Short answer: if you are moving to Miami for the winter, Brickell is decided at the building level, not the listing level. Most Brickell condo associations require 12-month minimum leases, which makes a 3–4 month snowbird season illegal in those towers no matter what an ad promises. The buildings that genuinely allow seasonal snowbird rentals in Brickell are a short, identifiable list: Brickell on the River South (its association lease package sets no minimum term at all), Panorama Tower (a rental tower with a 90-day seasonal minimum), Dua Miami (the former SLS Brickell, rented up to 4 times a year with a 30-day minimum per MLS listings) and the Four Seasons Residences (no rental restrictions, hotel rental program, premium prices). Staying a full November–April season? Two more open up: Icon Brickell and Imperial at Brickell, both with 6-month minimums. Furnished Brickell runs about US$4,000/month for a 1-bedroom and US$4,550–5,800 for a 2-bedroom in peak season.
Updated: October 14, 2026.
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Moving to Miami: the Brickell buildings that actually allow a seasonal snowbird lease
Every Brickell tower is its own micro-market with its own written leasing rules. These are the ones whose rules — checked against association data and current MLS listings on October 14, 2026 — fit a snowbird season:
| Building | Minimum lease | Leases per year | Fits a snowbird? |
|---|---|---|---|
| Brickell on the River — South Tower | No minimum term in the association’s own lease package | No cap | Yes — the most flexible mainstream condo in Brickell |
| Panorama Tower (rental tower, 821 units) | 90 days for seasonal rentals | n/a — you lease from the building | Yes — unfurnished, rents from US$3,805/month |
| Dua Miami (formerly SLS Brickell) | 30 days, per current MLS listings | 4 | Yes — hotel-branded, consistently furnished |
| Four Seasons Residences Brickell | No rental restrictions per MLS | No cap stated | Yes — the premium, hands-off option |
| Icon Brickell I & II | 6 months | 2 | Full Nov–Apr season only — a 3-month lease breaks the rules |
| Imperial at Brickell | 6 months | Unlimited | Full-season only — older bayfront tower, softer prices |
Brickell on the River South is the outlier most snowbirds never hear about: its lease package states plainly that there is no minimum lease term and no limit on how often a unit can be leased, and the association does not pre-approve leases. The trade-off is paperwork discipline — the building holds its own deposit (US$1,500 for a 1-bedroom, US$2,000 for a 2-bedroom, on top of whatever the owner charges) plus a US$100 move-in fee, and the complete lease package must reach the management office at least two weeks before move-in. Panorama Tower is the other structural answer: it is not a condo at all but Brickell’s tallest rental tower, so there is no owner-by-owner lottery — you sign with the building, seasonal stays start at 90 days, and asking rents currently begin at US$3,805 a month, mostly unfurnished. Dua Miami and the Four Seasons sell consistency: hotel-branded buildings where “furnished” means a managed product, not an owner’s leftover furniture — at Dua, a current MLS listing shows a one-bedroom-plus-den tenant paying US$4,400 a month.
The closed list: beautiful Brickell towers where a snowbird lease breaks the rules
Association data shows explicit 12-month minimums at Brickell Heights East (which also caps owners at 3 leases a year and bans pets), Nine at Mary Brickell Village, MyBrickell and The Plaza on Brickell — and 12 months is the default across most newer Brickell towers. This matters because the internet will happily sell you a “seasonal rental” inside them anyway. If a unit is leased below its building’s minimum and the association finds out, it is the tenant who gets removed mid-season. My rule with every client: before any deposit moves, get the building’s leasing rules in writing — and before you sign anything anywhere in Florida, read our security deposit guide on how much Miami landlords can charge and when Florida law forces them to return it. For the wider playbook — neighborhoods beyond Brickell and what a full season costs — start with our snowbird guide to a Miami winter and the furnished 3-month rental playbook.
Cost of living in Miami: what the building rules do to your season budget
The cost of living in Miami for a snowbird is not just the monthly rent — the building’s minimum term quietly sets your tax and deposit exposure too. Florida taxes rentals of six months or less as transient accommodations (Florida Statute 212.03); only a bona fide written lease for longer than six months is exempt. Miami-Dade adds its own tourist taxes — 3% Convention Development, 2% Tourist Development and 1% Professional Sports Facilities — so a sub-six-month stay booked like lodging can carry roughly 12% in combined state and county taxes. Ask, in writing, who collects them on your lease. The math cuts the other way at the 6-month buildings: a November 1 to April 30 lease at Icon Brickell or Imperial is exactly six months, and extending the written term past six months is what switches the transient tax off entirely. Deposits stack the same way — owner deposit plus, at some buildings, an association tenant deposit (Icon’s association can require up to one month’s rent; Brickell on the River holds its US$1,500–2,000 separately). Our full breakdown of the true cost of a 4-month snowbird season in Miami totals US$28,000–40,000 before refundable deposits — the building you pick decides which end of that range you land on.
What most people don’t know
- Association permission is not a city license. Listings at The Club at Brickell Bay advertise “no rental restrictions” — yet in August 2026 the City of Miami ordered that 643-unit tower to stop vacation rentals for operating as a transient lodging establishment without the required licenses and permits, as The Real Deal reported. Under the city’s procedures, a unit rented more than three times a year for under 30 days is “transient” and needs a Certificate of Use, a Business Tax Receipt and a state lodging license. A single written 90-day lease is a different legal category — which is exactly why snowbirds should insist on a real lease, not a platform “stay.”
