Miami-Dade County · Florida Property Tax · 2026
Miami-Dade Homestead Exemption: Rules & Savings
The Miami-Dade homestead exemption can reduce the assessed value of a qualifying Florida primary residence by up to $50,000. It can also put your home under Florida’s Save Our Homes assessment limitation beginning with the year after the exemption is received.
The important part is understanding how the two benefits work together: the first $25,000 of the exemption applies to all property taxes, while the additional $25,000 applies to assessed value above $50,000 and does not apply to school-board taxes. Save Our Homes is a separate assessment limitation, not another $50,000 exemption.
Start here
What Is the Miami-Dade Homestead Exemption?
A Florida primary-residence tax benefit worth up to $50,000 of assessed-value exemption.
If you own Florida real property on January 1, make it your permanent residence (or the permanent residence of a qualifying legal or natural dependent), and satisfy the application requirements, you may qualify for the Homestead Exemption.
The exemption can be worth up to $50,000 in assessed value. The first $25,000 applies to all property taxes, including school taxes. The additional $25,000 applies to assessed value over $50,000 and does not apply to school-board taxes.
Beginning in the year after Homestead Exemption is received, the property can also receive the Save Our Homes assessment limitation, which generally limits annual increases in assessed value to the lesser of 3% or the change in the CPI.
Eligibility
Who Qualifies for Miami-Dade Homestead Exemption?
The key date is January 1. The Property Appraiser looks at ownership, residency and other eligibility information rather than simply whether you purchased a house during the year.
Own it on January 1
Florida’s homestead eligibility is tied to the January 1 assessment date. Buying later in the year generally means your first application applies to the following tax year.
It must be your permanent home
A property you merely own as an investment, ordinary rental or second home does not become a homestead simply because you own it.
File with the Property Appraiser
Miami-Dade provides an online filing system and the official DR-501 application for homestead and related exemptions.
Money breakdown
How Much Does the Miami-Dade Homestead Exemption Save?
The easiest way to understand the benefit is to separate the exemption from the tax rate. Florida law provides up to $50,000 of assessed-value exemption, but the tax savings are calculated from the taxes that would otherwise apply to that taxable value.
| Assessed value | Illustrative homestead treatment | Important detail |
|---|---|---|
| $40,000 | Up to $25,000 | The first $25,000 applies to all property taxes. |
| $50,000 | Up to $25,000 | The second $25,000 begins with assessed value above $50,000. |
| $100,000 | Up to $50,000 | The full maximum assessed-value exemption can apply, with the second portion excluded from school taxes. |
| $250,000 | Up to $50,000 | The standard exemption does not grow beyond $50,000. |
| $500,000+ | Up to $50,000 | A higher property value does not increase the standard homestead exemption above $50,000. |
Simple savings estimator
Enter an estimated taxable millage rate and the assessed value to see an approximate effect of a $25,000 or $50,000 assessed-value reduction.
Long-term value protection
Save Our Homes: The Benefit That Can Matter More Over Time
Homestead Exemption and Save Our Homes are related but different. The exemption reduces taxable value; Save Our Homes limits how quickly the assessed value can increase after the homestead exemption’s base year.
Establish the homestead
In the base year, the property’s market value and assessed value are established under the applicable assessment rules.
Save Our Homes begins
Miami-Dade says the assessed value cannot increase by more than the lesser of the CPI change or 3% each year while the property maintains the Homestead Exemption.
Market value can outpace assessed value
Over several years, the property’s just or market value may become substantially higher than its assessed value. The accumulated difference is the Save Our Homes benefit.
The first year establishes the base year for the Save Our Homes calculation.
Your property’s market value may increase much faster than the protected assessed value.
While the homestead remains in place, annual increases are generally limited to the lesser of 3% or CPI.
The accumulated difference between just value and assessed value represents the Save Our Homes benefit.
Read the Property Appraiser’s explanation of the base year, assessment limitation and accumulated benefit.
Moving within Florida
Miami-Dade Homestead Portability: Take Your SOH Benefit With You
Portability lets eligible homeowners transfer some or all of the difference between the previous homestead property’s market value and assessed value to a new Florida homestead. Miami-Dade states that the transferable amount can be up to $500,000.
Homestead Assessment Difference
The transferable amount is based on the difference between the former home’s just/market value and its assessed value.
Up to $500,000
Florida’s portability benefit is subject to a statutory maximum of $500,000.
Three assessment years
Miami-Dade says the new homestead must be established within three assessment years after abandoning the previous homestead.
Abandon the old homestead
The prior homestead must be abandoned before its assessment difference can be ported.
Establish the new Florida homestead
Apply for Homestead Exemption on the new primary residence.
Submit the portability application
Portability is not the same as simply checking the Homestead Exemption box. A separate portability application is required.
