Understand Biscayne Park before you commit to an address
Biscayne Park is a village of three thousand people west of Miami Shores, laid out in the 1930s with diagonal streets and a public right-of-way planted with banyans and royal palms that the village has protected ever since. It charges 9.3000 mills, the highest municipal rate of these twenty-four, and its total of 24.3227 is the highest in the county. Figures are the same two indexes measured the same way in all 24 municipalities here, on Florida's rules including the homestead exemption. Zillow publishes no rent index for a municipality this size, so the rent shown is the median of the twenty-two here that have one, and is marked as such wherever it appears.
The cost of living in Biscayne Park, and what a home costs
Two calculators on Florida's own rules: monthly compounding and the month private mortgage insurance stops, and the closing costs this state actually charges.
Rent or buy in Biscayne Park
Whether buying here beats renting, and the year it turns over. Association fees and reserves move faster than price here, and both are figures you can edit.
Mortgage calculator
Monthly compounding, the 30-year fixed loan, the private mortgage insurance a low down payment triggers, and Florida's documentary stamp and intangible taxes on the loan itself.
Then work out whether Biscayne Park is the right part of the county
No neighborhood guides for Biscayne Park yet. What is here instead is the county on one comparable footing.
All 24 municipalities in Miami-Dade
Every municipality side by side on home value, millage, the rate a homesteaded buyer pays, and which five run their own fire departments.
Compare the countyBoca Raton and the Palm Beach coast
The same state, the same exemptions and the same two Zillow indexes in the same month, and, counter to what almost everyone assumes, a higher average insurance premium than Miami-Dade's.
Compare the two coastsMiami, neighborhood by neighborhood
One of the two municipalities here with sourced guides rather than a single row of figures. What each part of the city costs and is like to live in, dated and cited.
Explore MiamiHialeah, area by area
The other municipality here with a hub of its own: the same row of figures as this table, the city in five areas drawn from its own master plan, and neighborhood guides in a city that runs its own fire department and library.
Explore HialeahWhat buying in Biscayne Park actually involves
The arithmetic is the small-enclave pattern at its sharpest: three thousand people, almost no commercial assessment, its own police department, and a county fire levy of 2.3965 on top. A homesteaded buyer's effective rate of 2.32% is the second-highest in this layer, behind Golden Beach, where a much larger value makes the same exemptions a smaller share of it, and on a typical home value of $971,449 that is about $22,600 a year. The village has debated its own viability more than once, and the rate is why.
What it protects with that is unusual and real: a village-owned tree canopy in the median of every street, a 1930s log cabin village hall on the national register, and a housing stock of small pre-war and post-war houses that has gentrified sharply: values here rose 5.6% over the year to June 2026, among the strongest in this layer. Being inland puts insurance in a much better band than the beaches, though the pre-war stock still prices hard.
The village has no commercial strip, no through route worth the name, and a street pattern of narrow lanes under a planted median canopy. That is the product, and it comes with the corollary that every service the village provides is paid for by houses alone, which is exactly what the millage on this page shows.
The housing is small pre-war and post-war stock on modest lots, much of it altered over eighty years. Permitting history matters here: enclosed porches, added rooms and converted garages are common in villages of this vintage, and an unpermitted addition becomes the buyer's problem at resale or at claim time.
Moving to Biscayne Park: check these before you commit
- The rate, which is the highest in Miami-Dade and worth pricing over a long hold.
- The village's tree and right-of-way rules, which are the point of the place and constrain what you may do.
- The insurance quote on older construction, and the roof's age above all.
- The permit history for any addition, enclosed porch or converted garage, which are common in this stock.
Biscayne Park levies 9.3000 of the 24.3227 mills charged here. The rest is Miami-Dade County, the school district and the countywide districts, including the 2.3965-mill Fire Rescue district levy: none of which the municipality sets.
Sourced, dated, and separated from the guesswork
Every Biscayne Park figure below is cited, stamped with the period it describes, and editable, because a number for the whole city rarely describes your purchase. Appreciation and investment returns are assumptions rather than facts, and they are labelled that way. Read the methodology for how the line is drawn.
- Prices, rents and tax rates: published statistics and the official schedules.
- Nothing here is a lender quote, a pre-approval or financial advice.
Where the Biscayne Park figures come from
- Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted: city file, June 2026 · Zillow Research · retrieved Supports: A typical home value for the 35th to 65th percentile of each municipality's market, computed on one method across all twenty-four, The same series and month the Charlotte, Orlando and Palm Beach pages use, so all four American layers can be read against each other, Year-over-year change to June 2026
- Zillow Observed Rent Index (ZORI), all homes, smoothed: city file, June 2026 · Zillow Research · retrieved Supports: Asking rents across the whole rental stock for the twenty-two municipalities Zillow indexes
- Table 1: Comparison of Taxes Levied, county and municipal governments, fiscal years 2024-25 and 2025-26: Miami-Dade · Florida Department of Revenue, Property Tax Oversight · retrieved Supports: The adopted 2025-26 millage rate for Miami-Dade County and every municipality in it, The county's own components: countywide 4.5740, Fire/Rescue 2.3965, Library 0.2812 and the Unincorporated Municipal Service Area at 1.9090, Municipal rates from Sunny Isles Beach's 1.7000 to Biscayne Park's 9.3000
- 2025 millage rates and taxing authorities, Miami-Dade County · Miami-Dade County Property Appraiser · retrieved Supports: A published combined rate for unincorporated Miami-Dade of 16.9317 mills, Its components: school district 6.4990, countywide 5.7361, regional water districts 0.3911, Fire Rescue 2.3965 and UMSA 1.9090, which this layer's stack reproduces exactly, Millage code 0100, the City of Miami, at 19.9878 mills for 2025: 7.1080 of city operating levy and 0.2536 of city debt service on the countywide 12.6262, Opa-locka's municipal operating levy of 8.9797, and a 2025 total of 24.0024 for millage code 0800, A city debt service column, which nine of the twenty-four municipalities here carry: Miami 0.2536, Miami Beach 0.2779, North Bay Village 1.1666, Golden Beach 0.6000, Miami Shores 0.1331, North Miami Beach 0.2000, Miami Gardens 0.4331, Doral 0.4810 and Homestead 0.2446, A blank library district column for Hialeah, North Miami, North Miami Beach, Homestead, Miami Shores, Bal Harbour and Surfside, which are outside the county library district, A blank Fire Rescue column for Miami, Miami Beach, Coral Gables, Hialeah and Key Biscayne, which is the five this layer flags
- Documentary stamp tax · Florida Department of Revenue · retrieved Supports: A Miami-Dade deed rate of 60 cents per $100 rather than the 70 cents charged in every other county, A Miami-Dade surtax of 45 cents per $100, not due on a document transferring only a single-family dwelling, 35 cents per $100 on a promissory note, statewide
- Documentary stamp tax · Florida Department of Revenue · retrieved Supports: 70 cents per $100 on a deed, in every county except Miami-Dade, which charges 60 cents plus a 45-cent surtax, 35 cents per $100 on a promissory note or other written obligation to pay money