Luxury home — 13499 Biscayne Boulevard CUT2 · North Miami
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A magazine dedicated to 13499 Biscayne Boulevard CUT2, North Miami, FL 33181
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13499 Biscayne Boulevard CUT2, North Miami, FL 33181
North Miami, FL, 33181
Listed by Coppola Intl Realty LLC
13499 Biscayne Boulevard CUT2, North Miami, FL 33181
Listed by Coppola Intl Realty LLC
Add this home to your tour day
Pick up to 6 homes. Simon confirms times with each listing agent, then sends you the final schedule.
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Know your costs before you buy
Work through three numbers: your estimated monthly payment, the cash needed at closing, and insurance & flood.
Estimated Monthly Payment
20% down · 6.75% interest · 30-year loan
Principal, interest, taxes and insurance. Property Tax (after sale). Estimated; not a lender quote.
- Principal & interest
- $259/mo
- Property tax (after sale) est.
- $1/mo
- Homeowners insurance est.
- $84/mo
- HOA
- $0/mo
Estimate only, not guaranteed. Verify before you buy or sell.
Cash to close
13499 Biscayne Boulevard CUT2, North Miami, FL 33181
Estimated cash to close est.
$5,874.71
Down payment plus Florida taxes, title, lender and prepaid costs.
Partial estimate: unknown amounts are excluded. Ask Simon to verify them.
Estimate only. Your lender's Loan Estimate and the title company's closing disclosure are the final numbers. Not financial advice.
Estimate only, not guaranteed. Verify before you buy or sell.
Loan amount (calculated): $480.00
Current site planning rate. Rate does not change the taxes or fees below. Prepaid interest is not included.
Edit closing costs & prepaids
Assumes both policies cover identical land and dates, with loan coverage within owner coverage—even if the seller pays owner title. Minimum lender premium $25. Turn off if not eligible. Endorsement allowance defaults to one $25 endorsement; actual requirements and premiums vary (Florida 69O-186.005).
Appraisal starts at $650. Waterfront and luxury homes may require a higher fee; confirm with your lender.
Tax uses existing ZIP estimates (after sale); insurance uses existing site estimates. Edit with your quote. If HOA insurance is included, confirm separate unit-owner coverage. Missing HOA costs are excluded—not assumed zero.
Estimated cash to close est.
$5,874.71
- Down payment est.
- $120.00
- Mortgage note documentary stamps est.
- $1.75
- Mortgage intangible tax est.
- $0.96
- Lender’s title insurance est.
- $25.00
- Lender title endorsements est.
- $25.00
- Lender fees est.
- $1,500.00
- Appraisal est.
- $650.00
- Owner’s title insurance est.
- $100.00
- Title search & examination est.
- $125.00
- Municipal lien search est.
- $150.00
- Settlement / closing fee est.
- $450.00
- County recording (deed) est.
- $30.00
- County recording (mortgage) est.
- $120.00
- Inspection, wind mitigation & 4-point est.
- $900.00
- Survey est.
- $500.00
- Property tax escrow (2 months, after sale) est.
- $2.17
- Insurance escrow (2 months) est.
- $167.83
- First-year insurance premium est.
- $1,007.00
- HOA / condo contribution or transfer est.
- Not provided
Partial estimate: unknown amounts are excluded. Ask Simon to verify them.
Mortgage stamps: $0.35 per $100 or fraction. Intangible tax: 0.2% of loan. Title uses Florida 69O-186.003 base rates. Assumes 2 months of tax/insurance escrow for financed purchases plus first-year insurance; cash purchases have no lender escrow.
Before deposits and credits. Prepaid interest and other contract costs are not included. Discounts and title endorsements must be confirmed by the title company. Title search, municipal lien search, settlement and recording are pass-through title company charges for cash and financed buyers alike; the municipal lien search is priced by each city and can run higher (e.g. Boca Raton $150, Coral Gables $220).
Estimate only. Your lender's Loan Estimate and the title company's closing disclosure are the final numbers. Not financial advice.
Estimate only, not guaranteed. Verify before you buy or sell.
Insurance & flood
- Flood zone (FEMA)
- Zone AEFlood insurance required
- Homeowners insurance est.
