Miami-dade County, Florida Property Taxes
Property Taxes in Miami-dade County, Florida
Median Miami-Dade County effective property tax rate: 1.38%, significantly higher than the national median of 1.02%.
Median Miami-Dade County home value: $420,480
Median annual Miami-Dade County tax bill: $4,977, $2,577 higher than the national median property tax bill of $2,400.
How are property taxes in Miami-Dade County calculated?
Property taxes in Miami-Dade County are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.
Why are property taxes in Miami-Dade County important to understand? Understanding your county's property tax system, exemptions, and reduction opportunities can lead to significant savings. Whether you live in Miami-Dade County or another part of Miami-Dade County, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Miami-dade County, Florida Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.38%
Estimate Property Tax Bill
$5,803
$5,385
$774
Average Annual Tax Savings
How Does the Miami-Dade County Property Tax Calculator Work?
Use this Miami-Dade County property tax calculator to estimate your annual tax bill. Enter your property's assessed value and our calculator applies Miami-Dade County's median effective tax rate of 1.38% — drawn from real transactions across the county — to generate your estimate.
Enter your property's estimated assessed value — the value the appraisal district assigns to your property, typically lower than market value after exemptions. Our calculator uses the median effective rate (actual bills divided by market value), which accounts for typical exemptions and is more accurate than applying the statutory millage rate directly.
Note: your assessed value reflects any exemptions you currently have. Rates vary across Miami-Dade County — scroll down to explore city-level trends and find the rate specific to your area.
If your estimate is higher than expected, Ownwell can protest your Miami-Dade County assessment. Customers in the area saved an average of $774 last year.
Property Tax Rates Across Miami-dade County, Florida
What Are Effective Property Tax Rates Across Miami-Dade County?
Local government entities set tax rates, which vary widely across Miami-Dade County. Each year, the county estimates its budget for public services and divides that total by the assessed value of all taxable property within its jurisdiction.
Below, compare Miami-Dade County's effective property tax rate to other counties in Florida or the U.S. median of 1.02%.
Miami-Dade County's median effective rate stands at 1.38%, which is higher than the national median of 1.02%. Within Miami-Dade County, the highest rate is found in North Bay Village at 1.88%, while Pinecrest has the lowest at 0.93%.
These variations reflect differences in local school district levies, Municipal Service Benefit Units (MSBUs) assessments, and special district bonds — which compound the base county rate.
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Miami-dade County Tax Rate
1.38%
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Florida Tax Rate
1.10%
Median Effective United States Tax Rate
1.02%
Miami-dade County, Florida vs Similar Florida Counties
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Broward County Tax Rate
1.44%
