Understand Pinecrest before you commit to an address
Pinecrest is nineteen thousand people south of Coral Gables, incorporated in 1996 out of unincorporated county land, built on large lots under a heavy tree canopy on what was the Parrot Jungle and a stretch of pineland. Its typical home value of about $2.26 million is the second-highest 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 Pinecrest, 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 Pinecrest
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 Pinecrest is the right part of the county
No neighborhood guides for Pinecrest 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 Pinecrest actually involves
The village levies 2.5030 mills, low for the county, but pays the county Fire Rescue levy on top for a total of 17.5257 and an effective rate of about 1.72%, roughly $38,900 a year on the typical home, the second-largest bill in this layer. This is the same arithmetic as Palm Beach or West Vancouver elsewhere on this site: a modest rate on an extraordinary base still produces a very large number.
What people buy here is lot size and school assignment, in that order. Pinecrest's public schools are among the strongest in the county and the attendance boundaries are most of what the premium is for. The village is inland and comparatively high for Miami-Dade, which helps the insurance, and its tree and lot-coverage rules are strict. The canopy is protected and the large-lot zoning has been defended against subdivision for thirty years.
The village keeps a deliberately rural feel for a suburb this expensive: large lots, heavy tree cover, few sidewalks and no commercial development inside the residential areas. That is what the zoning protects and it is what a buyer is paying for, so the rules on lot coverage, tree removal and fences are worth reading before assuming any plan for the property.
The commute from here is US-1 or the busway that runs beside it, both of which head north into the city and are slow at peak. The village's own amenities, including its gardens and parks, are the counterweight, and for many households here they are the reason the commute is tolerated.
Moving to Pinecrest: check these before you commit
- School attendance boundaries, which drive this market and are periodically redrawn.
- Tree protection and lot coverage rules, which constrain both building and removal.
- Septic versus sewer, since parts of the village are still on septic and conversion is a live county program.
- The commute north on US-1 or the busway at the hour you would actually travel.
Pinecrest levies 2.5030 of the 17.5257 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 Pinecrest 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 Pinecrest 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