Live in Hialeah Heights

Hialeah Heights is the City's own name. It is the first of the six areas in the Hialeah 2050 Master Plan, adopted in 2025, and this guide is the whole of it: the plan's four numbered districts between NW 138th and NW 170th Streets, from Interstate 75 west to the city line near NW 107th Avenue, 1,968 acres. The plan draws the line, and claims nothing about where residents think the name ends. The City's Trail Park page calls it the annexed sector of West Hialeah; when it was annexed was not read here. It is not West Hialeah Heights, an older plat in the Mango Hill guide. Of the parcels on the City's zoning layer with a recorded year, 2,259 were built in the 2010s and 872 in 2020 or later; only six are older.

The census count is already out of date. The 2020 census found 7,801 residents in 2,468 homes, most in three master-planned communities: Bonterra, 3,652 residents, where CC Homes built and sold 394 houses for a joint venture BBX Capital formed in 2014; Aquabella with Atlantico at Aquabella, 1,790; and Bellagio, 1,267. Hundreds of parcels have been finished since, and no one has published a newer figure for this ground. These are association communities, Bonterra gated with a clubhouse and pool, and no association's dues were read for this guide.

Two-thirds of the land is industrial. On the City's zoning layer 1,076 of the 1,659 acres of parcels carry an industrial designation, about 580 acres of them warehouses and 369 vacant industrial land, nearly all west of NW 97th Avenue; the homes are east of it. That is acres of parcels by designation, not jobs. In 2018 the City waived its landscape minimums for warehouses north of NW 154th Street on condition that 1,918 trees and 19,800 shrubs went onto 30 adjacent acres kept as a City park, and in 2020 it let mixed-use buildings near the Hialeah Heights commercial district reach 32 units an acre by conditional use permit.

Every resident counted in 2020 lived in a FEMA flood zone. On the City's flood layer, which matches FEMA's map at the points checked, 88.5% of the area, lakes included, is zone AE, the 1% annual chance zone, and all 7,801 residents were on AE blocks; the base flood elevation at the reference point is 6 feet. The maps took effect in September 2009, before most of these houses existed, on the older NGVD29 datum, so do not compare that figure with another city's. Flood insurance is a separate policy from homeowners cover, 15% cheaper inside the zone under the City's CRS class 7, and the City's 50% rule brings a building up to new-construction standards when work within five years reaches half its market value. The ground is in no storm surge evacuation zone on the County's 2019 layer: the water to plan for is rain, and no record read here says how these streets fared in a storm.

No price index follows the line. Every resident is in ZIP code 33018, whose Zillow value was $528,171 in August 2026, down 0.9% on the year; the ZIP held 54,273 people in 2020, most of them elsewhere. Every City of Hialeah address pays 18.6468 mills for 2025, with no County fire or library levy because the City runs both, so a homestead at that figure owes about $9,079 a year on the base exemptions and a landlord about $9,849, before association dues. Save Our Homes caps a homestead's assessed value at 3% a year and ends with a sale, so the seller's bill understates yours. Garbage is $36.50 a month on the City utility account; whether a City assessment also sits on the tax bill was not checked. The arithmetic is on the Hialeah page. The City's Flamingo circulator stops 0.3 km from the reference point about every 40 minutes; Palmetto, the nearest Metrorail station, is 8.1 km away in a straight line, and no stop within 5 km has a bus every 15 minutes.