Miami's 2025 tax rate was 19.9878 mills; Miami Beach 18.7601, West Miami 20.7927, Miami Springs 21.8327. Schools, home values, services.
Last checked Oct. 10, 2026. Sources: the Property Appraiser of Miami-Dade County’s 2025 adopted millage chart and homestead exemption page, Miami-Dade County’s open data (address points and high school attendance boundaries), the Florida Department of Education’s 2026 school grades, Zillow Research, the Census Bureau’s American Community Survey 2020-2024 five-year estimates and each city’s own website, linked below.
Miami Beach, West Miami and Miami Springs are the three incorporated cities closest to the middle of Miami: about five, six and six miles away. Closer places such as Brownsville and Gladeview are unincorporated communities without city governments. All four cities are in Miami-Dade County and Miami-Dade County Public Schools, so they share the county, school board and regional tax rates. What differs is each city’s own rate, its school zones, its home values and who runs police, fire and trash. Every figure below is from an official or named source, and each table uses one year for all four cities.
What this means for you
- Tax rate, 2025: Miami 19.9878 mills; Miami Beach 18.7601; West Miami 20.7927; Miami Springs 21.8327.
- Zoned high school: Miami Beach, West Miami and Miami Springs each go to one high school; Miami is split among seven main zones.
- Before you buy or rent, check the address itself: the city it is in decides the tax rate and services. See “How to check an address” below.
Property tax rates
From the 2025 adopted millage chart (tax year 2025, in mills: dollars per $1,000 of taxable value):
| Levy | Miami | Miami Beach | West Miami | Miami Springs |
|---|---|---|---|---|
| City operating | 7.1080 | 5.8560 | 5.7700 | 6.8100 |
| City debt service | 0.2536 | 0.2779 | none | none |
| School board (operating, voted, debt) | 6.6330 | 6.6330 | 6.6330 | 6.6330 |
| County operating and debt | 4.9911 | 4.9911 | 4.9911 | 4.9911 |
| Water management, Everglades, Okeechobee basin, inland navigation | 0.2571 | 0.2571 | 0.2571 | 0.2571 |
| Children’s Trust | 0.4638 | 0.4638 | 0.4638 | 0.4638 |
| Fire and Rescue district | none | none | 2.3965 | 2.3965 |
| Library district | 0.2812 | 0.2812 | 0.2812 | 0.2812 |
| Total | 19.9878 | 18.7601 | 20.7927 | 21.8327 |
Inside Miami’s Downtown Development Authority district, property pays an extra 0.3900 mill, for 20.3778; Miami Beach properties in the Normandy Shores district pay an extra 0.7305 mill, for 19.4906. More in our property taxes guide.
Chart: total tax rate
Homestead exemption
The homestead exemption is set by the state and handled by the county property appraiser, the same in all four cities. Our property taxes guide notes it was worth $50,722 of assessed value for 2025. Apply by March 1; details are on the property appraiser’s homestead exemption page.
Schools
All four cities are in Miami-Dade County Public Schools. These are the high school zones that cover each city on the county’s attendance boundary layer, with the share of each city’s county address points in each zone and Florida’s 2026 grade:
| City | Zoned high schools (share of addresses, 2026 grade) |
|---|---|
| Miami | Coral Gables Senior High (22%, B); Miami Senior High (19%, A); Booker T. Washington Senior High (18%, I); Miami Jackson Senior High (14%, B); Miami Edison Senior High (12%, C); Miami Northwestern Senior High (8%, A); South Miami Senior High (8%, B) |
| Miami Beach | Miami Beach Senior High (100%, B) |
| West Miami | South Miami Senior High (100%, B) |
| Miami Springs | Miami Springs Senior High (100%, C) |
Grades are from the state’s 2026 school grades file; “I” means the state listed the grade as incomplete. Each name links to the school’s state report card. A few Miami addresses on the Venetian Causeway islands are zoned for Miami Beach Senior High. Inside Miami, see how the zones fall in each area in our neighborhoods guide and our schools guide.