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Hillsborough County Tax Rate
1.29%
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Orange County Tax Rate
1.12%
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Palm Beach County Tax Rate
1.20%
Property Tax Rates Across Miami-dade County, Florida
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Aventura | 0.68% | 1.02% | 1.56% | 1.70% | 1.91% |
| Bal Harbour | 0.95% | 1.34% | 1.52% | 1.69% | 1.82% |
| Bay Harbor Islands | 0.41% | 0.91% | 1.52% | 1.71% | 1.82% |
| Biscayne Park | 0.47% | 0.66% | 1.19% | 1.89% | 2.26% |
| Coconut Grove | 0.58% | 0.82% | 1.32% | 1.78% | 1.84% |
| Coral Gables | 0.47% | 0.69% | 1.11% | 1.62% | 1.81% |
| Cutler Bay | 0.54% | 0.73% | 1.26% | 1.73% | 2.04% |
| Doral | 0.86% | 1.19% | 1.59% | 1.84% | 2.04% |
| El Portal | 0.31% | 0.47% | 1.09% | 1.87% | 2.25% |
| Florida City | 0.21% | 0.74% | 1.64% | 2.22% | 2.76% |
| Golden Beach | 0.47% | 0.70% | 1.15% | 1.63% | 2.00% |
| Hialeah | 0.26% | 0.51% | 1.12% | 1.61% | 1.78% |
| Hialeah Gardens | 0.15% | 0.30% | 1.35% | 1.72% | 1.82% |
| Homestead | 0.42% | 0.90% | 1.54% | 1.96% | 2.35% |
| Indian Creek Village | 0.37% | 0.48% | 1.04% | 1.32% | 1.66% |
| Key Biscayne | 0.67% | 1.00% | 1.34% | 1.48% | 1.57% |
| Medley | 0.25% | 0.49% | 1.24% | 1.77% | 1.85% |
| Miami | 0.43% | 0.68% | 1.28% | 1.68% | 1.90% |
| Miami Beach | 0.71% | 1.37% | 1.69% | 1.88% | 1.98% |
| Miami Gardens | 0.47% | 0.62% | 1.16% | 1.87% | 2.25% |
| Miami Lakes | 0.63% | 0.78% | 1.06% | 1.56% | 1.76% |
| Miami Shores | 0.43% | 0.64% | 1.13% | 1.81% | 2.25% |
| Miami Springs | 0.67% | 0.79% | 1.12% | 1.83% | 2.07% |
| North Bay Village | 0.64% | 1.28% | 1.88% | 2.05% | 2.19% |
| North Miami | 0.27% | 0.45% | 1.39% | 1.94% | 2.22% |
| North Miami Beach | 0.29% | 0.55% | 1.46% | 1.87% | 2.12% |
| Opa Locka | 0.45% | 0.61% | 1.47% | 2.03% | 2.29% |
| Palmetto Bay | 0.56% | 0.70% | 0.93% | 1.42% | 1.71% |
| Pinecrest | 0.45% | 0.61% | 0.93% | 1.44% | 1.66% |
| South Miami | 0.31% | 0.55% | 1.06% | 1.55% | 1.72% |
| Sunny Isles Beach | 0.89% | 1.40% | 1.53% | 1.64% | 1.75% |
| Surfside | 0.53% | 0.97% | 1.53% | 1.77% | 1.88% |
| Virginia Gardens | 0.38% | 0.50% | 0.96% | 1.61% | 1.74% |
| West Miami | 0.39% | 0.50% | 0.94% | 1.68% | 1.80% |
| Pompano Beach | N/A | N/A | N/A | N/A | N/A |
| Sweetwater | N/A | N/A | N/A | N/A | N/A |
| Unincorporated County | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
$774
Average Annual Tax Savings
Save on Your Property Taxes and More With Ownwell
Property Tax Assessment Values Across Miami-dade County, Florida
When examining property taxes in Miami-Dade County, understanding the distinction between "market value" and "assessed value" is crucial.
The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Miami-Dade County property appraiser estimates the market value for tax purposes.
The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.
Assessment notices:
In Miami-Dade County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of August.
Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Miami-Dade County.
For example, the median tax bill in Miami-Dade County is $4,977, with tax bills ranging significantly across the county. Indian Creek Village has the highest median home price at $57,884,986.
