Miami Beach's 2025 tax rate was 18.7601 mills; North Bay Village 21.8955, Miami Shores 22.6746, Miami 19.9878. Schools, home values, services.
Last checked Oct. 9, 2026. Sources: the Property Appraiser of Miami-Dade County’s 2025 adopted millage chart and homestead exemption page, Miami-Dade County’s open data (address points and high school attendance boundaries), the Florida Department of Education’s 2026 school grades, Zillow Research, the Census Bureau’s American Community Survey 2020-2024 5-year estimates and each city’s own website, linked below.
North Bay Village, Miami Shores and Miami are the three incorporated cities closest to Miami Beach: about three, four and five miles from the middle of the city. All four are in Miami-Dade County and Miami-Dade County Public Schools, so they share the county, school board and regional tax rates; what differs is each city’s own rate, its schools’ zones, its home values and who runs police, fire and trash. Every figure below is from an official or named source, and each table uses one year for all four cities.
What this means for you
- Tax rate, 2025: Miami Beach 18.7601 mills; North Bay Village 21.8955; Miami Shores 22.6746; Miami 19.9878.
- Zoned high school: Miami Beach and North Bay Village both go to Miami Beach Senior High (B in 2026). Miami Shores and Miami are split among other zones.
- Before you buy or rent, check the address itself: the city it is in decides the tax rate and services. See “How to check an address” below.
Property tax rates
From the 2025 adopted millage chart (tax year 2025, in mills: dollars per $1,000 of taxable value):
| Levy | Miami Beach | North Bay Village | Miami Shores | Miami |
|---|---|---|---|---|
| City operating | 5.8560 | 5.7062 | 7.8000 | 7.1080 |
| City debt service | 0.2779 | 1.1666 | 0.1331 | 0.2536 |
| School board (operating, voted, debt) | 6.6330 | 6.6330 | 6.6330 | 6.6330 |
| County operating and debt | 4.9911 | 4.9911 | 4.9911 | 4.9911 |
| Water management, Everglades, Okeechobee basin, inland navigation | 0.2571 | 0.2571 | 0.2571 | 0.2571 |
| Children’s Trust | 0.4638 | 0.4638 | 0.4638 | 0.4638 |
| Fire and Rescue district | none | 2.3965 | 2.3965 | none |
| Library district | 0.2812 | 0.2812 | none | 0.2812 |
| Total | 18.7601 | 21.8955 | 22.6746 | 19.9878 |
Miami Beach properties in the Normandy Shores district pay an extra 0.7305 mill, for 19.4906. More in our property taxes guide.
Chart: total tax rate
Homestead exemption
The homestead exemption is set by the state and handled by the county property appraiser, the same in all four cities. Our property taxes guide notes it was worth $50,722 for 2025. Details: the property appraiser’s homestead exemption page.
Schools
All four cities are in Miami-Dade County Public Schools. These are the high school zones that cover each city on the county’s attendance boundary layer (updated in September 2026), with the share of each city’s street addresses in each zone and Florida’s 2026 grade:
| City | Zoned high schools (share of addresses, 2026 grade) |
|---|---|
| Miami Beach | Miami Beach Senior High (100%, B) |
| North Bay Village | Miami Beach Senior High (100%, B) |
| Miami Shores | Miami Edison Senior High (94%, C); North Miami Senior High (3%, B); Alonzo and Tracy Mourning Senior High Biscayne Bay Campus (3%, C) |
| Miami | Coral Gables Senior High (22%, B); Miami Senior High (19%, A); Booker T. Washington Senior High (18%, I); Miami Jackson Senior High (14%, B); Miami Edison Senior High (12%, C); Miami Northwestern Senior High (8%, A); South Miami Senior High (8%, B) |
Grades are from the state’s 2026 school grades file; “I” means the state listed the grade as incomplete. Each name links to the school’s state report card. North Bay Village’s zoned elementary school is Treasure Island Elementary, which also serves Normandy Isles in Miami Beach (C in 2026). More in our schools guide.
