities cannot ban vacation rentals or limit how long or how often they are rented, but rules adopted before June 1, 2011 still stand. A 2024 rewrite of the state law (SB 280) was vetoed. Every short-term rental in Florida also needs a DBPR transient public lodging license and state sales and tourist tax accounts.
If I buy a North Bay Village property that already has a vacation rental license, can I keep using it?
No. Older licenses are tied to the owner and become void when the property is sold. A new owner can only apply for a new license if the property is a condo in the village's T6 zoning district, and the building must allow it.
Paying over 15%?
Let's compare.
An hour with Brandon, in person, by phone or by video. Bring your current statement. No pressure, just service.