Track the transfer
Miami-Dade provides online filing and tracking for portability applications.
Includes transfer requirements, divorce situations, multiple prior homesteads and the March 1 filing requirement.
Important for buyers
Bought a Miami-Dade Home After January 1? Here’s the Tax Trap
This is one of the most important facts for a new Miami-Dade homeowner. A home’s current tax bill can reflect the previous owner’s homestead and Save Our Homes history, so the bill you see before closing may not be the bill you pay in your first full year.
You may inherit the prior year’s tax treatment temporarily
Miami-Dade’s tax estimator warns that if you purchase after January 1, you may inherit the previous owner’s Homestead Exemption and assessment limitation for that tax year.
The prior owner’s Save Our Homes limitation is removed
The following year, the previous owner’s homestead exemption and assessment limitation are removed and the property can be reassessed based on market value under Florida law.
Check the property’s current assessed value
Look at the official Miami-Dade property record rather than relying only on the seller’s tax bill.
Look for the current Save Our Homes benefit
A large difference between market value and assessed value can indicate that the prior owner had accumulated a substantial assessment limitation.
Estimate the next year’s tax separately
Use Miami-Dade’s official tax estimator and do not assume the seller’s protected assessed value will remain unchanged after the transfer.
The county’s estimator includes a specific warning about the homestead exemption time lag and the effect of a prior owner’s Save Our Homes limitation.
Official application workflow
How to Apply for Homestead Exemption in Miami-Dade County
Miami-Dade provides an online exemption portal as well as the official Florida DR-501 application. The practical route is: verify eligibility → gather documents → file → track → verify the exemption on your records.
Open the Miami-Dade exemption portal
Use the secure online application system for Homestead and related property-tax exemptions.
Enter the property information
The official DR-501 requests the homestead address, mailing address if different, parcel identification number or legal description, deed information and related ownership details.
Complete applicant and residency information
The application asks for information used to establish ownership, permanent Florida residency and eligibility.
Add portability if you are moving from another Florida homestead
Homestead Exemption and portability are related but separate benefits. If you are moving from another Florida homestead, review the portability requirements instead of assuming the old Save Our Homes benefit transfers automatically.
Submit by March 1
Miami-Dade’s online filing system states that the statutory deadline for Homestead and other exemptions is March 1 annually.
Track the application
Do not stop after clicking Submit. Use Miami-Dade’s application-status service to confirm that the application was received and to follow its status.
Verify the August TRIM Notice
Miami-Dade sends a Notice of Proposed Property Taxes in August. Review the notice to make sure the exemption and assessed value information look correct.
Before you submit
What Information Should You Have Ready?
Parcel and deed information
Have the property address, parcel identification number or legal description and deed details available.
Ownership and identification information
The application requests applicant and co-applicant information and information relevant to ownership.
Evidence of permanent residence
Keep residency records consistent with the home you are claiming as your Florida permanent residence.
Prior homestead information
If you previously had Florida Homestead Exemption, have the former property information available when applying for portability.
Calendar
Miami-Dade Homestead Exemption Deadlines
You generally must own the property and establish permanent residence by January 1 to qualify for that year’s exemption.
The statutory deadline for Homestead Exemption and many related exemption applications is March 1 annually.
Miami-Dade says late applications can be filed beginning March 2.
The Notice of Proposed Property Taxes is mailed in August. Use it to review your exemption and proposed taxable values.
Miami-Dade states that the late application period expires with the August TRIM Notice, which is on or before September 20.
If you missed March 1
Can You Still File a Miami-Dade Homestead Exemption in 2026?
Miami-Dade expressly provides a late-filing process. For 2026, the regular March 1 deadline has passed, but the county says late property-tax exemption applications can be filed beginning March 2 until the expiration of the August TRIM Notice, on or before September 20.
File the late application
Miami-Dade says late applications can be submitted online, by mail, email or in person.
Watch the TRIM deadline
The county states that the late period expires when the August Notice of Proposed Property Taxes expires, on or before September 20.
Be prepared for VAB review
Miami-Dade says you may have to file a petition with the Value Adjustment Board and a $15 fee may apply.
The county page explains online filing, late filing, walk-in locations, application tracking and the exemption phone number.
Verification
What Happens After Your Miami-Dade Homestead Is Approved?
Keep the approval information
Save your application confirmation, approval information and any correspondence from the Property Appraiser.
Watch for the residential renewal receipt
Miami-Dade says homeowners with Homestead Exemption receive an automatic residential renewal receipt in late December. If everything remains correct, no further action is generally required.
Check the August TRIM Notice
The TRIM Notice is one of the most useful annual checkpoints. Verify your exemption status, assessed value and proposed taxes.
Report changes that affect eligibility
Renting the home, changing your permanent residence, receiving another homestead exemption or changing ownership can affect eligibility.
