Opus Coconut Grove

The rate is the plain City of Miami rate and the downtown levy is nowhere near. Total 19.9544 mills across nine authorities: county at 5.2489, city at 7.1080, city debt at 0.2536, school board at 6.6230, children's trust at 0.4638 and the water and navigation levies. The downtown development district boundary is about 3.1 miles away and returns nothing here, against a control that returns a hit.

On non-ad-valorem this page corrects two of our own earlier ones. We have written that a City of Miami condominium unit carries no non-ad-valorem assessment. This site carries $380.00 today. The charge follows kerbside collection form rather than tenure: a single-family house pays $380, a duplex $760, a six-unit townhouse condominium $380 per unit, and the 23-unit stacked building directly across the street pays nothing at all.

So the forecast for a finished building here is zero, with a caveat. A stacked building with shared collection falls outside the fee, which is why the neighbour pays nothing, and that is the expected outcome here. But it is a forecast derived from the neighbour rather than a fact about this building. Get it confirmed in writing. On two other Miami pages in this series the general rule turned out not to hold at the specific address.

The full annual figure, on the nearest completed comparable. At the median unit value in the 2021-completed building across the street, about $1,150,524, the bill is about $22,958.02 without homestead and about $22,125.87 with it. On a size-matched comparable the median runs closer to about $28,585, and at the marketed top price it would be about $57,868. Publish the range rather than one number, because unit size in a fourteen-unit boutique building varies enormously.

The exemption does very little at this price point and that is worth stating. Homestead saves a flat $832.15 at every unit value, which is about 5.15 per cent of the bill at the low end of the range and about 1.44 per cent at the marketed top. It is a fixed dollar exemption against a flat rate, so it shrinks as a share of the bill as the unit gets dearer. Do not let a carrying-cost estimate lean on it.

And the usual arithmetic warning, which we verify against the roll rather than assert. The second homestead exemption does not reach school levies. Applying a flat fifty thousand to every levy overstates the saving by about $146.76. Nearly every online estimator makes that error.

What this page cannot price is the part that will cost the most. No association dues figure, reserve balance, insurance premium or special assessment history exists in any public record for any Florida condominium before its declaration records, and on a fourteen-unit building the per-owner share of a roof, a lift or a facade is carried by very few people. On a building this small that number will very likely exceed the tax line, and at fourteen units the association never has to publish it.

The practical version: the tax is computable to the dollar and unremarkable. The waste fee should go to zero but is not zero today. The association is unknowable from outside, will never be required to publish anything, and is the number that decides whether this is affordable. Ask for the budget and the reserve schedule in writing and read them inside your rescission window.

This address contains the sharpest contrast we have found anywhere in Miami. The parcel is in flood zone X with no base flood elevation, on an effective panel dated 2009, and ground elevation derives to about 18 feet. That is the highest of any site in this series: the Coconut Grove bayfront comes back at about 4 feet, a mid-city site at about 9.5 and Brickell at about 1.4. This is the Atlantic coastal ridge at close to its highest point in the county.

The margins around it are measurable rather than vague. The nearest mandated hazard zone is about 840 feet away, with a base flood elevation of 12 feet, and the nearest velocity zones are about 1,221 and 1,400 feet away at 15 and 16 feet. The site takes no surge at any category and no inundation on any published sea level rise surface, while the bayfront control is wet from a category two and from four feet of rise.

And yet the postcode has the worst flood claim record in this entire series. This postcode has paid about $61,831,445 across 1,417 federal flood insurance claims, which is roughly 113 times a nearby inland postcode and about 8 times Brickell's. That money is real, and almost none of it is from up here. It is from the streets between this ridge and the water, which is a quarter of a mile away and about fourteen feet lower.

One number from that record deserves attention anyway. About 161 of those claims, roughly 11.4 per cent, were rated outside the mandated hazard zone entirely. Being in zone X is not the same as being dry, and one paid claim in nine in this postcode came from a property that was never required to carry the cover. Price flood insurance on its own merits here rather than skipping it because no lender demands it.

The household storm record separates wind from water as cleanly as anywhere. About 9,741 federal assistance registrations in this postcode, of which about 98.4 per cent record no flood damage at all, and about 9,335 are attributed to hurricane wind. Total household assistance is about $6.6 million, of which about $792,001 is flood. The average award is about $677.

There is one contradiction in the county's own layers that we will not paper over. The evacuation layer returns zone A, a category one zone, for this address, sharing a surge model cell with the bayfront. The coastal high hazard area layer returns nothing here, and both layers are positively controlled at other addresses. A site eighteen feet up is not plausibly a category one evacuation zone; the model cell is simply coarse. Follow the evacuation order anyway, and understand which of the two numbers describes your building.

On ownership, Coconut Grove is a different market from the towers and the numbers say so plainly. Across 290 completed comparable units, about 45.86 per cent carry homestead and just two owners, about 0.69 per cent, mail to a foreign address. The 2021 building across the street runs about 39.13 per cent homesteaded and only about 17.39 per cent entity-owned. Against a Brickell tower at under 18 per cent homesteaded and a barrier-island building at under 7, this is a neighbourhood where people actually live in the condominiums.

That gradient runs opposite to the one we found on the Coral Gables fringe, where entity ownership was higher and homestead lower. If you are buying to live in it rather than to hold it, this is the submarket in the county where your neighbours are most likely to be doing the same. On schools, the address assigns to a Coconut Grove elementary, a middle school and Coral Gables Senior High; confirm with the district, since the published boundary layers carry older modification dates.