Aventura, FL · Updated Oct 2026

What a Aventura house pays

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Sent only to free public map services to find who serves it. Not stored unless you save your house.

Example · a Aventura house

$13,976a year · $1,165 a month

Starts at $291,001 of value before exemptions. Typical use.

Property tax$4,180
1.672% of $291,001, less $25,000 homestead exemption and less $26,411 additional homestead exemption
Electricity$1,953
1104 kWh a month $1,775 · City of Aventura public service tax $178
Water and sewer$1,167
7,000 gallons a month on NMB Water (City of North Miami Beach): water $36, sewer $61 a month
Trash$702
County garbage cart (full service: garbage, trash, recycling and Trash and Recycling Centers), $59 a month
Home insurance$5,975
Typical premium $5,975

A typical Aventura house pays about $14,000 a year: $4,180 property tax and charges, $1,170 water and sewer, $700 trash, $1,950 electricity, $5,980 home insurance. Estimated from public rates, not anyone's actual bill.

Rates checked Oct 22, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

Nothing here applies to every house automatically. These are worth checking:

Seniors 65+ with income up to $38,686: senior exemptionExtra exemption
The Senior Exemption is an additional benefit for homestead owners: at least one owner must be 65 by January 1, and total household adjusted gross income in the previous year, 2025, cannot exceed $38,686. Senior exemption benefits are a local option: county and city governments (not the School Board) choose whether to grant them.
How: Apply online with the Miami-Dade Property Appraiser, or on form DR-501 (Age 65 and Older with Limited Income) with the household income statement DR-501SC.
$5,000 exemptions for widowed, blind and disabled owners and disabled veterans$5,000 off taxable value
Miami-Dade lists $5,000 exemptions for an un-remarried widow or widower, for blind owners, for owners totally and permanently disabled as of January 1, and for veterans with a service-connected disability rated at 10% or more; service-connected totally and permanently disabled veterans have a separate exemption.
How: See the Miami-Dade Property Appraiser's list of available exemptions and application requirements.
Pay your tax bill in November for 4% off4% off the bill
Florida law gives a 4% discount for payment in November, 3% in December, 2% in January and 1% in February; there is no discount in March.
How: Pay your property tax bill in November.
Two bulky waste pickups a calendar year
Customers of Miami-Dade Solid Waste can schedule two bulky waste pickups each calendar year and use 13 Neighborhood Trash and Recycling Centers.
How: Schedule the pickups with Miami-Dade Solid Waste Management.

Adjust to match your bills

What you know

Value before exemptionsThis median covers all homestead residential parcels in Aventura, mostly condominiums; the average just value is $574,259, so a single-family house is usually worth more. Use the assessed value on your TRIM notice; if you bought recently, your assessed value starts near the market value.

I live here and have the Homestead exemption and Additional homestead exemption

Home insurance, a yearFrom your policy. We start at $5,975, Florida Office of Insurance Regulation, July 2026 Insurer Stability report: Miami-Dade County average homeowners premium including wind, data as of March 31, 2026.

Your use

Water, thousands of gallons a month

On your water bill. A typical house uses 5,000–8,000 gallons.

Electricity, kWh a month

On your Florida Power & Light (FPL) bill. An electric car adds about 300 kWh.

Money dates

Nov 1in 9 daysProperty taxes are due November 1; paying in November takes 4% off (3% in December, 2% in January, 1% in February).
Mar 1Deadline to file for the homestead exemption with the Miami-Dade Property Appraiser; timely exemption applications are accepted through March 1.
Apr 1Unpaid property taxes become delinquent on April 1, or 60 days after the original tax notice is mailed if that is later.
Sep 20Late exemption applications can be filed from March 2 until the deadline on your August notice, which is on or before September 20.

Who serves this house

Water: NMB Water (City of North Miami Beach); NMB Water single-family residential rates: a minimum charge of $16.33 per billing period for a 5/8 or 3/4-inch meter, plus a usage charge per 1,000 gallons of $4.56 up to 21,000 gallons, $5.07 for 22,000 to 36,000 gallons and $6.32 above 36,000 gallons on the quarterly schedule.
Property tax: 1.67% of value; 2026 tax year (fiscal year 2026-27), Miami-Dade County millage code 2800 (Aventura)
Garbage: Miami-Dade County Department of Solid Waste Management; Waste collection twice each week and recycling every other week
Sewer: Miami-Dade County, billed through NMB Water for customers the County serves; Single-family minimum charge for a 5/8 or 3/4-inch meter: $27.39 per quarter (October 1, 2026)
Electricity: Florida Power & Light (FPL); Residential Service (RS-1): $10.52 base charge a month plus per-kWh charges (October 2026)

Pay or manage your bills

Your water

Source: Our source of water for the City of North Miami Beach is ground water pumped from two aquifers called the Biscayne aquifer and the Floridan aquifer.
Lead: A 2025 inventory of all water service lines confirmed that there are no lead service lines in the City’s water system.
PFAS: In 2025, NMB Water tested for lithium and PFAS analytes; all results were below minimum reporting levels.

