North Miami, FL · Updated Oct 2026

What a North Miami 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 house

$11,851a year · $988 a month

Starts at $140,674 of value before exemptions. Typical use.

Property tax$2,148
2.211% of $140,674, 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 public service tax $178
Water and sewer$1,361
7,000 gallons a month on City of North Miami: water $43, sewer $70 a month
Trash$414
City garbage cart with olive green recycling cart (weekly bulk trash included), $35 a month
Home insurance$5,975
Typical premium $5,975

A typical North Miami house pays about $11,900 a year: $2,150 property tax and charges, $1,360 water and sewer, $410 trash, $1,950 electricity, $5,980 home insurance. Estimated from public rates, not anyone's actual bill.

Rates checked Oct 21, 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.
Hidden leak? Ask for a once-a-year adjustmentLeak water billed at the lowest rate
North Miami will consider a once-per-year credit on a high bill caused by a concealed or underground leak or one behind a wall. Repairs must be completed within 15 days of the City's notice, and the extra consumption is credited at the first tier of the water rate.
How: Submit the Underground/Concealed Leak Adjustment Request online with the bill, repair receipts, before and after photos and the account holder's photo ID.
Refilled your pool? Ask for the sewer creditSewer charge for the refill credited
North Miami gives a once-per-year pool credit on the sewer portion of the bill for an inground swimming pool that is fully emptied and refilled; the sewer portion is adjusted for the water used.
How: Submit the Pool (Sewer) Credit Request online with the account holder's photo ID; the City needs access to the pool area and meter.
Weekly bulk trash pickupIncluded
Waste Pro's weekly bulk trash service takes up to 8 cubic yards per household on your collection day, including appliances, furniture and mattresses.
How: Put bulk items out on your designated collection day, at least 5 feet from vehicles, trees and wires.
Behind on the water bill? NoMi Water Bill AssistanceOne-time payment
The NoMi Water Bill Assistance Program gives eligible North Miami residents a one-time emergency payment toward past-due utility bills (water, sewer, stormwater and/or sanitation). You must be two or more billing cycles behind and show financial hardship; funds are first come, first served.
How: Apply in person at Utility Billing Services, 776 NE 125 Street (305-895-9880), with proof of hardship, photo ID and proof of residency.

Adjust to match your bills

What you know

Value before exemptionsMost North Miami homesteads are assessed far below market value because of the Save Our Homes cap: the median just (market) value of homestead residential property is $406,239, but the median assessed value is $140,674. 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: City of North Miami; City of North Miami residential water rates for fiscal year 2026-2027, per thousand gallons: $2.89 for 0 to 5,000 gallons a month, $4.05 for 5,001 to 12,000, $5.19 for 12,001 to 20,000 and $5.78 above 20,000, plus a $19.05 monthly base charge for a 3/4-inch meter (per living unit). Residential use is charged every three months. The bill also carries a County Service Fee of 6% of the water and sewer charges.
Property tax: 2.21% of value; 2026 tax year (fiscal year 2026-27), Miami-Dade County millage code 0600 (North Miami)
Sewer: City of North Miami; $26.63 monthly base charge (3/4-inch meter, per living unit) plus $6.96 per thousand gallons on 85% of water use, fiscal year 2026-2027
Electricity: Florida Power & Light (FPL); Residential Service (RS-1): $10.52 base charge a month plus per-kWh charges (October 2026)
Gas: Utility gas; 263 of 8,783 owner-occupied homes in North Miami heat with utility gas; 7,979 heat with electricity (Census ACS 2020-2024)
Schools: Miami-Dade County School Board; School millages for 2026: 5.4990 operating, 1.0000 voted and 0.1240 debt service

Pay or manage your bills

Your water

Source: North Miami’s water comes from the Biscayne Aquifer, pumped from eight wells and treated at the Winson Water Plant; the City also buys water from Miami-Dade County, about 40% of demand.
Lead: 2023 tap testing: lead result 1.8 ppb, with 0 of 30 homes above the 15 ppb action level.
PFAS: In 2024 additional monitoring, PFOS measured 45 ppt in the North Miami water system; the table's federal MCL column shows 4 ppt.
Fluoride: Fluoride measured 0.17 ppm in the North Miami water system in 2025.

