Rate Breakdown

Property taxes in Miami Dade County are calculated by multiplying the assessed value (minus exemptions) by the total local millage rate.

How Property Tax Works in Miami‑Dade County

In Miami‑Dade County, property tax is calculated by multiplying the assessed value of your real estate by the applicable millage rates. The assessed value is determined by the Miami‑Dade County Property Appraiser, who conducts a market‑value assessment each year based on recent sales, property characteristics, and any improvements. This assessed value is then adjusted for any exemptions you qualify for, such as the homestead exemption.

After the assessment, the County Treasurer‑Tax Collector applies a set of millage rates—expressed in dollars per $1,000 of assessed value—to fund various governmental entities (city, school district, transit authority, etc.). For example, a combined millage rate of 20 mills means you would owe $20 for every $1,000 of taxable value. Millage rates can change annually, so it’s important to review your tax bill each year.

Available Exemptions

Florida offers several exemptions that reduce the taxable portion of your property’s assessed value. In Miami‑Dade County, the most common include:

• Homestead Exemption: Up to $50,000 for a primary residence. The first $25,000 applies to all taxing authorities; the additional $25,000 applies only to non‑school taxes, and a $25,000 “circuit‑breaker” exemption may reduce the assessed value further for low‑income homeowners.
• Senior Citizen Exemption: Residents age 65 or older may receive an additional $5,000 exemption if they meet income limits.
• Disability Exemption: Qualifying disabled persons (or their spouses) can obtain a $5,000 exemption, also subject to income testing.
• Veteran Exemptions: Veterans with a service‑connected disability of 10% or more receive a $5,000 exemption; those with a 50% or greater disability receive $10,000. Surviving spouses may also qualify.

All exemption applications are filed with the Miami‑Dade County Property Appraiser and must be renewed annually unless otherwise indicated.

Payment Schedule & Deadlines

Miami‑Dade County property taxes are billed annually, but owners may choose between two payment options:

• One‑time payment: Pay the full amount by March 1 to avoid any interest.
• Two‑installment plan: First installment due **November 1** (or the first business day after) and the second installment due **March 1**. Each installment includes a 5% discount if paid on time.

Late payments after the March 1 deadline incur a 5% penalty plus interest accruing daily. Unpaid taxes may result in a tax lien, and after 12 months, the County can initiate a tax deed sale, potentially leading to loss of the property.

Appealing Your Assessment

If you believe your property’s assessed value is inaccurate, you have the right to file an appeal with the Value Adjustment Board (VAB). The process is as follows:

• File a petition: Submit a written petition to the VAB within 45 days of receiving your notice of assessment (typically in early May). Attach supporting evidence such as recent comparable sales, independent appraisals, or error documentation.
• VAB hearing: A hearing is scheduled, usually in June or July. You may present your case in person, by telephone, or via video conference.
• Decision: The VAB will issue a written decision within 30 days of the hearing. If the decision is favorable, your taxable value will be adjusted accordingly.
• Further appeal: If dissatisfied, you can appeal the VAB’s decision to the circuit court within 30 days of the written decision.

Preparing a strong, evidence‑based petition greatly increases the likelihood of a successful appeal, so consider consulting a qualified real‑estate attorney or tax professional if the valuation difference is substantial.