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Miami Miami Beach Coral Gables Aventura North Miami North Miami Beach Surfside Ojus Tamiami Kendale Lakes

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Fort Lauderdale Hollywood Pompano Beach Miramar Pembroke Pines

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All Locations Fort Lauderdale & Broward Fort Lauderdale Short-Term Rentals West Palm Beach & Boca Raton Homestead & South Miami-Dade Florida Keys
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Where We Work

Property Management Across South Florida

Four counties, and no two of them regulate a rental the same way.

Miami-Dade, Broward, Palm Beach and Monroe each set their own rules, and individual cities add more on top. Which set applies depends on the address, not the region.

Check Your Area
Aerial view of the South Florida coastline and waterway communities

South Florida Is Not One Rental Market

An owner five minutes from another owner can be under an entirely different set of obligations.

Florida sets the statewide baseline through Chapter 83 and the state vacation rental licence. Each county adds its own registration and enforcement. Then incorporated cities layer their requirements on top of both, while unincorporated areas fall to the county directly.

That is why a manager who works one county well is not automatically useful in the next. We manage across all four, which means the difference between them is routine work rather than something looked up when a notice arrives.

What Actually Differs

The same property, four different rulebooks

A short list of the requirements that catch owners out most often, and where each one applies.

Where Jurisdiction What sits on top of the county Most common gap
Miami Incorporated city Certificate of Use and Business Tax Receipt, both kept current Buying for short-term rental without checking the zoning first
Miami Beach Incorporated city Short-term rental prohibited across most residential zoning Listing an address that was never in a permitted zone
Coral Gables Incorporated city Board of Architects review on exterior work, Certificate of Use Starting exterior work before approval is secured
Ojus Unincorporated Nothing. County rules apply directly Assuming neighbouring city rules apply, or do not
Fort Lauderdale Broward, incorporated City vacation rental registration, separate from the state licence Holding the state licence and assuming it covers the city
Hollywood Broward, incorporated City registration plus a noise ordinance guests must acknowledge Nothing carried across from a Miami-Dade property
Surfside Incorporated town Milestone inspection and reserve funding on older coastal buildings Buying without checking where the building sits in that cycle
Florida Keys Monroe County ROGO licensing, and a separate state vacation rental licence Treating a Keys rental as if Miami-Dade rules applied

Which rulebook applies is decided by the address, not the region.

Every Area We Manage

Eighteen locations across four counties

Hover a marker for the area, what governs it, and the page. Colour marks the county.

Eighteen areas Hover a row to find it on the map. Click to zoom in.
West Palm Beach & Boca Raton Palm Beach County. Seasonal, prepared before October. Palm Beach County Pompano Beach Broward. The Intracoastal splits the strategy in two. Broward County Fort Lauderdale Broward. City STR registration on top of the state licence. Broward County Hollywood Broward. City registration plus a noise ordinance. Broward County Pembroke Pines Broward. Master-planned, HOA architectural standards. Broward County Miramar Broward. Association approval sets the move-in date. Broward County Aventura High-rise condo. Board approval and recertification. Miami-Dade County Ojus Unincorporated. County rules apply directly. Miami-Dade County North Miami Beach Incorporated, separate from North Miami. Miami-Dade County North Miami Our office. W Dixie Hwy. Miami-Dade County Surfside Coastal condo. Milestone inspection and reserves. Miami-Dade County Miami Beach Strictest STR enforcement in the region. Miami-Dade County Miami Certificate of Use and Business Tax Receipt. Miami-Dade County Tamiami Unincorporated west Miami-Dade. Drainage and pest. Miami-Dade County Coral Gables Board of Architects reviews exterior work. Miami-Dade County Kendale Lakes Unincorporated. Long, family-driven tenancies. Miami-Dade County Homestead Certificate of Use. Vendor coverage south of Kendall. Miami-Dade County Florida Keys Monroe County. ROGO licensing, no equivalent elsewhere. Monroe County
Waterfront properties along a South Florida intracoastal waterway
Why Four Counties

Most managers work one, and it shows at the county line

An owner holding a condominium in Aventura and a house in Hollywood is under two separate systems, and a manager who works only Miami-Dade will treat the Broward property as though the rules carried across. They do not.

The same applies to vendors. A roofer who works Coral Gables knows what the Board of Architects will approve. A contractor in the Keys knows what ROGO permits. Those relationships are built per market, not bought once and applied everywhere.

Every function has a named person accountable for it, and those people cover all four counties rather than one. That is the difference between a manager who serves an area and one who understands it.

Frequently Asked Questions

What owners ask about area coverage

Do the rules really differ that much between cities?
Yes, and the differences are structural rather than cosmetic. Ojus is unincorporated and falls under Miami-Dade directly. North Miami Beach, five minutes east, is a separate incorporated city with its own requirements. North Miami, five minutes south, is different again. Three regulatory positions inside a few miles, and the assumption that they work the same way is the most common source of compliance gaps we find.
I own property in two counties. Does that complicate management?
It complicates it for a manager who works one county. Broward's requirements are not Miami-Dade's, and nothing transfers in either direction. We manage across Miami-Dade, Broward, Palm Beach and Monroe, so a portfolio spanning two or more of them is handled by one team with one point of contact rather than coordinated between separate firms.
My area is not listed. Do you still cover it?
The pages here are the areas we write about, not the limit of where we work. We manage properties across all four counties including many communities without a dedicated page. Send us the address and we will tell you directly whether we cover it and what applies there.
Does a state vacation rental licence cover me everywhere?
No, and this is the most expensive assumption in South Florida. The Florida Division of Hotels and Restaurants licence is the state baseline. Counties add their own registration, and cities including Fort Lauderdale and Hollywood require theirs separately again. Monroe County operates ROGO, which has no equivalent elsewhere. Holding the state licence and assuming it covers the rest is where owners find out through a notice rather than a reminder.
How quickly can someone reach my property?
Our office is on W Dixie Hwy in North Miami, so response is fastest across north Miami-Dade: Aventura, Surfside, Ojus, North Miami Beach. Further out, what matters is vendor coverage rather than distance. We hold relationships with contractors who work each market regularly, which is what determines whether a repair happens the same week during hurricane season rather than whenever availability returns.

Tell us where the property is

We will come back with which registrations apply at that address, whether the association has rules affecting placement, and what it should realistically rent for. The review costs nothing. Call (754) 777-8542 or email info@3lmg.com. See also what management costs and our compliance review.

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