- $84 / month
Flood insurance is required with a federally backed mortgage (FHA, VA, USDA, or a conventional loan from a federally regulated lender). The monthly insurance estimate above does not include flood insurance — see "Show details" for the flood rules and the official FEMA map.
Source: FEMA National Flood Hazard Layer · Date checked: Oct 22, 2026
Insurance estimates vary widely. Get a real quote before you make an offer.
Estimate only, not guaranteed. Verify before you buy or sell.
Flood zone: AE
High-risk mapped flood area (1% annual chance of flooding).
Source: FEMA National Flood Hazard Layer · Date checked: Oct 22, 2026
- Roof type
- Not provided —
- Roof year
- Not provided —
- Impact windows / doors
- Not provided —
- Shutters
- Not provided —
- Window features
- Not provided —
- Year built
- 1973
Homeowners insurance: $84 / month est.
- Annual premium est.
- $702
- Fees & taxes est.
- $305
- Annual total est.
- $1,007
- Likely range est.
- $856–$1,208
- Dwelling coverage est.
- $65,000
- Other structures est.
- $1,300
- Personal property est.
- $13,000
- Loss of use est.
- $6,500
- Hurricane deductible (2%) est.
- $1,300
Based on the listing: 250 sq ft · built 1973 · one story.
Dwelling coverage uses living area × county rebuilding cost. Selling price and land value are not included. The monthly estimate includes fees and applicable taxes.
Broward inland rates were calibrated against two supplied policies; other county and coastal rates have not yet been calibrated against real quotes.
Assumed where the listing is silent: concrete-block construction · inland rating band · roof 6–15 years old · gable roof · standard finish · 2% hurricane deductible · admitted carrier; no surplus-lines tax. A newer roof, a hip roof shape, or a higher deductible can lower the premium; frame construction can raise it.
Educational estimate only, not an insurance quote. Actual premiums depend on the carrier, inspections, discounts, and underwriting. Flood insurance not included. Simon Gedz is a Realtor, not a licensed insurance agent.
Special Flood Hazard Area. With a federally backed mortgage (FHA, VA, USDA, or a conventional loan from a federally regulated lender), flood insurance is required.
The FEMA map is a strong indication, not the final answer: your lender orders its own flood zone determination. Cash buyers are not required to carry flood insurance, but on the water it is strongly recommended.
Florida rule: by 2027, Citizens policyholders must carry flood insurance even outside a flood zone, unless the Citizens policy excludes wind coverage. The FEMA map does not show this.
How flood insurance is priced (FEMA Risk Rating 2.0)
Flood insurance is priced home by home, so two neighbors on the same canal can pay very different amounts. Premiums depend on the home's elevation (first-floor height above the expected flood level), distance to water (ocean, Intracoastal, canal or river), the type of flood risk (storm surge, heavy rain or river overflow), the cost to rebuild, the foundation and construction type, and past flood claims on the property.
Federal flood insurance (NFIP) pays at most $250,000 for the building and $100,000 for contents. A luxury waterfront home needs private flood insurance or an "excess flood" policy on top.
Before an offer: pull the official FEMA flood map (FIRMette), ask the seller for an elevation certificate (it largely decides the price), ask whether the seller's existing NFIP policy can be transferred to you (sometimes at a lower rate), and have an insurance agent check prior flood claims (CLUE report). New NFIP policies usually have a 30-day wait before they take effect — don't leave it until the week of closing.
Insurance estimates vary widely. Get a real quote before you make an offer.
Estimate only, not guaranteed. Verify before you buy or sell.
About This Property
Find similar homesExperience the exclusivity of working from panoramic commercial suites located on the 18th floor. Individual office spaces are now available for lease starting at $600 per month. Enjoy stunning south-facing views with a nearly 180-degree panorama, including glimpses of the Brickell and Downtown Miami skyline. Strategically located on Biscayne Boulevard, the building offers convenient access to major highways, shopping centers, and parks. Ground-floor parking is available and unassigned for tenants and guests. The association requires a minimum credit score of 680. Flexible leasing options available. Contact us for details regarding available spaces, included services, and association requirements. All square footage is approximate.
Why we flagged this one
A transparent review of current MLS facts—not a paid placement.
Price reduced 25%
The seller has come down from $800 to $600 — a $200 reduction since it came on the market.
