Short-Term Rental Rules by Edgewater Building

Two separate gates stand between an Edgewater condo and a legal short-term rental: the City of Miami's licensing layer and the building association's own declaration. Most towers in the neighborhood have not confirmed their minimum lease terms from primary sources. Here is what the record actually shows, and how to find what it doesn't.

Published September 18, 2026

The two gates, explained

Short-term rental eligibility in an Edgewater condo is not a single yes or no answer. Two separate legal layers must both allow it before a rental is legal. Pass one and fail the other and you are still out of compliance.

Gate one: City of Miami zoning and licensing. Miami operates under its Miami 21 zoning code. Short-term rentals—defined by the city as stays of less than 30 days—are permitted only in specific transect zones. Edgewater high-rises generally fall within T5 and T6 transect zones, which the city does permit for short-term use. But permitted zoning does not mean no paperwork. To legally operate a short-term rental in a permitted zone, you need a Florida Department of Business and Professional Regulation (DBPR) Vacation Rental License, a Miami-Dade County Certificate of Use (approximately $36 plus inspection fees), a Business Tax Receipt, and a Tourist Tax Account registration with Miami-Dade. Your permit numbers must appear on every Airbnb, Vrbo, or similar listing. Operating without them is a daily-fine violation and can result in listing removal and license revocation.

Gate two: the association's recorded declaration. Even if the city permits short-term rental in your zoning zone, your condominium association may prohibit it entirely—or cap the number of leases per year at a minimum that makes short-term use impossible in practice. This restriction lives in the recorded Declaration of Condominium, not in the HOA rules or the house manual. The declaration is recorded at Miami-Dade County Official Records and is a public document. The HOA rules are not; they are an internal board document that can be amended more easily, which is precisely why buyers focused on rental income should read the declaration itself, not whatever the listing agent tells them.

What the Edgewater building records show

For each tower below, the lease minimum and annual lease cap come from the recorded declaration where one was available, or from the building's own page on this site where building-level research was done. Where terms are listed as unconfirmed, that reflects the absence of a reachable primary source—not a judgment that the building prohibits short-term rental.

Gran Paraiso — 480 NE 31st St

Minimum lease: 1 month. Maximum leases per year: 3. Source: Declaration of Condominium, Official Records Book 31271, Page 2472.

Paraiso Bay — 650 NE 32nd St

Minimum lease: 1 month. Maximum leases per year: 3. Source: Declaration of Condominium, Official Records Book 28913, Page 4239.

One Paraiso — 3131 NE 7th Ave

Minimum lease and annual cap: not confirmed from a primary source. The other Paraiso District towers (Gran Paraiso and Paraiso Bay) permit one-month leases with up to three per year, but each tower has a separate declaration. Declaration: OR Book 29244, Page 4060. Pull it before assuming the same terms apply.

Aria Reserve — 700 NE 24th St (North and South Towers)

Maximum leases per year reported at 4 according to secondary source data published during the pre-sale period. Minimum lease term not confirmed from the recorded declaration. Declaration research required before contracting on an investment basis.

Missoni Baia — 700 NE 26th Terrace

Minimum lease and annual cap: not confirmed from a primary source. The building has active rental listings as of mid-2026. A construction defect lawsuit was filed in January 2026; the final Certificate of Occupancy status was unconfirmed as of April 2026. Confirm both the legal status and the lease terms before purchasing. Declaration available at Miami-Dade Official Records.

Elysee Miami — 788 NE 23rd St

Minimum lease and annual cap: not confirmed from a primary source. Published figures vary across listing portals and are not supported by a reachable declaration citation. Pull the recorded declaration before relying on any portal-sourced figure.

Aria on the Bay — 488 NE 18th St

Minimum lease and annual cap: not confirmed from a primary source. Completed 2018, 50-plus floors. Lease terms were not verified from the recorded declaration during research for this site. Declaration research required for any investor analysis.

Bay House — 600 NE 27th St

Minimum lease: contradictory published figures—90 days, 180 days, six months, and one year all appear in active MLS data for units in the same building. No authoritative public source settles the question. The binding answer is in the recorded declaration at Official Records Book 29592, Page 4053. Do not build an investment model on any of the circulating figures.

How to pull the declaration yourself

Every Florida condominium declaration is a public document recorded at the county clerk's office. For Miami-Dade County, declarations are searchable at Miami-Dade County Official Records (records.miamidadeclerk.gov). You can search by the official condo name (which differs from the marketing name—for example, Gran Paraiso is recorded as GRAN PARAISO CONDO), by folio number, or by OR Book and Page when those are known. The declaration will contain the exact lease minimum and the maximum number of leases permitted per year. Amendments to the declaration may modify those terms; always check for recorded amendments dated after the original filing.

Under Florida Statute 718.503, a buyer is also entitled to receive the current declaration, bylaws, rules, budget, financial statements, and reserve schedule from the seller before closing. If the seller cannot produce these documents, that is itself a red flag.

Where to go from here

If you are evaluating an Edgewater condo for investment purposes, the post on Miami buildings that allow short-term rentals covers the broader citywide picture. For the mechanics of the association approval process specifically in Edgewater, renting in Edgewater: what the association approval actually requires walks through the lease application workflow at the building level.

For a client purchase, I pull the recorded declaration as part of the due diligence package before an offer goes in—not after. If you are looking at a specific unit in an Edgewater tower and want the declaration terms confirmed, get in touch.

Stefania Riverin, Licensed Real Estate Sales Associate, FL SL3620067, brokered by NB Elite Realty. This page describes publicly recorded condo declarations and City of Miami zoning rules. It is general information, not legal or investment advice.