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: 22.1081 mills in total for Miami-Dade millage code 0600 (North Miami), 2026 adopted rates: City of North Miami 7.4000; 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. North Miami's row carries no Miami-Dade Library District millage. Homestead takes $25,000 off all taxes and up to $26,411 more off non-school taxes (we apply the full $26,411).
The starting value is the Property Appraiser's July 2026 preliminary median assessed value of North Miami homestead residential property ($140,674). That figure covers all homestead residential parcels (houses and condominiums alike), because the Property Appraiser does not publish a single-family-only median; it reflects the Save Our Homes cap (the median just value is $406,239). The City bills sanitation and stormwater on its utility bill, so we add no flat charges to the tax bill.
Water and sewer: City of North Miami fiscal year 2026-2027 residential rates per 1,000 gallons, billed every three months (we show monthly amounts). Water: $19.05 a month plus $2.89 to 5,000 gallons, $4.05 to 12,000, $5.19 to 20,000 and $5.78 above. Sewer: $26.63 a month plus $6.96 per 1,000 gallons on 85% of water use. We add the 6% County Service Fee to all water and sewer charges (the 6% rate is from the City's 2025 water quality report; its FY 2026-2027 sanitation guide lists the fee on the bill). The Florida Department of Revenue lists no North Miami public service tax on water. No North Miami typical-use figure was found, so the page starts at its default use. Homes on a septic tank pay no sewer charge, and some addresses near the city line are served by other utilities: the City asks customers to confirm their service area.
Sanitation is $34.50 a month ($17.92 rate plus a $16.58 disposal fee) from the City's FY 2026-2027 residential sanitation guide, effective 10/01/2026. The City's Fees & Charges page shows a $34.31 monthly sanitation charge plus a $5.00 monthly administrative fee ($39.31 combined); we keep the guide's $34.50 for sanitation and leave the $5.00 administrative fee out of the totals because the City does not say it applies to houses (about $60 a year if it does). The City's utility bill also carries a stormwater charge of $7.12 a month per ERU (equivalent residential unit; a house is typically one ERU, about $85 a year); we could not find the City's rule for how many ERUs a house is billed, so it is not included in the totals.
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 (energy, conservation, capacity, environmental, storm protection and fuel charges less the transition credit), plus North Miami'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: few North Miami homes heat with utility gas. Insurance: Florida OIR's Miami-Dade County average homeowners premium with wind coverage ($5,975, data as of March 31, 2026); flood insurance is a separate policy and is not included.
Nothing here is legal, tax or insurance advice.

Sources

How North Miami compares

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

Per year	North Miami	Median	Where it falls
Property tax rate	2.21%	1.78%	higher than 51 of the other 52 Florida cities we cover
Water	$515	$515	in the middle of 52 other Florida cities we cover
Sewer and utility-bill fees	$845	$901	lower than 29 of the other 51 Florida cities we cover
Trash	$414	$364	higher than 34 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	$11,851	$12,935	lower than 40 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's property tax rate is 2.21%, higher than 51 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 is 2.21%, higher than 51 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?"

See who is running in your city →

Common questions about North Miami house costs

What is the property tax rate in North Miami?

About 2.21% of the value before exemptions a year (2026 tax year (fiscal year 2026-27), Miami-Dade County millage code 0600 (North Miami)), plus flat charges on the same bill.

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

About $10,092 a year on $500,000 of the value before exemptions with the homestead exemption.

How much is the water bill in North Miami?

About $113 a month for water and sewer at typical use (7,000 gallons a month) on City of North Miami.

How much does trash pickup cost in North Miami?

$35 a month for a house.

When is property tax due in North Miami?

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?

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.

Where can I get help paying utility bills in North Miami?

Behind on the water bill? NoMi Water Bill Assistance: The NoMi Water Bill Assistance Program gives eligible North Miami residents a one-time emergency payment toward past-due utility bills (water, sewer, stormwater and/or sanitation). You must be two or more billing cycles behind and show financial hardship; funds are first come, first served. Apply in person at Utility Billing Services, 776 NE 125 Street (305-895-9880), with proof of hardship, photo ID and proof of residency.

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

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