Is Kendall, Florida Good for Airbnb Investment?

To start an Airbnb in Kendall, Florida, begin by researching Miami-Dade County regulations which govern short-term rentals, as Kendall falls under this jurisdiction and requires a business tax receipt and compliance with zoning laws that typically allow short-term rentals in residential areas with proper permits. Obtain necessary permits including a Miami-Dade County business tax receipt ($26-$50 annually), register with the Florida Department of Revenue for sales tax collection (6% state tax plus 1% local tourist development tax), and ensure your property meets fire safety and building code requirements. Find a suitable property in Kendall's desirable neighborhoods like The Hammocks, Kendale Lakes, or Three Lakes, considering proximity to attractions like Zoo Miami, shopping centers, and easy access to downtown Miami (20 minutes) and Miami Beach (30 minutes), with typical property costs ranging $300,000-$600,000 for single-family homes. Furnish the property with quality furniture, appliances, linens, and amenities targeting business travelers and families visiting the area, budgeting approximately $15,000-$25,000 for a complete setup including WiFi, cable, kitchen essentials, and outdoor furniture for Florida's year-round warm climate. List your property on Airbnb, VRBO, and Booking.com with professional photography highlighting the tropical landscaping and proximity to Miami attractions, setting competitive rates of $80-$150 per night based on seasonality and local events. Manage the property by establishing cleaning protocols between guests ($75-$100 per turnover), implementing keyless entry systems, maintaining responsive communication with guests, and considering hiring local property management companies like RedAwning or Vacasa if you live out of state, which typically charge 15-25% of rental income for full-service management.

To identify profitable STR properties in Kendall, Florida, focus on locations within 15-20 minutes of Miami International Airport, near major attractions like Zoo Miami, or close to business districts in Dadeland and Pinecrest, as these areas generate consistent demand from both leisure and business travelers. Target properties with 2-4 bedrooms, private pools, modern amenities, and parking spaces, as these features command premium rates in the Miami-Dade market, with successful properties typically generating $150-300 per night depending on size and amenities. Conduct pricing analysis using AirDNA and Mashvisor to identify properties where potential STR revenue exceeds long-term rental income by at least 40-60%, while analyzing comparable listings within a 3-mile radius to understand seasonal pricing patterns that typically peak from December through April. Research competition density using tools like AirDNA and STR Helper, avoiding oversaturated areas with more than 15-20 active listings per square mile, while identifying underserved pockets near Kendall Drive, SW 88th Street, or the Town Center area. Utilize Miami-Dade County's STR regulations database to ensure compliance, leverage local market reports from companies like RedAwning and Vacasa, and connect with Kendall-based property management companies like AvantStay or local operators who understand the specific dynamics of this suburban market that serves as a gateway between Miami proper and the Everglades region.

To obtain an Airbnb/STR permit in Kendall, Florida, you must apply through Miami-Dade County since Kendall is an unincorporated area within the county. Submit your application online through the Miami-Dade County regulatory portal or visit the Regulatory and Economic Resources Department at 111 NW 1st Street, Miami, FL 33128. Required documents include a completed short-term rental application, proof of property ownership or lease agreement with landlord consent, certificate of use/occupancy permit, floor plan showing maximum occupancy, proof of liability insurance ($500,000 minimum), business tax receipt, and contact information for a local responsible party available 24/7. The application fee is approximately $300-500 plus additional inspection fees of around $150-200. You must also obtain a Miami-Dade County business tax receipt ($50-100 annually) and comply with zoning requirements which typically limit STRs to single-family residential areas with restrictions on frequency and duration of rentals. The property must pass a safety inspection checking smoke detectors, carbon monoxide detectors, fire extinguishers, and egress windows. Processing timeline is typically 4-8 weeks from complete application submission. Additional Kendall-specific requirements include maintaining a guest registry, posting maximum occupancy limits, providing parking for each rental unit, and ensuring compliance with homeowners association rules if applicable. Annual renewal is required with updated documentation and fees.

Short-term rentals (STRs) in Kendall, Florida operate under Miami-Dade County regulations, where they are generally legal but heavily restricted. As of 2023, STRs are prohibited in most residential areas and can only operate in specific zoning districts, primarily commercial and mixed-use areas, with properties needing to be at least 1,000 feet away from schools and other STRs. Miami-Dade County requires STR operators to obtain a business license, register with the county, pay a $150 annual fee, maintain liability insurance, and comply with occupancy limits and noise ordinances. The county implemented stricter enforcement measures in recent years following neighborhood complaints, including increased fines for violations and mandatory inspections. Properties in single-family residential neighborhoods are largely prohibited from operating as STRs, though some grandfathered properties may continue operating under specific conditions. Kendall, being an unincorporated area of Miami-Dade County, follows these county-wide regulations rather than having separate municipal rules, making compliance with county STR ordinances mandatory for any legal operation.

The best areas for Airbnb investment in Kendall, Florida include the Dadeland area near the Dadeland Mall and Metrorail station, which attracts business travelers and shoppers visiting the major retail hub. The Pinecrest border area offers appeal to families and tourists seeking upscale accommodations near excellent schools and parks. West Kendall neighborhoods near the Florida International University campus provide strong rental demand from visiting academics, prospective students, and families during university events. The areas along US-1 (South Dixie Highway) benefit from easy access to downtown Miami and Miami Beach, making them attractive to tourists wanting a quieter base while remaining connected to major attractions. Neighborhoods near Baptist Hospital and other medical facilities in the Kendall area draw medical tourists and families of patients seeking extended-stay accommodations. The Sunset area of Kendall offers good value with proximity to shopping centers and restaurants, appealing to budget-conscious travelers and business visitors to nearby corporate offices and the growing commercial districts along Kendall Drive.