246 days on market
Longer time on market usually means the seller is more open to negotiating on price and terms.
Price reductions and days on market come from this listing's MLS record. This is an initial market signal, not a formal appraisal or full comparable market analysis.
Property Details
13499 Biscayne Boulevard CUT2, North Miami, FL 33181 · North Miami
Location
13499 Biscayne Boulevard CUT2, North Miami, FL 33181
What buyers ask about this home
What are the estimated monthly carrying costs at 13499 Biscayne Boulevard CUT2, North Miami, FL 33181?+
Property tax (after sale): $1/month est.; homeowners insurance: $84/month est.; HOA: $0/month. Fixed ownership costs before a mortgage: $85/month est. Principal and interest: $3/month; PMI: $0/month. Total for the payment scenario shown: $88/month est. Flood insurance is not included. Estimate only, not guaranteed. Verify before you buy or sell.
Will property taxes go up after I buy 13499 Biscayne Boulevard CUT2, North Miami, FL 33181?+
Usually yes. In Florida the assessed value resets to market value in the year after a sale, so the seller's current tax bill is rarely what a new owner pays. Budget roughly 1.8–2.0% of the purchase price annually until you file for homestead exemption and the Save Our Homes cap (or the 10% non-homestead cap) starts limiting increases.
Does 13499 Biscayne Boulevard CUT2, North Miami, FL 33181 need flood insurance, and what drives the premium?+
Most of North Miami sits in a FEMA flood zone, and lenders require flood coverage in high-risk zones. Premiums are driven by elevation certificate, flood zone, roof age and shape, and whether the home has impact windows or accordion shutters. Ask for the current declarations page, the four-point inspection and wind mitigation report early — they set your real cost of ownership.
What should an inspection focus on for a home like 13499 Biscayne Boulevard CUT2, North Miami, FL 33181?+
In coastal South Florida, prioritize roof age and permit history, whether windows and doors are impact-rated, the seawall and dock condition on waterfront lots, drainage and elevation, plumbing type (cast iron and polybutylene are common in homes of this era), and any open or expired permits with the city. These items, not cosmetics, drive both price and insurability.
Is there room to negotiate on 13499 Biscayne Boulevard CUT2, North Miami, FL 33181?+
This listing has been on the market 246 days. Leverage comes from days on market, price history, comparable closed sales and the seller's motivation — not from a fixed percentage. I pull the full history and the true comps before we write, so the offer is built on what the property is actually worth today. Call or text (954) 562-1798 for that analysis.
Neighborhood & Commute
Located in North Miami, this property offers the South Florida lifestyle — warm-weather living year-round with easy access to the Atlantic coast, A-rated schools, and major business centers.
Approximate Drive Times
Drive times are estimates based on straight-line distance at typical South Florida traffic speeds. Actual times vary with traffic and routing.
Assigned schools for this address
David Lawrence Jr. K-8 Center
Elementary · 1.4 mi from this home · 15000 Bay Vista Blvd, North Miami
North Miami Middle School
Middle school · 1.5 mi from this home · 700 Ne 137Th St, North Miami
Alonzo & Tracy Mourning Senior High School
High school · 1.5 mi from this home · 2601 Ne 151St St, Miami
Zone boundaries published by Miami-Dade County Public Schools.
Other options for this address
Mater Biscayne Academy North Miami Elementary School
Elementary · Charter · Grades PK–5 · North Miami
Mater Biscayne Academy North Miami Middle School
Middle school · Charter · Grades 6–8 · North Miami
Sports Leadership And Management (Slam) Middle School - Nor
Middle school · Charter · Grades 6–8 · North Miami Beach
Yeshiva Toras Chaim Toras Emes Rohr Middle School
Middle school · Private · Jewish · Grades 6–8 · North Miami Beach
Sports Leadership Arts Management Charter High School (Nort
High school · Charter · Grades 9–12 · North Miami Beach
Advance Christian Academy
Pre-K & Kindergarten · Private · Christian · Grades K–12 · North Miami
Archdiocese Of Miami Virtual Catholic School
Pre-K & Kindergarten · Private · Catholic · Grades K–12 · Miami Shores
School assignment is set by the district and can change. Always confirm the zoned school with the district before you buy.
Simon Gedz
Realtor® since 1995
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