Key Biscayne, FL · Updated Oct 2026

What a Key Biscayne 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 Key Biscayne house

$22,441a year · $1,870 a month

Starts at $925,302 of value before exemptions. Typical use.

Property tax$13,688
1.546% of $925,302, less $25,000 homestead exemption and less $26,411 additional homestead exemption
Electricity$1,953
1104 kWh a month $1,775 · Village of Key Biscayne public service tax $178
Water and sewer$825
7 units (CCF) a month on Miami-Dade Water and Sewer Department (WASD): water $25, sewer $44 a month
TrashNot included
The Village's solid waste fee is on the property tax bill; the yearly amount is not published on the Village's pages and is not in the total
Home insurance$5,975
Typical premium $5,975

A typical Key Biscayne house pays about $22,500 a year: $13,690 property tax and charges, $830 water and sewer, $1,950 electricity, $5,980 home insurance; trash is billed separately. 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.

Adjust to match your bills

What you know

Value before exemptionsHomestead homes here are assessed below market value because of the Save Our Homes cap: the median just (market) value of homestead residential property is $1,546,352 but the median assessed value is $925,302. This count includes condominiums as well as houses, so a single-family house may be assessed higher. 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, units a month

On your water bill. 1 unit (CCF) is 748 gallons. A typical Key Biscayne house uses about 7.

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: Miami-Dade Water and Sewer Department (WASD); Miami-Dade Water and Sewer Department residential water rates, 2026-27, effective Oct. 1, 2026: $5.36 a month for a 5/8" meter, which includes 2,244 gallons (3 ccf), then $4.3455 per ccf from 4 to 17 ccf and $10.5112 per ccf for 18 ccf and over (one ccf equals 748 gallons). The Florida Department of Revenue lists a 10% Key Biscayne public service tax on water.
Property tax: 1.55% of value; 2026 tax year (Village millage for fiscal year 2026-27), Miami-Dade County millage code 2400 (Key Biscayne)
Garbage: Great Waste, under contract with the Village (single-family homes and duplexes); Garbage twice a week, recycling once a week, bulk pickup once a month for single-family residences
Sewer: Miami-Dade Water and Sewer Department (WASD); Provides water and wastewater services to Key Biscayne
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

PFAS: 2025 Main System results: PFOS 33 ppt (range 7-33) and PFOA 13 ppt (range 3-13); the federal MCL column shows 4 ppt for each.
Fluoride: The Alexander Orr, Jr., John E. Preston and Hialeah plants stopped adding fluoride on June 6, 2025.

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How these numbers are made

Property tax: 15.4636 mills in total for Miami-Dade millage code 2400 (Key Biscayne), 2026 adopted rates: Village of Key Biscayne 2.8708 (the Village's fiscal year 2026-27 rate); 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; Library 0.2812; The Children's Trust 0.4638. The chart lists no Fire & Rescue District millage for Key Biscayne.
The starting value is the Property Appraiser's July 2026 preliminary median assessed value of Key Biscayne homestead residential property ($925,302). It covers houses and condominiums alike (most Key Biscayne homesteads are condominiums), so a single-family house is likely assessed higher; it reflects the Save Our Homes cap. Homestead exemptions are the standard $25,000 plus the additional exemption (up to $26,411, non-school). Charges that apply only to some neighborhoods are not included.
The Village stormwater fee is a yearly line on the tax bill for houses, set by impervious area; the Village lists $631.76 for its 'Single Family: Medium' example (4,800 sq ft impervious) and $254.22 to $1,569.50 for small to large houses. It is NOT in the total, because the starting value covers condominiums as well as houses and condos typically have no per-home line; a house owner should add their own stormwater line from their tax bill.
Trash: the Village's single-family solid waste fee is on the tax bill, but we could not find the yearly amount on a public Village document, so trash is shown as unpriced and is NOT in the total. Expect the true annual total to be higher. The same goes for the stormwater fee above.
Water and sewer: Miami-Dade WASD residential rates effective October 1, 2026 for a 5/8-inch meter ($5.36 including the first 3 ccf, $4.3455 per ccf from 4 to 17 ccf, $10.5112 from 18 ccf; sewer $9.13 including 3 ccf, then $8.6573 per ccf), plus the 10% public service tax Florida lists for Key Biscayne on water, applied to water only. Typical use is 7.0 ccf (5,236 gallons), the usage WASD uses in its bill comparison.
Electricity: FPL rate RS-1 effective October 2026, $10.52 a month plus 12.258¢ per kWh to 1,000 kWh and 14.258¢ above, plus the 10% public service tax on electricity applied to the whole bill (Florida law exempts the fuel charge, so this slightly overstates it). Typical use, 1,104 kWh a month, is EIA's 2024 Florida residential average. Insurance is Florida OIR's Miami-Dade County average premium with wind ($5,975, March 2026 data); flood insurance is separate. Gas is not modeled. Insurance is a county average for homeowners policies; condominium owners buy HO-6 policies, which cost far less.
Nothing here is legal, tax or insurance advice.

Sources

Common questions about Key Biscayne house costs

What is the property tax rate in Key Biscayne?

About 1.55% of the value before exemptions a year (2026 tax year (Village millage for fiscal year 2026-27), Miami-Dade County millage code 2400 (Key Biscayne)), plus flat charges on the same bill.

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

About $7,112 a year on $500,000 of the value before exemptions with the homestead exemption.

How much is the water bill in Key Biscayne?

About $69 a month for water and sewer at typical use (7 units, or 5,236 gallons a month) on Miami-Dade Water and Sewer Department (WASD).

How much does trash pickup cost in Key Biscayne?

The Village's solid waste fee is on the property tax bill; the yearly amount is not published on the Village's pages and is not in the total

When is property tax due in Key Biscayne?

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 Key Biscayne?

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 Key Biscayne cost to run each year?

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