Home values
From the Zillow Home Value Index city file, all homes, for August 2026. The index is a modeled typical value for the middle third of homes, single-family homes and condos together, not a sale price.
| City | Typical home value, Aug. 2026 | Aug. 2025 | Change |
|---|---|---|---|
| Miami | $580,866 | $576,477 | up 0.8% |
| Miami Beach | $522,429 | $517,204 | up 1.0% |
| West Miami | $659,221 | $659,593 | down 0.1% |
| Miami Springs | $729,567 | $715,476 | up 2.0% |
Chart: typical home value
Inside Miami the figure differs widely by ZIP code, from $298,325 in 33126 to $1,365,684 in 33133; see our neighborhoods guide and home prices guide.
People, income and commute
From the Census Bureau’s American Community Survey, 2020-2024 five-year estimates (tables DP03, DP04 and DP05), the same vintage for all four. Each city’s figures are on its QuickFacts page.
| Miami | Miami Beach | West Miami | Miami Springs | |
|---|---|---|---|---|
| Population | 459,745 | 82,031 | 7,162 | 13,726 |
| Median household income | $62,462 | $72,856 | $61,274 | $87,099 |
| Median value, owner-occupied homes | $518,100 | $556,700 | $488,800 | $560,800 |
| Mean travel time to work | 27.3 minutes | 26.7 minutes | 25.0 minutes | 28.2 minutes |
The Census home value is what owners estimate their homes are worth, so it differs from the Zillow index above.
City services
| Service | Miami | Miami Beach | West Miami | Miami Springs |
|---|---|---|---|---|
| Police | City of Miami Police Department | City Police Department | City Police Department | City Police Department |
| Fire and rescue | City’s own fire department; no county fire levy | City Fire Department; no county fire levy | Miami-Dade Fire Rescue district (2.3965 mills) | Miami-Dade Fire Rescue district (2.3965 mills) |
| Trash and recycling | City Department of Solid Waste (our guide) | City contract with Waste Connections of Florida for homes and buildings of up to eight units (city page) | City Public Services Department, which runs sanitation | City Public Works Sanitation Division: garbage pickup and trash removal |
| Library | County library district | County library district | County library district | County library district |
Fire and library rows come from the levies on the 2025 millage chart. Miami Springs’ website blocked our requests on Oct. 10, so its pages are linked from the Internet Archive’s copies.
How to check an address
- Which city is it in? Search the parcel in the Property Appraiser of Miami-Dade County’s property search; the record shows the municipality.
- Which schools? Enter the address in Miami-Dade County Public Schools’ School Locator.
- What would the taxes be? The property appraiser’s tax estimator estimates taxes on a property, and the Tax Collector shows past bills.
More: Miami neighborhoods, moving to Miami and your town, county and neighbors.
Frequently asked questions
Are property taxes higher in Miami or Miami Beach?
On the Miami-Dade property appraiser’s 2025 adopted millage chart, the total rate on most property was 19.9878 mills in Miami and 18.7601 in Miami Beach. West Miami was 20.7927 and Miami Springs 21.8327.
Why are West Miami and Miami Springs tax rates higher?
Both pay the 2.3965-mill Miami-Dade Fire Rescue district levy because the county provides their fire service. Miami and Miami Beach run their own fire departments and pay no county fire levy.
What high school is West Miami zoned for?
South Miami Senior High, for every West Miami address on Miami-Dade County’s attendance boundary layer. It earned a B in Florida’s 2026 school grades. Miami Springs addresses are all zoned for Miami Springs Senior High (C).
How do home values compare in Miami and nearby cities?
Zillow’s typical home values for August 2026 were $580,866 in Miami, $522,429 in Miami Beach, $659,221 in West Miami and $729,567 in Miami Springs.
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