North Miami Beach, FL · Updated Oct 2026

What a North Miami Beach 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 North Miami Beach house

$12,341a year · $1,028 a month

Starts at $146,672 of value before exemptions. Typical use.

Property tax$2,175
2.100% of $146,672, less $25,000 homestead exemption and less $26,411 additional homestead exemption
Electricity$1,953
1104 kWh a month $1,775 · City of North Miami Beach public service tax $178
Water and sewer$1,552
7,000 gallons a month on NMB Water (City of North Miami Beach): water $36, sewer $81, City of North Miami Beach public service tax $12 a month
Trash$685
Single-family home garbage, trash and recycling ($171.33 a quarter), $57 a month
Home insurance$5,975
Typical premium $5,975

A typical North Miami Beach house pays about $12,400 a year: $2,180 property tax and charges, $1,550 water and sewer, $690 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.

Adjust to match your bills

What you know

Value before exemptionsMost North Miami Beach homesteads are assessed below market value because of the Save Our Homes cap: the median just (market) value of homestead residential property is $396,978, but the median assessed value is $146,672. 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: 2.10% of value; 2026 tax year (fiscal year 2026-27), Miami-Dade County millage code 0700 (North Miami Beach)
Garbage: City of North Miami Beach; Garbage, trash and recycling for single-family homes, billed to the owner by the City: $171.33 residential quarterly rate
Sewer: NMB Water; Single-family sewer minimum charge for a 3/4-inch meter: $36.57 per billing period
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.

Other FL cities

How these numbers are made

Florida tax bills are public, but we calculate yours from public rates and the value you enter.
Property tax: 21.0007 mills in total for Miami-Dade millage code 0700 (North Miami Beach), 2026 adopted rates: City of North Miami Beach 6.1000 plus 0.1926 debt service; 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; Miami-Dade Fire & Rescue District 2.3965; The Children's Trust 0.4638. Homestead takes $25,000 off all taxes and up to $26,411 more off non-school taxes (we apply the full $26,411). Some parcels are in special taxing districts (for example the Eastern Shores Security Guard Special Taxing District) or millage code 0701, and pay different amounts.
The starting value is the Property Appraiser's July 2026 preliminary median assessed value of North Miami Beach homestead residential property ($146,672). It covers all homestead residential parcels (houses and condominiums), not single-family only, and reflects the Save Our Homes cap (the median just value is $396,978). Trash is billed by the City on the utility bill, so no flat charges are added to the tax bill. Water, sewer, solid waste and stormwater rates are as published on the City's pages on 2026-10-22; the pages state no effective date.
Water and sewer: NMB Water single-family rates are billed per quarter; we show monthly amounts. Water: $16.33 per quarter minimum (5.44 a month) plus $4.56 per 1,000 gallons to 21,000 gallons a quarter (7,000 a month), $5.07 to 36,000 (12,000 a month) and $6.32 above. Sewer: $36.57 per quarter minimum (12.19 a month) plus per-1,000-gallon charges that step from $8.96 to $11.57 by quarterly use; the page uses the $10.29 step as a single rate, which is where about 7,000 gallons a month falls. Customers on Miami-Dade County sewer pay the County's rates through the City's bill instead. The 10% public service tax on water listed by the Florida Department of Revenue is applied to water and sewer. The City's stormwater charge is $5.06 per equivalent residential unit; we did not find how many units a house is billed or the billing period, so it is not included. No typical-use figure was found, so the page starts at its default use.
Trash: $171.33 per quarter ($57.11 a month) for garbage, trash and recycling, from the City's Solid Waste Rates page. Electricity: FPL rate RS-1 effective October 2026, $10.52 a month plus 12.258¢ per kWh up to 1,000 kWh and 14.258¢ above, plus North Miami Beach's 10% public service tax on electricity applied to the whole bill (Florida law exempts the fuel charge, so this slightly overstates it). FPL's franchise fee and gross receipts tax are not included. Typical use, 1,104 kWh a month, is EIA's 2024 Florida residential average. Gas is not modeled. Insurance: Florida OIR's Miami-Dade County average homeowners premium with wind coverage ($5,975, data as of March 31, 2026); flood insurance is separate.
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Nothing here is legal, tax or insurance advice.

Sources

How North Miami Beach compares

A typical North Miami Beach house against the 53 Florida cities we cover, using the same default numbers as the total above.

Per year	North Miami Beach	Median	Where it falls
Property tax rate	2.10%	1.78%	higher than 46 of the other 52 Florida cities we cover
Water	$434	$515	lower than 39 of the other 52 Florida cities we cover
Sewer and utility-bill fees	$1,119	$901	higher than 40 of the other 51 Florida cities we cover
Trash	$685	$364	higher than 48 of the other 51 Florida cities we cover
Electricity and gas	$1,953	$1,953	higher than 17 of the other 52 Florida cities we cover
Home insurance	$5,975	$3,733	higher than 32 of the other 51 Florida cities we cover
Total	$12,341	$12,935	lower than 33 of the other 52 Florida cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Questions to ask your candidates

Each one starts from a number above. Any candidate can answer them.

1. Property tax rate

The fact: North Miami Beach's property tax rate is 2.10%, higher than 46 of the other 52 Florida cities we cover. The rate adds up every agency on the bill, not only the city.

Ask: "Property tax in North Miami Beach is 2.10%, higher than 46 of the other 52 Florida cities we cover. What should that money pay for first, and would you change anything about how it is set?"

2. Water

The fact: Water here costs about $434 a year at typical use, lower than 39 of the other 52 Florida cities we cover.

Ask: "Water here costs about $434 a year at typical use, lower than 39 of the other 52 Florida cities we cover. What drives that cost, and would you change anything?"

3. Sewer and utility-bill fees

The fact: Sewer and flat utility-bill charges here come to about $1,119 a year, higher than 40 of the other 51 Florida cities we cover. Some cities bill sewer on the property tax bill instead, which is not counted here.

Ask: "Sewer and flat utility-bill charges here cost about $1,119 a year, higher than 40 of the other 51 Florida cities we cover. What drives that cost, and would you change anything?"

4. Trash

The fact: Trash pickup here costs about $685 a year for the standard cart, higher than 48 of the other 51 Florida cities we cover. Where trash is billed through the tax bill or a separate hauler, it is not counted here.

Ask: "Trash pickup here costs about $685 a year for the standard cart, higher than 48 of the other 51 Florida cities we cover. What drives that cost, and would you change anything about the service or the price?"

See who is running in your city →

Common questions about North Miami Beach house costs

What is the property tax rate in North Miami Beach?

About 2.10% of the value before exemptions a year (2026 tax year (fiscal year 2026-27), Miami-Dade County millage code 0700 (North Miami Beach)), plus flat charges on the same bill.

How much is property tax on a $500,000 house in North Miami Beach?

About $9,596 a year on $500,000 of the value before exemptions with the homestead exemption.

How much is the water bill in North Miami Beach?

About $118 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 North Miami Beach?

$57 a month for a house.

When is property tax due in North Miami Beach?

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 North Miami Beach?

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 North Miami Beach cost to run each year?

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