Pinecrest, FL · Updated Oct 2026

What a Pinecrest 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 Pinecrest house

$22,655a year · $1,888 a month

Starts at $796,057 of value before exemptions. Typical use.

Property tax$13,200
1.749% of $796,057, less $25,000 homestead exemption and less $26,411 additional homestead exemption
Electricity$1,953
1104 kWh a month $1,775 · Village of Pinecrest public service tax $178
Water and sewer$825
7 units (CCF) a month on Miami-Dade Water and Sewer Department (Main System): water $25, sewer $44 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 Pinecrest house pays about $22,700 a year: $13,200 property tax and charges, $830 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.

Adjust to match your bills

What you know

Value before exemptionsMost Pinecrest homesteads are assessed well below market value because of the Save Our Homes cap: the median just (market) value of homestead residential property is $1,816,991, but the median assessed value is $796,057. 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 Pinecrest 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 (Main System); 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% Pinecrest public service tax on water.
Property tax: 1.75% of value; 2026 tax year (fiscal year 2026-27), Miami-Dade County millage code 2000 (Pinecrest)
Garbage: Miami-Dade County Department of Solid Waste Management; Garbage twice a week and recycling every other week
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: The Alexander Orr, Jr. plant, which serves customers south of SW 8 Street to about SW 264 Street, draws from the Biscayne Aquifer and uses lime treatment to reduce hardness.
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.

Other FL cities

How these numbers are made

Property tax: 17.4923 mills in total for Miami-Dade millage code 2000 (Pinecrest), 2026 adopted rates: Village of Pinecrest 2.5030; 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 Pinecrest homestead residential property ($796,057). 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 $1,816,991). Homestead exemptions are the standard $25,000 plus the additional exemption (up to $26,411, non-school). The county Residential Solid Waste Collection Fee ($702 a year for full service) is on the tax bill and is shown as trash, not added again. Special assessment districts (street lighting, guard gates) that cover some neighborhoods are not included.
Water: 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 per ccf from 18 ccf), plus the 10% Pinecrest public service tax on water the Florida Department of Revenue lists, applied to water charges only. The SFWMD water restriction surcharge above 18 ccf is not included. Typical use: 5,236 gallons a month (7.0 ccf), the residential usage WASD uses in its bill comparison.
Sewer: WASD residential wastewater rates effective October 1, 2026 ($9.13 including the first 3 ccf, then $8.6573 per ccf), billed on all water use.We could not find a published share of sewered homes.
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 Pinecrest'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; no gas utility serving Pinecrest was found.
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.
Not included: a Village of Pinecrest stormwater utility fee, a flat charge on each parcel. The Village FAQ gave about $127 a year for most residential properties; a 2024 ordinance passed first reading to raise it, and we could not confirm adoption, the current amount or how it is billed, so it may be higher.
Nothing here is legal, tax or insurance advice.

How Pinecrest compares

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

Per year	Pinecrest	Median	Where it falls
Property tax rate	1.75%	1.78%	lower than 33 of the other 52 Florida cities we cover
Water	$300	$515	lower than 46 of the other 52 Florida cities we cover
Sewer and utility-bill fees	$525	$901	lower than 48 of the other 51 Florida cities we cover
Trash	$702	$364	higher than 49 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	$22,655	$12,935	higher than 52 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. Water

The fact: Water here costs about $300 a year at typical use, lower than 46 of the other 52 Florida cities we cover.

Ask: "Water here costs about $300 a year at typical use, lower than 46 of the other 52 Florida cities we cover. What drives that cost, and would you change anything?"

2. Sewer and utility-bill fees

The fact: Sewer and flat utility-bill charges here come to about $525 a year, lower than 48 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 $525 a year, lower than 48 of the other 51 Florida cities we cover. What drives that cost, and would you change anything?"

3. Trash

The fact: Trash pickup here costs about $702 a year for the standard cart, higher than 49 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 $702 a year for the standard cart, higher than 49 of the other 51 Florida cities we cover. What drives that cost, and would you change anything about the service or the price?"

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Common questions about Pinecrest house costs

What is the property tax rate in Pinecrest?

About 1.75% of the value before exemptions a year (2026 tax year (fiscal year 2026-27), Miami-Dade County millage code 2000 (Pinecrest)), plus flat charges on the same bill.

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

About $8,022 a year on $500,000 of the value before exemptions with the homestead exemption.

How much is the water bill in Pinecrest?

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 (Main System).

How much does trash pickup cost in Pinecrest?

$59 a month for a house.

When is property tax due in Pinecrest?

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 Pinecrest?

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 Pinecrest cost to run each year?

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