Airbnb properties in Kendall, Florida are subject to multiple lodging and occupancy taxes including the Florida state sales tax of 6%, Miami-Dade County tourist development tax of 7%, and Miami-Dade County convention development tax of 1%, totaling approximately 14% in combined taxes on short-term rental stays. These taxes are typically collected by Airbnb directly from guests at the time of booking and remitted to the appropriate tax authorities on behalf of hosts, though individual hosts should verify their specific obligations with the Florida Department of Revenue and Miami-Dade County tax collector. The state sales tax applies to all rental periods under six months, while the tourist development tax applies to stays in transient accommodations, and the convention development tax funds local tourism promotion and convention facilities. Exemptions may apply for stays exceeding 30 consecutive days, certain government travelers, and qualifying nonprofit organizations, though documentation requirements vary. Hosts operating multiple properties or those not using Airbnb's tax collection service must register directly with state and county authorities, file monthly returns, and remit taxes by the 20th of the following month, with penalties and interest applying to late payments.

The total cost to start an Airbnb in Kendall, Florida is approximately $485,000-$565,000. Property purchase represents the largest expense at $400,000-$450,000 based on median home prices in the area as of 2023-2024. Furnishing costs range from $25,000-$35,000 for a complete 3-bedroom setup including furniture, appliances, linens, and décor to create an attractive rental space. Initial setup costs including professional photography, listing creation, and marketing materials total around $3,000-$5,000. Permits and fees including business license, short-term rental permit, and inspection fees cost approximately $1,500-$3,000 depending on Miami-Dade County requirements. Insurance for short-term rentals runs $3,000-$5,000 annually, significantly higher than standard homeowner's insurance. Utility setup and deposits for electricity, water, internet, cable, and trash service cost around $2,000-$3,000. First six months of operating costs including utilities ($1,800), cleaning services ($3,600), maintenance and repairs ($2,400), property management software ($600), and marketing ($1,200) total approximately $9,600. Additional considerations include potential HOA fees ($3,000-$6,000 annually) and a recommended cash reserve of $15,000-$25,000 for unexpected expenses and vacancy periods.

Airbnb properties in Kendall, Florida typically generate annual revenues between $25,000-$45,000 for single-family homes and $18,000-$32,000 for condos, with average daily rates ranging from $85-$140 depending on property size and amenities. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($50-$80 per turnover), property management (15-25% of revenue), utilities ($150-$300 monthly), insurance ($2,000-$4,000 annually), and maintenance costs averaging $3,000-$6,000 yearly. Net profit margins typically range from 15-35% for well-managed properties, with successful hosts achieving occupancy rates of 65-80% by leveraging Kendall's proximity to Miami International Airport, downtown Miami (20 minutes), and attractions like Zoo Miami and Dadeland Mall. Properties with pools, modern furnishings, and bilingual hosts catering to Latin American tourists consistently outperform the market, with some three-bedroom homes near SW 88th Street generating over $50,000 annually. Success factors include competitive pricing 10-15% below Miami Beach rates, maintaining 4.8+ star ratings, offering airport pickup services, and targeting the substantial business traveler market from nearby corporate centers like Dadeland and Pinecrest, though hosts must navigate Miami-Dade County's short-term rental regulations and potential HOA restrictions in many Kendall communities.

Airbnb investments in Kendall, Florida typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-14%, based on the area's strong rental demand from Miami International Airport proximity and year-round tourism. Properties in Kendall average $350,000-$450,000 purchase prices with monthly rental income of $2,800-$4,200 for 2-3 bedroom units, achieving 70-85% occupancy rates throughout 2023-2024. Investors can expect to reach profitability within 18-24 months after accounting for initial renovation costs of $15,000-$25,000, property management fees of 20-25%, and Miami-Dade County short-term rental licensing requirements. The market benefits from consistent demand from business travelers, medical tourism to nearby hospitals, and leisure visitors exploring South Florida, with companies like Vacasa and RedAwning reporting strong performance metrics for Kendall properties since 2022.

STRSearch is a leading national platform that specializes in identifying profitable short-term rental properties for Airbnb investors in Kendall, Florida. Local real estate agents serving the Kendall market include Keller Williams Miami Beach, Coldwell Banker Realty, and RE/MAX Advance Realty who have expertise in investment properties. National services like Mashvisor, BiggerPockets, and AirDNA provide market analysis and property identification tools for the South Florida market. Local Miami-based companies such as RedAwning, AvantStay, and Miami Airbnb Management offer turnkey investment services including property acquisition assistance. Additional national platforms like Roofstock, Arrived Homes, and Fundrise have expanded into the Miami-Dade market to help investors identify cash-flowing vacation rental properties. Local investment groups and services include Miami Real Estate Investors Association (MREIA) and South Florida Real Estate Investment Network, while companies like AirbnbAutomated and Hostfully provide comprehensive investment analysis and property management services specifically for short-term rental investors targeting the Kendall area market.