Property Tax Assessment Values Across Miami-dade County, Florida
Source: Ownwell
$162,312
$29,023,649
$57,884,986
Median Miami-dade County Market Value
$420,480
Median Florida Market Value
$310,033
Median United States Market Value
$235,294
Miami-dade County, Florida vs Similar Florida Counties
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Broward County Market Value
$389,220
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Hillsborough County Market Value
$293,822
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Orange County Market Value
$353,680
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Palm Beach County Market Value
$386,119
Property Tax Assessment Values Across Miami-dade County, Florida
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Aventura | $147,096 | $214,515 | $332,866 | $638,377 | $1,333,491 |
| Bal Harbour | $303,882 | $572,716 | $1,151,473 | $2,940,140 | $5,503,600 |
| Bay Harbor Islands | $242,236 | $295,393 | $458,028 | $785,222 | $2,545,320 |
| Biscayne Park | $597,818 | $660,420 | $756,915 | $887,921 | $1,186,867 |
| Coconut Grove | $281,490 | $373,823 | $437,716 | $1,565,622 | $1,948,638 |
| Coral Gables | $329,771 | $481,329 | $911,714 | $1,780,654 | $3,110,958 |
| Cutler Bay | $240,295 | $350,000 | $433,370 | $515,114 | $622,442 |
| Doral | $244,000 | $317,837 | $443,592 | $581,900 | $777,099 |
| El Portal | $543,918 | $618,719 | $704,423 | $817,062 | $1,075,028 |
| Florida City | $243,415 | $285,000 | $322,000 | $374,858 | $446,664 |
| Golden Beach | $1,972,145 | $2,805,062 | $5,098,504 | $8,632,552 | $16,135,963 |
| Hialeah | $185,751 | $231,970 | $373,320 | $483,656 | $576,799 |
| Hialeah Gardens | $198,469 | $198,469 | $198,469 | $236,738 | $269,066 |
| Homestead | $224,000 | $301,740 | $355,506 | $429,943 | $521,699 |
| Indian Creek Village | $37,153,546 | $46,163,581 | $57,884,986 | $67,094,941 | $86,449,248 |
| Key Biscayne | $537,240 | $829,252 | $1,190,595 | $2,421,801 | $3,675,211 |
| Medley | $123,164 | $148,308 | $209,524 | $318,455 | $513,513 |
| Miami | $211,312 | $311,674 | $435,542 | $595,197 | $834,486 |
| Miami Beach | $177,413 | $248,398 | $415,649 | $976,933 | $2,592,556 |
| Miami Gardens | $270,356 | $311,353 | $350,343 | $398,530 | $450,451 |
| Miami Lakes | $242,389 | $378,560 | $505,918 | $684,260 | $855,465 |
| Miami Shores | $303,750 | $675,516 | $918,159 | $1,284,550 | $1,696,613 |
| Miami Springs | $389,413 | $506,271 | $590,245 | $675,905 | $803,395 |
| North Bay Village | $162,480 | $219,973 | $333,338 | $464,702 | $827,230 |
| North Miami | $134,579 | $192,398 | $351,521 | $442,932 | $612,331 |
| North Miami Beach | $143,894 | $204,974 | $357,684 | $465,942 | $755,791 |
| Opa Locka | $240,406 | $280,448 | $321,903 | $371,366 | $435,213 |
| Palmetto Bay | $425,645 | $678,294 | $856,126 | $1,015,725 | $1,257,193 |
| Pinecrest | $318,280 | $1,153,608 | $1,655,014 | $2,721,648 | $3,878,524 |
| South Miami | $249,475 | $451,616 | $808,314 | $1,038,591 | $1,551,333 |
| Sunny Isles Beach | $203,600 | $281,840 | $453,289 | $1,162,500 | $2,325,970 |
| Surfside | $332,760 | $516,206 | $1,085,203 | $1,321,363 | $4,875,923 |
| Virginia Gardens | $176,091 | $431,158 | $468,278 | $520,278 | $599,300 |
| West Miami | $470,156 | $500,485 | $539,432 | $594,324 | $668,315 |
| Pompano Beach | N/A | N/A | N/A | N/A | N/A |
| Sweetwater | N/A | N/A | N/A | N/A | N/A |
| Unincorporated County | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
$774
Average Annual Tax Savings
Save on Your Property Taxes and More With Ownwell
Property Tax Bills Across Miami-dade County, Florida
Property tax bills in Miami-Dade are based on a home’s assessed value, local tax rates, and any exemptions a homeowner qualifies for. The county’s median home price is $420,480, and bills vary widely depending on neighborhood and tax jurisdiction. For many homeowners, the tax bill reflects how the market value of the property is translated into an assessed value, then multiplied by the applicable millage rates.
In Miami-Dade, the 25th percentile tax bill is $2,932, the 75th percentile is $8,090, and the 90th percentile reaches $12,921. That means many homeowners pay well above the national median property tax bill of $2,400, making it especially important to review your assessment carefully. Bills can be much higher in some areas, with Indian Creek Village showing the highest median tax bill at $494,572, while Medley has the lowest at $2,254.
