24 Oct Key Biscayne, FL Guide (2026): Island Living, Condos, Taxes, Recertification and Rental Rules

Key Biscayne, FL Guide (2026): Island Living, Condos, Taxes, Recertification and Rental Rules

The Village of Key Biscayne is an island community in Miami-Dade County, bordered by Crandon Park to the north and Bill Baggs Cape Florida State Park to the south. It was incorporated on June 18, 1991, which the Village says made it the first new municipality in Miami-Dade County in more than fifty years. The U.S. Census Bureau counted 14,809 residents in 2020 on 1.25 square miles of land. The Census Bureau’s median value for owner-occupied homes is $1,575,300 (2020–2024). The Village’s operating tax rate for 2025–26 is 2.8846 mills.

This guide uses official Village of Key Biscayne, Miami-Dade County, U.S. Census Bureau and State of Florida sources, checked October 24, 2026. It is general information, not legal, tax or insurance advice.

On This Page

• Key Biscayne at a glance
• Property taxes
• Building recertification
• Vacation rentals
• Flood and Hurricane Risk
• Nearby towns
• Frequently asked questions
• Sources

Key Biscayne at a Glance

Property Taxes

The Village set its operating tax rate at 2.8846 mills for 2025–26, down from 2.9794 in 2024–25, according to the Florida Department of Revenue. That is about $2.88 for every $1,000 of taxable value, and it is only the Village’s share; your total bill also includes Miami-Dade County, the school board and other taxing districts. After a sale, the property is generally reassessed at full market (just) value as of January 1 of the following year, so the buyer does not inherit the seller’s capped assessed value; only the buyer’s own exemptions and any homestead portability benefit the buyer qualifies for apply (sections 193.155, 193.1554 and 193.1555, Florida Statutes).

Building Recertification

Miami-Dade County’s recertification program applies at 30 years and every 10 years after that. For coastal condominium and cooperative buildings three stories or taller, within three miles of the coastline and built in 1998 or later, it applies at 25 years, then every 10 years. Owners submit separate structural and electrical reports within 90 days of the notice. The county says each municipality’s building official has jurisdiction over recertifications, so on Key Biscayne the contact is the Village’s Building, Zoning and Planning Department (305-365-5512; recertification questions to VKBrecert@keybiscayne.fl.gov).

Florida also requires a structural integrity reserve study (SIRS) at least every 10 years for condominium buildings of three or more habitable stories. As a buyer of a resale condo, you are entitled, at the seller’s expense, to the summary of the milestone inspection report (if applicable) and the association’s most recent SIRS, or a statement that the association has not completed one (section 718.503(2)(a)).

Vacation Rentals

The Village allows vacation rentals under Section 7-31 of the Village Code, including units in condominiums and cooperatives, with a minimum rental period of 15 continuous days. The Village says that if condominium documents address the rental period, they supersede the Village minimum. Other rules:

• Leases must be in writing and include a copy of Section 7-31.
• Owners need a Local Business Tax Receipt; operating without one can bring a $250 civil violation.
• The Village lists a total cost of $310.76: a one-time $120 certificate of use, a one-time $75 fire inspection and a $115.76 business tax receipt, which is renewed every year.

Flood and Hurricane Risk

The Village says Key Biscayne and all islands in Biscayne Bay are in Evacuation Zone A, the area with the highest risk of flooding from storm surges. It has taken part in the National Flood Insurance Program’s Community Rating System since 1998 and keeps elevation certificate records, mostly from fiscal year 2003–04 through 2017–18. To check whether a property is in the Special Flood Hazard Area, the Village asks for the street address and tax folio number. Florida requires sellers of residential property to give a flood disclosure at or before signing the contract (section 689.302).

Nearby Towns

• Bal Harbour, FL guide
• Sunny Isles Beach, FL guide

Before you sign, use our Florida condo due diligence checklist.

• Miami Beach, FL guide
• Coral Gables, FL guide

Condo owners and buyers may also want Florida condo special assessments explained, Selling a Florida condo in 2026 and Florida milestone inspection and SIRS guide.

Frequently Asked Questions

When was Key Biscayne incorporated?

June 18, 1991, according to the Village.

What is the median home value on Key Biscayne?

The Census Bureau’s estimate is $1,575,300 for owner-occupied homes (2020–2024 American Community Survey).

Can I rent my Key Biscayne condo short term?

The Village sets a 15-continuous-day minimum, but if your condominium documents address the rental period, they control. A Local Business Tax Receipt is required.

What is the property tax rate on Key Biscayne?

The Village’s operating rate is 2.8846 mills for fiscal year 2025–26, down from 2.9794 in 2024–25. Your total bill also includes county, school and other district rates.

Sources

Checked October 24, 2026:

• Village of Key Biscayne: History, Short-Term Rentals and Flood Preparedness
• Miami-Dade County, Building Recertification
• U.S. Census Bureau QuickFacts: Key Biscayne village, Florida
• Florida Department of Revenue, Comparison of Taxes Levied, FY 2024-25 and 2025-26 (Miami-Dade)
• Sections 718.112, 718.503 and 689.302, Florida Statutes (2026)

Last updated October 24, 2026. Building details come from county property records, public listings and government sources and are deemed reliable but not guaranteed. Prices are asking prices or estimates as of the date shown. Not legal, financial or engineering advice. Full disclaimer