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How these numbers are made

Property tax: 16.7154 mills in total for Miami-Dade millage code 2800 (Aventura), 2026 adopted rates: City of Aventura 1.7261; School Board 5.4990 operating, 1.0000 voted operating and 0.1240 debt; South Florida Water Management District 0.0948, Everglades Construction Project 0.0327 and Okeechobee Basin 0.1026; Florida Inland Navigation District 0.0270; Miami-Dade County 4.5740 plus 0.3937 debt; Fire & Rescue District 2.3965; Library 0.2812; The Children's Trust 0.4638.
The starting value is the Property Appraiser's July 2026 preliminary median assessed value of Aventura homestead residential property ($291,001). It covers all homestead residential parcels (mostly condominiums), because no single-family-only median is published, so a house is likely higher; the water, sewer and trash lines below are single-family rates, and many condominium associations bundle water and trash into their fees. Homestead exemptions: the standard $25,000 plus the additional exemption (up to $26,411, non-school). The county Residential Solid Waste Collection Fee ($702 a year, full service) is the county's typical full-service household assessment; we could not find a source that places Aventura's homes in the county's fee area, so it is shown as an unconfirmed trash estimate and is not counted as part of the tax bill; the county lists Aventura among the cities it collects for. Special taxing districts or assessments that cover some neighborhoods are not included.
Water: NMB Water single-family rates per quarter ($16.33 minimum for a 3/4-inch meter; $4.56, $5.07 and $6.32 per 1,000 gallons) shown per month by dividing the quarterly minimum and tier breakpoints by 3. NMB Water lists separate multi-family rates that are not used here. The Florida Department of Revenue lists a 10% public service tax on water for Aventura, but it is not added: the page would also apply it to sewer, which that list does not cover. Default water use is an assumed figure, not a published typical.
Sewer: Miami-Dade County's October 1, 2026 single-family sewer rates as shown on NMB Water's page ($27.39 a quarter, then $11.5738 per 1,000 gallons over 6,732 gallons a quarter), shown per month. We could not confirm which Aventura homes are on County sewer or on County (WASD) water; parts of Aventura have been served by Miami-Dade Water and Sewer, whose 2026-27 rates ($5.36 meter charge, $4.3455 per ccf) differ from NMB's, so a home's own bill may differ. NMB Water's stormwater rate page does not list Aventura, and no Aventura stormwater fee was found, so none is included. Any water-system charges beyond the published rates are not included.
Electricity: FPL RS-1 effective October 2026, $10.52 a month plus 12.258 cents per kWh up to 1,000 kWh and 14.258 cents above; typical use 1,104 kWh a month is Florida's EIA 2024 residential average. Gas is not priced; insurance is the Florida OIR July 2026 Miami-Dade average premium including wind.
Nothing here is legal, tax or insurance advice.

Sources

Common questions about Aventura house costs

What is the property tax rate in Aventura?

About 1.67% of the value before exemptions a year (2026 tax year (fiscal year 2026-27), Miami-Dade County millage code 2800 (Aventura)), plus flat charges on the same bill.

How much is property tax on a $500,000 house in Aventura?

About $7,673 a year on $500,000 of the value before exemptions with the homestead exemption.

How much is the water bill in Aventura?

About $97 a month for water and sewer at typical use (7,000 gallons a month) on NMB Water (City of North Miami Beach).

How much does trash pickup cost in Aventura?

$59 a month for a house.

When is property tax due in Aventura?

Nov 1: Property taxes are due November 1; paying in November takes 4% off (3% in December, 2% in January, 1% in February). Apr 1: Unpaid property taxes become delinquent on April 1, or 60 days after the original tax notice is mailed if that is later.

Can seniors lower their property tax or bills in Aventura?

Yes. Seniors 65+ with income up to $38,686: senior exemption: The Senior Exemption is an additional benefit for homestead owners: at least one owner must be 65 by January 1, and total household adjusted gross income in the previous year, 2025, cannot exceed $38,686. Senior exemption benefits are a local option: county and city governments (not the School Board) choose whether to grant them.

How much does a house in Aventura cost to run each year?

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