Ownwell helps homeowners identify potential savings by reviewing assessments, finding missed exemptions, and appealing unfair property tax bills.
Median Miami-dade County Tax Bill
$4,977
Median Florida Tax Bill
$3,263
Median United States Tax Bill
$2,400
Miami-dade County, Florida vs Similar Florida Counties
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Broward County Tax Bill
$4,889
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Hillsborough County Tax Bill
$3,758
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Orange County Tax Bill
$3,702
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Palm Beach County Tax Bill
$4,412
Property Tax Bills Across Miami-dade County, Florida
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Aventura | $1,416 | $2,773 | $4,766 | $9,459 | $18,852 |
| Bal Harbour | $5,004 | $8,302 | $16,643 | $39,925 | $73,551 |
| Bay Harbor Islands | $2,006 | $3,771 | $5,893 | $11,951 | $20,751 |
| Biscayne Park | $3,459 | $5,268 | $9,498 | $13,790 | $18,450 |
| Coconut Grove | $3,258 | $5,133 | $7,135 | $13,520 | $26,297 |
| Coral Gables | $3,227 | $5,448 | $9,185 | $17,471 | $32,835 |
| Cutler Bay | $2,160 | $3,058 | $5,067 | $7,396 | $9,404 |
| Doral | $3,176 | $4,486 | $6,452 | $9,001 | $12,205 |
| El Portal | $2,027 | $3,339 | $7,678 | $13,019 | $17,723 |
| Florida City | $694 | $2,512 | $5,079 | $7,752 | $8,930 |
| Golden Beach | $15,556 | $24,221 | $50,343 | $107,798 | $199,335 |
| Hialeah | $770 | $2,041 | $3,259 | $5,522 | $8,029 |
| Hialeah Gardens | $297 | $819 | $2,696 | $3,538 | $3,913 |
| Homestead | $1,491 | $3,039 | $5,076 | $7,200 | $8,976 |
| Indian Creek Village | $180,877 | $353,107 | $494,572 | $758,529 | $1,087,823 |
| Key Biscayne | $5,974 | $9,003 | $14,891 | $28,147 | $46,733 |
| Medley | $507 | $980 | $2,254 | $3,971 | $6,442 |
| Miami | $1,611 | $2,895 | $4,800 | $7,727 | $11,319 |
| Miami Beach | $2,507 | $3,795 | $6,449 | $13,444 | $33,896 |
| Miami Gardens | $1,528 | $2,237 | $3,958 | $6,322 | $8,305 |
| Miami Lakes | $2,596 | $3,560 | $5,271 | $7,613 | $10,658 |
| Miami Shores | $2,953 | $5,121 | $9,312 | $16,142 | $24,551 |
| Miami Springs | $3,316 | $4,293 | $6,379 | $9,713 | $12,785 |
| North Bay Village | $2,428 | $3,511 | $5,451 | $8,008 | $11,946 |
| North Miami | $854 | $1,739 | $3,377 | $6,269 | $9,660 |
| North Miami Beach | $912 | $1,852 | $3,703 | $6,533 | $10,460 |
| Opa Locka | $1,419 | $2,023 | $4,510 | $6,368 | $8,098 |
| Palmetto Bay | $3,305 | $5,131 | $7,666 | $11,032 | $15,419 |
| Pinecrest | $4,337 | $7,966 | $13,878 | $25,551 | $43,161 |
| South Miami | $2,250 | $3,771 | $6,371 | $10,402 | $15,453 |
| Sunny Isles Beach | $2,593 | $4,030 | $6,591 | $16,071 | $34,239 |
| Surfside | $4,244 | $6,339 | $10,671 | $19,015 | $49,617 |
| Virginia Gardens | $1,693 | $2,290 | $3,542 | $6,777 | $8,606 |
| West Miami | $1,954 | $2,726 | $5,293 | $8,340 | $10,119 |
| Pompano Beach | N/A | N/A | N/A | N/A | N/A |
| Sweetwater | N/A | N/A | N/A | N/A | N/A |
| Unincorporated County | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
$774
Average Annual Tax Savings
Save on Your Property Taxes and More With Ownwell
Want to lower your Miami-dade County property taxes?