- Icon Brickell’s two-lease cap cuts both ways. Owners can only lease twice per calendar year, so a unit that already ran a summer lease may have no legal lease left for your winter — ask how many leases the unit has used this year before you fall in love with it.
- “Furnished” is unregulated vocabulary. In an owner-rented condo it can mean anything from a designed package to a sofa and a folding table. The hotel-branded buildings (Dua, Four Seasons) are where furnished quality is a managed standard — one reason their seasonal rents hold up.
- The paperwork deadline is the real move-in date. At Brickell on the River the lease package is due two weeks before move-in; other buildings run background checks on their own clock. Snowbirds who book flights first and paperwork second are the ones sleeping in hotels for the first week.
- A 12-month lease you “plan to break early” is not a workaround. Leaving at month four does not retroactively make the lease seasonal — you owe the remaining term or the re-letting costs the lease and Florida law allow, and the building’s rules were never the obstacle you solved.
My SETTLE verdict: pick the building by your season length, not by the photos
Three months (the classic Jan–Mar core season): Brickell on the River South first — no minimum term, no lease cap, real leases — then Panorama Tower if you prefer signing with a building, and Dua Miami if furnished quality matters more than square footage. A full November–April season: Icon Brickell unlocks, and it is the deepest furnished inventory in Brickell; Imperial is the quieter, older, cheaper version of the same play. Hands-off luxury: the Four Seasons Residences, where the hotel program absorbs the friction and the rent reflects it. And wherever you land, remember Brickell is one answer, not the only one — the full map of neighborhoods, buildings and budgets is in our SETTLE guides to moving to Miami and the best neighborhoods in Miami.
Frequently asked questions
Can I legally rent for 3 months at Icon Brickell?
No. Association rules for Icon Brickell I and II set a 6-month minimum lease and a maximum of two leases per unit per year. A 3-month “Icon rental” is either a 6-month lease someone is misdescribing, or a booking that violates the building’s rules — either way, the risk lands on you.
Which Brickell building is best for a 3-month furnished snowbird rental?
For a condo lease, Brickell on the River South — its association lease package sets no minimum term and no cap on leases. For hotel-grade furnished consistency, Dua Miami (30-day minimum, up to four leases a year per current MLS listings). For a single contract with a building instead of an owner, Panorama Tower, with a 90-day seasonal minimum and rents from US$3,805 a month.
Do I pay hotel taxes on a 4-month Brickell lease?
Possibly. Under Florida Statute 212.03, rentals of six months or less are taxed as transient accommodations unless covered by a bona fide written lease for longer than six months, and Miami-Dade’s tourist taxes add 6% on top of the state tax. Whether and how the tax is collected on a direct condo lease varies — get the answer in writing before signing, because on a US$5,000 month it is real money.
Why do some Brickell listings advertise seasonal rentals in buildings with 12-month minimums?
Because listings are marketing and association declarations are law. Some are honest mistakes, some are owners betting the building will not check. The tenant carries the practical risk: an association that enforces its minimum can end the occupancy mid-season. Verify the building’s written leasing rules — or have us verify them — before any money moves.
This article is general information about relocation planning, not legal advice. Association rules change; confirm the current leasing rules of any building in writing before signing.
Yara Coker — SETTLE, relocation services in Miami.
Want help with your move to Miami?
Tell me your winter window and your budget — I will match you to the Brickell buildings whose rules actually fit your season, verify the lease terms in writing, and flag the taxes and deposits before you sign.
Sources
Building leasing rules: Brickell on the River South Tower association lease package (no minimum term, no lease cap, association deposit US$1,500/US$2,000, US$100 move-in fee, package due two weeks before move-in). Icon Brickell I and II, Imperial at Brickell, Brickell Heights East, Nine at Mary Brickell Village, MyBrickell and The Plaza on Brickell East association data via Allioo full building reviews, checked October 14, 2026. Dua Miami rental terms (four leases per year, 30-day minimum; tenant paying US$4,400/month) and Four Seasons Residences Brickell (no rental restrictions, hotel rental program) from current MLS listings, October 2026. Panorama Tower seasonal policy (90-day minimum, limited availability) via MiamiResidence; asking rents from US$3,805/month via ForRent/ApartmentFinder, October 2026. City of Miami short-term rental framework and the August 2026 Club at Brickell Bay enforcement: City of Miami short-term rental procedures as summarized in Haute Residence’s 2026 Miami STR guide, citing The Real Deal, August 14, 2026. Transient rental tax: Florida Statute 212.03 (bona fide written lease longer than six months exempt); Miami-Dade tourist taxes (3% Convention Development, 2% Tourist Development, 1% Professional Sports Facilities). Furnished Brickell seasonal rents and the 20–50% January–March peak premium: SETTLE’s verified snowbird season cost research, October 12, 2026.
Versión en español: Vivir en Miami en invierno: la mayoría de las torres de Brickell prohíbe los arriendos de snowbird — estas son las que sí los permiten