Home values
From the Zillow Home Value Index city file, all homes, for August 2026. The index is a modeled typical value for the middle third of homes, single-family homes and condos together, not a sale price.
| City | Typical home value, Aug. 2026 | Aug. 2025 | Change |
|---|---|---|---|
| Miami Beach | $522,429 | $517,204 | up 1.0% |
| North Bay Village | $388,824 | $384,430 | up 1.1% |
| Miami Shores | $751,933 | $715,785 | up 5.1% |
| Miami | $580,866 | $576,477 | up 0.8% |
Chart: typical home value
Inside Miami Beach the figure differs by ZIP code; see our neighborhoods guide.
People, income and commute
From the Census Bureau’s American Community Survey, 2020-2024 5-year estimates (tables DP03, DP04 and DP05), the same vintage for all four. Each city’s figures are on its QuickFacts page.
| Miami Beach | North Bay Village | Miami Shores | Miami | |
|---|---|---|---|---|
| Population | 82,031 | 8,118 | 11,752 | 459,745 |
| Median household income | $72,856 | $84,405 | $144,050 | $62,462 |
| Median value, owner-occupied homes | $556,700 | $464,200 | $864,400 | $518,100 |
| Mean travel time to work | 26.7 minutes | 34.4 minutes | 26.0 minutes | 27.3 minutes |
The Census home value is what owners estimate their homes are worth, so it differs from the Zillow index above.
City services
| Service | Miami Beach | North Bay Village | Miami Shores | Miami |
|---|---|---|---|---|
| Police | City Police Department | Village Police Department | Miami Shores Police Department | City of Miami Police Department |
| Fire and rescue | City Fire Department; no county fire levy | Miami-Dade Fire Rescue district (2.3965 mills) | Miami-Dade Fire Rescue district (2.3965 mills) | City’s own fire department; no county fire levy |
| Trash and recycling | City contract with Waste Connections for homes and buildings of up to eight units; larger buildings hire a private hauler (our guide) | Village Public Works collects in-house; a summer 2026 fact sheet proposes moving to a licensed private hauler | Village Solid Waste Division: garbage twice a week, recycling once a week, for about 3,500 single-family homes | City Department of Solid Waste: garbage, bulky trash and recycling |
| Library | County library district | County library district | No county library levy; the village runs its own library | County library district |
Fire and library rows come from the levies on the 2025 millage chart. The City of Miami’s website blocked our requests on Oct. 9, so its solid waste page is linked from the Internet Archive’s copy of Dec. 24, 2025.
How to check an address
- Which city is it in? Search the parcel in the Property Appraiser of Miami-Dade County’s property search; the record shows the municipality.
- Which schools? Enter the address in Miami-Dade County Public Schools’ School Locator.
- What would the taxes be? The property appraiser’s tax estimator estimates taxes on a property using the proposed 2026 rates, and the Tax Collector shows past bills.
More: Miami Beach neighborhoods, moving to Miami Beach and your town, county and neighbors.
Frequently asked questions
Are property taxes higher in Miami Beach or Miami?
On the Miami-Dade property appraiser’s 2025 adopted millage chart, the total rate on most property was 18.7601 mills in Miami Beach and 19.9878 in Miami. North Bay Village was 21.8955 and Miami Shores 22.6746.
What high school is North Bay Village zoned for?
Miami Beach Senior High, the same as every Miami Beach address, on Miami-Dade County’s attendance boundary layer. It earned a B in Florida’s 2026 school grades.
Who provides fire service in Miami Beach and Miami Shores?
Miami Beach and Miami run their own fire departments and pay no Miami-Dade Fire Rescue district levy. North Bay Village and Miami Shores pay the 2.3965-mill Fire and Rescue district levy on the county’s millage chart.
How do typical home values compare in Miami Beach and nearby cities?
Zillow’s typical home values for August 2026 were $522,429 in Miami Beach, $388,824 in North Bay Village, $751,933 in Miami Shores and $580,866 in Miami.
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