Serving Sunny Isles Beach, Aventura, Hallandale Beach, Hollywood, Bal Harbour & Bay Harbor Island’s
One of the most common questions we get from buyers relocating to Miami-Dade County is:
“How much will I pay in property taxes — and does it vary between cities like Aventura and Bay Harbor Islands?”
The answer is yes — property taxes can differ significantly from one municipality to another, even when home prices are similar. Here’s what you need to know before buying your next condo or waterfront home in these two sought-after communities.
Aventura Property Taxes
Aventura is a planned city with luxury condos, gated communities, and resort-style amenities.
Because it’s an incorporated city, homeowners pay taxes to:
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Miami-Dade County
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City of Aventura
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School Board
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Special Districts (e.g., fire, library, waste)
2025 Aventura Millage Rate:
Approximately 2.35% of assessed value (combined rate)
(Includes county + city + school + district taxes)
Example:
A condo assessed at $800,000:
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2.35% x $800,000 = $18,800 annual property tax
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After Homestead Exemption ($50,000 off assessed value), savings ≈ $1,000–$2,500/year for primary residents.
🧾 Key Notes:
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Higher city tax portion due to municipal services
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Popular with non-homesteaded owners (investors, second homes)
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No state income tax, which offsets higher property taxes for many buyers
Bay Harbor Islands Property Taxes
Bay Harbor Islands is a smaller, boutique town known for low-density development and A-rated schools.
It’s also incorporated, but operates on a more streamlined municipal budget.
2025 Bay Harbor Islands Millage Rate:
Approximately 2.05% of assessed value
Example:
A condo assessed at $800,000:
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2.05% x $800,000 = $16,400 annual property tax
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With Homestead Exemption, primary residents may pay $14,000–$15,000 depending on exemptions and cap limits.
Key Notes:
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Slightly lower tax rate than Aventura
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Smaller police and public works budgets
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Family-friendly area with Ruth K. Broad K–8 Center, rated A
Side-by-Side Comparison
|
Feature |
Aventura |
Bay Harbor Islands |
|---|---|---|
|
2025 Estimated Millage Rate |
2.35% |
2.05% |
|
Assessed Value ($800K) |
$18,800/year |
$16,400/year |
|
Homestead Exemption Savings |
$1,000–$2,500 |
$1,000–$2,500 |
|
Lifestyle |
Urban, luxury condos |
Boutique, walkable, family-friendly |
|
School District |
Miami-Dade |
A-rated Ruth K. Broad K–8 |
|
Investor Popularity |
High |
Moderate |
What This Means for Buyers
If you’re comparing similarly priced homes in Aventura vs. Bay Harbor Islands:
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Expect to pay ~10–15% less in property taxes in Bay Harbor
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Consider total ownership cost (HOA fees + insurance + taxes)
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Remember: Homestead Exemption applies only to primary residences, not investment properties
Property taxes in both cities are capped by Florida’s Save Our Homes amendment:
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Assessed value cannot rise more than 3% per year for homesteaded properties
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Great for long-term owners seeking stability
