In tax year 2026, the median Miami-dade County homeowner paid $4,977 in property taxes, a median effective rate of 1.38% of market value, compared with 1.10% statewide.
Under Florida's Save Our Homes assessment limitation, annual assessment increases on homestead properties are capped at 3% or the rate of inflation, whichever is lower.
In Miami-dade County, rates range from 0.93% in Pinecrest to 1.88% in North Bay Village.
- Median Miami-dade County effective property tax rate: 1.38%
- Median Miami-dade County home value: $420,480
- Median Miami-dade County property tax bill: $4,977
Last Updated October 26, 2026
How Property Taxes Work in Miami-dade County
The Miami-dade County Property Appraiser establishes the just (market) value of every property as of January 1. Your tax bill is calculated using your assessed value minus exemptions, multiplied by the combined millage rate of your county government, municipality, local school district, and any special taxing districts. One mill equals $1 of tax for every $1,000 of taxable value.
For primary residences with a homestead exemption, the Save Our Homes benefit caps annual increases in assessed value to 3% or the change in the Consumer Price Index (CPI), whichever is lower.
Non-homestead residential and commercial properties benefit from a 10% annual assessment increase cap on non-school levies. Homeowners moving within Florida can also transfer up to $500,000 in accumulated Save Our Homes tax savings to a new primary residence through Florida's portability rules.
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 Miami-dade County Effective Property Tax Rate
1.38%
Median Miami-dade County Home Value
$420,480
Median Miami-dade County Tax Bill
$4,977
What is the Median Effective Property Tax 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.
Because Save Our Homes keeps long-held homesteads assessed well below prevailing market value, two neighboring homes with identical market values can pay vastly different tax bills; the effective rate reflects the true, real-world tax burden across Miami-dade County and Florida.
Property Tax Rates and Bills by City
| Rank | City | Median Effective Tax Rate | Median Home Value | Median Tax Bill | 25th % Bill | 75th % Bill | 90th % Bill |
|---|---|---|---|---|---|---|---|
| 1 | Indian Creek Village | 1.04% | $57,884,986 | $494,572 | $353,107 | $758,529 | $1,087,823 |
| 2 | Golden Beach | 1.15% | $5,098,504 | $50,343 | $24,221 | $107,798 | $199,335 |
| 3 | Bal Harbour | 1.52% | $1,151,473 | $16,643 | $8,302 | $39,925 | $73,551 |
| 4 | Key Biscayne | 1.34% | $1,190,595 | $14,891 | $9,003 | $28,147 | $46,733 |
| 5 | Pinecrest | 0.93% | $1,655,014 | $13,878 | $7,966 | $25,551 | $43,161 |
| 6 | Surfside | 1.53% | $1,085,203 | $10,671 | $6,339 | $19,015 | $49,617 |
| 7 | Biscayne Park | 1.19% | $756,915 | $9,498 | $5,268 | $13,790 | $18,450 |
| 8 | Miami Shores | 1.13% | $918,159 | $9,312 | $5,121 | $16,142 | $24,551 |
| 9 | Coral Gables | 1.11% | $911,714 | $9,185 | $5,448 | $17,471 | $32,835 |
| 10 | El Portal | 1.09% | $704,423 | $7,678 | $3,339 | $13,019 | $17,723 |
| 11 | Palmetto Bay | 0.93% | $856,126 | $7,666 | $5,131 | $11,032 | $15,419 |
| 12 | Coconut Grove | 1.32% | $437,716 | $7,135 | $5,133 | $13,520 | $26,297 |
| 13 | Sunny Isles Beach | 1.53% | $453,289 | $6,591 | $4,030 | $16,071 | $34,239 |
| 14 | Doral | 1.59% | $443,592 | $6,452 | $4,486 | $9,001 | $12,205 |
| 15 | Miami Beach | 1.69% | $415,649 | $6,449 | $3,795 | $13,444 | $33,896 |
| 16 | Miami Springs | 1.12% | $590,245 | $6,379 | $4,293 | $9,713 | $12,785 |
| 17 | South Miami | 1.06% | $808,314 | $6,371 | $3,771 | $10,402 | $15,453 |
| 18 | Bay Harbor Islands | 1.52% | $458,028 | $5,893 | $3,771 | $11,951 | $20,751 |
| 19 | North Bay Village | 1.88% | $333,338 | $5,451 | $3,511 | $8,008 | $11,946 |
| 20 | West Miami | 0.94% | $539,432 | $5,293 | $2,726 | $8,340 | $10,119 |
| 21 | Miami Lakes | 1.06% | $505,918 | $5,271 | $3,560 | $7,613 | $10,658 |
| 22 | Florida City | 1.64% | $322,000 | $5,079 | $2,512 | $7,752 | $8,930 |
| 23 | Homestead | 1.54% | $355,506 | $5,076 | $3,039 | $7,200 | $8,976 |
| 24 | Cutler Bay | 1.26% | $433,370 | $5,067 | $3,058 | $7,396 | $9,404 |
| 25 | Miami | 1.28% | $435,542 | $4,800 | $2,895 | $7,727 | $11,319 |
| 26 | Aventura | 1.56% | $332,866 | $4,766 | $2,773 | $9,459 | $18,852 |
| 27 | Opa Locka | 1.47% | $321,903 | $4,510 | $2,023 | $6,368 | $8,098 |
| 28 | Miami Gardens | 1.16% | $350,343 | $3,958 | $2,237 | $6,322 | $8,305 |
| 29 | North Miami Beach | 1.46% | $357,684 | $3,703 | $1,852 | $6,533 | $10,460 |
| 30 | Virginia Gardens | 0.96% | $468,278 | $3,542 | $2,290 | $6,777 | $8,606 |
| 31 | North Miami | 1.39% | $351,521 | $3,377 | $1,739 | $6,269 | $9,660 |