How Can I Lower My Property Taxes in Miami-Dade County?
Looking to reduce your Miami-Dade County property taxes? Ownwell is the leading property tax appeal company serving Miami-Dade County. We specialize in helping property owners in the Miami area and beyond lower their tax bills by working directly with the Miami-Dade County Property Appraiser.
Through our tax monitoring service, we collect all necessary information to maximize your tax reductions. We navigate the complexities of the Miami-Dade County property tax appeal process and identify all available exemptions, so you don't have to.
Whether you are a homeowner, a real estate investor, or an asset manager, our local team at Ownwell has the expertise to assess your current property tax situation and find strategic opportunities for reducing your tax burden.
Property Tax Petitions in Florida
Homeowners in Miami-Dade County can protest their property tax assessments if they believe the assessed value is too high. The process begins with reviewing the notice from the Property Appraiser and comparing the assessed value to the market value of the home. If the assessment appears inaccurate, a homeowner can file an appeal before the deadline of September 16, 2026.
The appeal is reviewed through the county’s Value Adjustment Board, which listens to property tax protests and considers evidence from both the homeowner and the Property Appraiser. During the process, homeowners may present records that support a lower market value, such as recent sales data, photos, or information about the condition of the property. The board then evaluates whether the assessment should be changed.
What can happen after an appeal? The board may lower the assessed value, keep it the same, or adjust it in another way based on the evidence. A successful protest can reduce the property tax bill, while an unsuccessful one leaves the assessment unchanged.
Ownwell helps homeowners navigate every step of the appeal process, from reviewing the assessment to preparing a strong case for the Value Adjustment Board. By identifying potential overassessments and organizing supporting evidence, Ownwell makes it easier to challenge a property tax bill and pursue a fair outcome.
Exemptions in Florida
What property tax exemption programs are available in Miami-Dade County?
Miami-Dade County homeowners may qualify for several property tax exemption programs that can lower the assessed value of a home and reduce the tax bill. The most important one for many residents is the homestead exemption for a primary residence. This exemption is available to homeowners who live in the property as their permanent home, and it is designed to protect owner-occupied housing from higher property taxes.
Other exemptions may be available for seniors, veterans, people with disabilities, widows or widowers, and certain first responders or surviving spouses, depending on eligibility. Each exemption has its own rules, and some can be combined with the homestead exemption when a homeowner qualifies. These programs are separate from one another, so it is important to review each one carefully to make sure no benefit is missed.
How do homeowners apply for exemptions in Miami-Dade County?
Homeowners typically apply through the county property appraiser’s office and must submit the required forms and supporting documents by the deadline. For a primary residence exemption, proof of ownership and residency is usually required. Other exemptions may need additional documentation such as age, disability, military, or survivor records.
Ownwell can help homeowners identify which exemptions they may qualify for, prepare the application, and avoid missing valuable savings opportunities.
Available Exemptions
Senior
Disabled
Home Stead
Veteran
Solar/Wind
Non-Profit
Don't miss the deadline to petition!
Dates | |
|---|---|
| Property Valuation Date | January 1 |
| Appeal Deadline | September 16 |
| Tax Bill | |
| Issued | November 1 |
| Due Date #1 | March 31 |
Links | |
|---|---|
| Miami-Dade Property Appraiser | |
| Phone | (305) 375-4050 |
| Website | www.miamidade.gov |
| mdcpa@mdcpa.net | |
Frequently Asked Property Tax Questions in Miami-dade County, Florida
How are property taxes calculated in Miami-dade County, Florida?
How do I appeal my property taxes in Miami-dade County, Florida?
What property tax exemptions are available in Miami-dade County, Florida?
When are property taxes due in Miami-dade County, Florida?
How can Ownwell help reduce my property taxes in Miami-dade County, Florida?
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