Miami-Dade Property Tax Exemptions 2026: A Guide

The single most valuable property tax move for a Miami-Dade primary resident is filing the homestead exemption with the Miami-Dade County Property Appraiser by the March 1 deadline. Homestead reduces the assessed value of your primary residence by up to $50,000 under Florida Statute 196.031, and it activates the Save Our Homes cap, which limits annual increases in your assessed value to 3% or the change in the Consumer Price Index, whichever is lower, under Florida Statute 193.155 [1][2]. For the 2026 tax year, the Miami-Dade Property Appraiser lists a total homestead exemption of $51,411, because the second portion is indexed for inflation [3]. This guide covers the exemptions a Miami-Dade owner should know and how the assessment cap protects you over time.

Last updated: July 2026

The homestead exemption

Homestead is the foundation of Florida property tax relief, and it is worth understanding exactly how the $50,000 breaks down, because the two halves apply differently.

The first $25,000 of assessed value is exempt from all property taxes, including the school district portion of your bill [1].
A second $25,000 applies to assessed value between $50,000 and $75,000, and it exempts that band from everything except school district taxes [1].

That structure is why the exemption is described as up to $50,000 in non-school value. To qualify, you must own the property and occupy it as your permanent residence as of January 1 of the tax year, and you must apply with the county property appraiser [1].

The Save Our Homes assessment cap

The larger long-run benefit is often not the dollar exemption but the assessment cap it unlocks. Once your property is homesteaded, Save Our Homes limits the annual increase in your assessed value to 3% or the change in the Consumer Price Index, whichever is lower, under Florida Statute 193.155 [2]. In a market where sale prices climb faster than 3% a year, the gap between your capped assessed value and the higher market value grows, and that gap is exactly what shields you from tax spikes. This matters as much for a homesteaded property in Coral Gables or Coconut Grove as it does anywhere in the county.

The March 1 filing deadline

You must file your homestead application with the Miami-Dade County Property Appraiser by March 1 of the tax year to secure the exemption for that year [3]. The exemption is not automatic on a purchase; you have to apply. Once granted, it renews automatically each year as long as you keep occupying the property as your primary residence [3]. If you miss March 1, Florida provides a late-filing window that runs until the deadline noted on your August TRIM notice, but do not rely on it as a plan.

Portability

If you already had a Florida homestead and moved within the state, portability lets you transfer some or all of your accumulated Save Our Homes assessment benefit to your new homestead, subject to statutory limits and its own application. For a longtime owner who has built a large assessment gap, portability can be worth more than the base exemption itself, so factor it into any move-up or downsize decision.

Other exemptions to check

Beyond the standard homestead, Florida law provides several additional exemptions that Miami-Dade administers, each with its own dollar amount and eligibility test.

Limited-income senior exemption (Fla. Stat. 196.075): homesteaded residents age 65 or older whose household adjusted gross income does not exceed the annual limit may qualify for an additional exemption of up to $50,000 on the county and municipal portions of the bill. The adjusted income limitation for the 2026 exemptions is $38,686 [4].
Veteran disability exemption: a $5,000 exemption is available to an honorably discharged veteran with a service-connected disability of 10% or greater [4].
Total and permanent disability exemption: homestead property owned by a quadriplegic, or by a paraplegic, hemiplegic, or other totally and permanently disabled person who is legally blind or requires a wheelchair, can be fully exempt from ad valorem taxes, subject to the statute's conditions [4].
Widow and widower, and additional disability exemptions: modest additional exemptions apply for qualifying widows, widowers, and disabled residents.

Confirm each with the Miami-Dade Property Appraiser rather than assuming you qualify, because several require separate documentation and are not automatic.

The TRIM notice and appealing your assessment

If you disagree with your assessed value, you have a defined window to challenge it. Each August the property appraiser mails a TRIM (Truth in Millage) notice showing your proposed assessed value and taxes. You must file a petition with the county Value Adjustment Board within 25 days of the TRIM notice mailing, using Florida Department of Revenue Form DR-486, and the filing fee is $15 in most counties [5]. The 25-day deadline is strict: the board must receive the petition by the 25th day, and a postmark is not enough [5]. If you bought recently and believe your assessment overstates market value, this is the mechanism to contest it.

A note on the 2026 ballot

Florida voters are scheduled to decide on a measure in November 2026 that would increase the homestead exemption for non-school taxes if ratified. Because it is not yet law, do not underwrite around it. Plan with the current $50,000 base and the 2026 indexed figure, and revisit after the vote. If you are weighing what carrying costs look like across the county, a property valuation grounds the exercise in your specific numbers, and you can find related tax topics on the blog.

Frequently asked questions

How much does the homestead exemption save in Miami-Dade?

Homestead reduces assessed value by up to $50,000 under Florida Statute 196.031, with the first $25,000 applying to all taxes including schools and the second $25,000 (on value between $50,000 and $75,000) applying to non-school taxes [1]. For 2026 the Miami-Dade Property Appraiser lists a total of $51,411 because the second portion is inflation-indexed [3].

What is the deadline to file for homestead in Miami-Dade?

You must apply with the Miami-Dade County Property Appraiser by March 1 of the tax year [3]. A late-filing window runs until the deadline on your August TRIM notice, but the exemption is not automatic and must be applied for.

What is the Save Our Homes cap?

Save Our Homes limits the annual increase in your homesteaded property's assessed value to 3% or the change in the Consumer Price Index, whichever is lower, under Florida Statute 193.155 [2].

Is the homestead exemption automatic when I buy?

No. You must file an application with the county property appraiser. Once granted, it renews automatically as long as the property remains your primary residence [3].

Is there an extra exemption for seniors in Miami-Dade?

Yes. Under Florida Statute 196.075, homesteaded residents age 65 or older who meet the income test may receive an additional exemption of up to $50,000 on county and municipal taxes. The adjusted income limitation for the 2026 exemptions is $38,686 [4].

How do I appeal my Miami-Dade property assessment?

File a petition with the county Value Adjustment Board within 25 days of your August TRIM notice using Form DR-486, with a $15 filing fee in most counties [5]. The board must receive it by the 25th day; a postmark does not count.

Gabriel

Sources

Gabriel A. Moyers, PA. eXp Realty. Florida License #3407280. Equal Housing Opportunity. This article is general information as of July 2026 and is not legal, tax, or financial advice. Verify current figures against authoritative sources before acting.