| 32 | Hialeah | 1.12% | $373,320 | $3,259 | $2,041 | $5,522 | $8,029 |
| 33 | Hialeah Gardens | 1.35% | $198,469 | $2,696 | $819 | $3,538 | $3,913 |
| 34 | Medley | 1.24% | $209,524 | $2,254 | $980 | $3,971 | $6,442 |
| — | Pompano Beach | N/A | N/A | N/A | N/A | N/A | N/A |
| — | Sweetwater | N/A | N/A | N/A | N/A | N/A | N/A |
| — | Unincorporated County | N/A | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
How to Appeal Your Property Taxes in Miami-dade County
You can appeal your valuation if the Miami-dade County Property Appraiser overvalues your home's just (market) value, if your property is assessed unequally compared with similar properties, or if an exemption or classification was improperly denied. Appeals are reviewed by the Miami-dade County Value Adjustment Board (VAB), an independent quasi-judicial body that conducts hearings through special magistrates.
Review your TRIM notice
The Miami-dade County Property Appraiser mails your Truth in Millage (TRIM) notice in August. This document breaks down your property's just value, assessed value, eligible exemptions, and proposed tax rates across every taxing authority.
Hold an informal conference
Homeowners are encouraged to contact the Miami-dade County Property Appraiser's office for an informal conference, which often resolves clerical errors or valuation disagreements before a formal petition is filed.
File a petition with the VAB
If the issue is not resolved informally, file a petition with the Clerk to the Miami-dade County Value Adjustment Board within 25 days of the TRIM notice mailing date. Most Florida counties require a non-refundable $15 filing fee per parcel.
Attend the special magistrate hearing
An independent special magistrate appointed by the VAB reviews valuation evidence from both you and the property appraiser—such as comparable sales, independent appraisals, or repair estimates—and recommends a binding decision to the board.
Further appeal
If you disagree with the VAB's final ruling, you have the right to file a lawsuit in Florida Circuit Court within 60 days of the date the tax roll is certified.
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$774
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Florida Property Tax Exemptions
Florida homeowners can reduce their property's taxable value through several constitutional and statutory exemption programs:
- Homestead Exemption: The basic homestead exemption deducts $25,000 from all property tax levies on a primary residence. A second exemption applies to non-school taxes for assessed values between $50,000 and $75,000; adjusted annually for inflation, this brings the total maximum homestead exemption to $51,411 for 2026.
- Senior Exemptions: Many local taxing authorities in Miami-dade County provide an additional homestead exemption of up to $51,411 for income-eligible seniors age 65 and older.
- Disability & Veteran Exemptions: Florida provides exemptions for homeowners with permanent disabilities, surviving spouses of first responders, and honorably discharged disabled veterans (including a complete real estate tax exemption for veterans with a 100% permanent, service-connected disability).
- Proposed Constitutional Changes: Amendment 3 (CS/HJR 1-F) on the November 2026 ballot proposes raising the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028, while lowering the non-homestead assessment cap from 10% to 5% (requiring 60% voter approval).
All exemption applications must be filed with the Miami-dade County Property Appraiser by March 1.
Key Dates
| Date | What Happens |
|---|---|
| January 1 | Assessment date; property just value determined for the tax year |
| March 1 | Application deadline for homestead and other property tax exemptions |
| August | Truth in Millage (TRIM) notices mailed by the Miami-dade County Property Appraiser |
| 25 days after TRIM mailing (usually September) | Value Adjustment Board (VAB) petition or appeal deadline |
| November 1 | Property tax bills mailed; 4% discount for payment in November |
| March 31 | Final deadline to pay annual property taxes before delinquency |
Florida provides early payment discounts: 4% in November, 3% in December, 2% in January, and 1% in February.
Frequently Asked Property Tax Questions in Miami-dade County
What is the average property tax rate in Miami-dade County?
Which city in Miami-dade County has the highest and lowest property taxes?
Why are property taxes high in Miami-dade County?
When is the deadline to appeal property taxes in Miami-dade County?
How much does the Florida homestead exemption save in Miami-dade County?
What is Save Our Homes in Florida?
What is portability in Florida?
Is it worth appealing property taxes in Miami-dade County?
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