Understand North Bay Village before you commit to an address
North Bay Village is eight thousand people on three artificial islands in Biscayne Bay (North Bay Island, Harbor Island and Treasure Island) strung along the 79th Street Causeway between Miami and Miami Beach. Its typical home value of about $390,000 is the lowest of these twenty-four. Figures are the same two indexes measured the same way in all 24 municipalities here, on Florida's rules including the homestead exemption.
The cost of living in North Bay Village, 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 North Bay Village
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 North Bay Village is the right part of the county
No neighborhood guides for North Bay Village 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 North Bay Village actually involves
That low index is a condominium index: the village is mostly mid-century apartment buildings, and the single-family houses on North Bay Island are a different market entirely. The village contracts fire from the county, so it pays the 2.3965-mill district levy on top of its own 5.7062 and the 1.1666 of voted debt service that is the largest debt levy of these twenty-four, for a total of 21.8955 and an effective rate of about 1.95%, roughly $7,600 a year on the typical unit.
Everything here is dredged fill in a bay, which makes it the most exposed position in the county for its price. Flood elevation, seawall condition and the age of the building stock are the three questions, and Florida's reserve legislation applies in full to a village whose towers are mostly fifty or sixty years old. The village has been rezoning for redevelopment along the causeway for years, which is a real prospect and a real disruption depending on where you sit.
The village is three small islands strung along one causeway, which means a single road carries everything: residents, the traffic between Miami and Miami Beach, and any evacuation. There is no alternative route, and that is worth experiencing at rush hour before deciding what the water views are worth.
Almost nothing here is a house on solid ground. The stock is mid-century apartment buildings and a small number of single-family lots on made land, and the practical result is that the reserve study, the seawall and the elevation certificate carry more weight in a purchase than the floor plan does.
Moving to North Bay Village: check these before you commit
- The milestone inspection and reserve study, and any special assessment. The stock here is exactly the age the legislation targets.
- Seawall condition and flood elevation, on made land in a bay.
- The causeway redevelopment plans for the specific block, which are active.
- Causeway traffic at peak hours, since one road serves the whole village and the through traffic as well.
- The building's insurance program and what the association's premium has done over three years.
North Bay Village levies 5.7062 of the 21.8955 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 North Bay Village 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 North Bay Village 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