Single-family in Miami Beach is split: most addresses enforce a 6-month minimum lease (mid-term play), specific STR-zoned pockets allow daily rentals. We surface the live inventory and tell you which side of that line your prospect is on before you write an offer.
Investment thesis
Three reasons single-family STR investments outperform condos on every cash-flow metric.
Condos charge $700-$2,400/mo HOA and impose rules that change without notice. Houses have $0 HOA, you set the rules, and special assessments only happen if YOU decide to renovate.
Steve's Cutlass property (4BR/3BA, North Bay Village) delivered $183,000 STR revenue in 12 months at 68% occupancy and $738 ADR. That's 2x what most Brickell condos produce.
North Bay Village is built on 3 islands in Biscayne Bay — waterfront homes under $1M still exist here, 10 min to South Beach. Single-family zoning protects against future HOA-style restrictions.
Cost & rules
Costs structure is fundamentally different from condos — no HOA, but higher property tax and insurance. Net result: more cash flow.
Live MLS · refreshed nightly
The 12 most recently listed Active single-family homes in Miami Beach. Click «Run Analysis» to model the deal in our simulator.
Real Cutlass performance — Steve's house portfolio
Real numbers from Steve's Cutlass property managed through Guesty over 12 months. House STR economics fundamentally outperform comparable condos on a $/sqft basis.
Source: Steve's Guesty P&L · Cutlass (7552 Cutlass Ave) · 12-mo trailing May 2025 to April 2026. House revenue/sqft consistently 2-3x condo revenue/sqft in same zone.
ROI projections
House investments have higher purchase prices but lower fixed costs (no HOA). Cap rates often beat condos because revenue scales with space/amenities, not floor count.
| Unit type | Price | STR rev | HOA/yr | NOI | Cap rate |
|---|---|---|---|---|---|
| NBV 3BR (median) | $1.1M | $130k | $0 | $78k | 7.1% |
| NBV 4BR Cutlass | $1.38M | $183k | $0 | $112k | 8.1% |
| NBV 5BR waterfront | $2.5M | $250k | $0 | $155k | 6.2% |
Buy + run · one team
Miami Beach single-family STR rules vary by exact address — most enforce 6-month minimums, specific zones don't. Property Management Brickell LLC (BlueBay's sister entity) runs mid-term and corporate rentals where required, STR where legal — we confirm zoning before listing anything.
Multi-channel listings (Airbnb 30+, Furnished Finder, corporate housing platforms) with dynamic pricing tuned to school-year, sports, and Art Basel demand cycles.
Guest screening, contracts, check-in coordination, cleaning between stays, maintenance triage. Single point of contact for every issue.
Monthly P&L statement, occupancy & ADR vs. comp set, tax-ready ledgers (Florida sales/tourist tax filed on your behalf where applicable).
Management fee is % of revenue, not a fixed retainer. We earn more when your home performs better — same numbers Steve hits on the units in his own portfolio.
Property Management Brickell LLC · Florida licensed · Working alongside BlueBay Brokers since [year]. Pricing and scope discussed during your strategy call.
Lead magnet · 24h delivery
Tell us what you're looking for. Steve walks you through current Miami Beach inventory, off-market opportunities, and a 5-year hold projection — within 24 hours, no obligation.
What you get: Personalized shortlist · MLS + off-market · Comp sales · Seller financing options where available.
15-minute strategy call with Steve to walk through current inventory, financing structure, and target ROI.