Miami-Dade provides a specific cancellation process when a property is no longer the owner’s permanent residence.
Moving checklist
Moving Out of a Miami-Dade Homestead? Do These 5 Things
Determine the abandonment date
Miami-Dade explains that if the property remained your permanent residence on January 1, the exemption can remain valid for that entire year.
Apply for the new homestead
If the new home is in Miami-Dade, provide the previous address and prior homestead information in the new application.
Apply for portability
If you have a qualifying previous Florida homestead, submit the portability application by March 1.
Cancel the old exemption when required
If the former property is no longer your permanent residence, follow Miami-Dade’s cancellation procedure.
Keep the receipts
Save the cancellation receipt and portability/application confirmations, especially when moving between Florida counties.
Moving outside Miami-Dade
Miami-Dade says that when moving to another Florida county, the cancellation receipt can be submitted with the new county’s application.
Local government contact
Miami-Dade Property Appraiser Homestead Office
Stephen P. Clark Center
111 NW 1 Street, Suite 710
Miami, FL 33128
305-375-4712
TTY: 711
Monday–Friday, 8:00 AM–5:00 PM
South Dade Government Center
10710 SW 211 Street, 2nd Floor
Cutler Bay, FL 33189
305-232-3810
Monday–Friday, 8:00 AM–5:00 PM
PAWebmail@MiamiDadePA.gov
Property Appraiser of Miami-Dade County
P.O. Box 013140
Miami, FL 33101-3140
Verify current phone numbers, office hours, email addresses, closures and directions before making an in-person visit.
Annual tax check
How to Check Whether Your Miami-Dade Homestead Is Showing
Open the Miami-Dade Property Appraiser website
Use the county’s official property-search and online-services tools rather than relying on a third-party property website.
Search by your property information
Search for the property using the available address, folio or other identifying information.
Look at exemption and assessed-value fields
Do not look only at market value. Compare the property’s assessed value, exemptions, taxable values and any displayed Save Our Homes or cap information.
Compare the August TRIM Notice
The TRIM Notice is the annual proposed-tax checkpoint. If the exemption information does not match what you expect, contact the Property Appraiser before the applicable review or appeal deadline.
Additional homestead benefits
Homestead Is Not the Only Miami-Dade Property Tax Benefit
Once a property qualifies as a homestead, other programs may also be relevant depending on the owner’s age, disability, military status, marital status or other circumstances.
Senior citizen exemptions
Miami-Dade provides additional senior-related property-tax exemptions for qualifying homeowners. Income and other requirements can apply.
Check Senior Rules →Disability-related veteran benefits
Qualifying veterans may have additional exemption options, including programs based on service-connected disability.
Check Veteran Rules →Surviving spouse benefit
Miami-Dade has a separate Widow/Widower Exemption with its own eligibility and documentation requirements.
Check Widow/Widower Rules →Real-world situations
Miami-Dade Homestead Exemption: What If This Is Your Situation?
“I bought the house in February 2026.”
Because you purchased after January 1, you generally cannot establish your own new homestead exemption for the 2026 tax year under the January 1 eligibility rule.
Next: prepare for the 2027 application and verify the property’s assessment transition.
“I owned and occupied the home on January 1.”
If you also satisfy the permanent-residence and other requirements, you may qualify for the applicable tax year.
Next: submit the application by the March 1 deadline.
“I sold my old Florida homestead and bought another one.”
You may be able to transfer the previous Save Our Homes assessment difference through portability.
Next: file both the new homestead application and the portability application when applicable.
“I rent out the property.”
Ordinary rental use can conflict with the permanent-residence requirement. Do not continue claiming a homestead exemption when the property no longer qualifies.
Next: review Miami-Dade’s cancellation instructions.
“My home is worth much more than its assessed value.”
The difference may reflect the accumulated Save Our Homes assessment benefit.
Next: review the official property record before estimating a future tax bill or considering a sale.
“I missed March 1, 2026.”
Miami-Dade has a late filing procedure that runs from March 2 until the expiration of the August TRIM Notice, on or before September 20.
Next: file immediately and ask whether VAB review is required.
“My homestead exemption is $50,000, so why didn’t my bill fall by $50,000?”
The $50,000 figure is an assessed-value exemption, not a $50,000 tax credit.
Next: compare taxable value and millage rates.
“Why does the second $25,000 not reduce school taxes?”
Florida’s homestead structure applies the first $25,000 to all property taxes, while the additional $25,000 applies only to non-school taxes.
Next: compare the school taxable value with the other taxable values.
“The seller’s tax bill was very low.”
A long-time owner’s Save Our Homes benefit can make the seller’s assessed value much lower than the property’s current market value.
Next: use the official tax estimator for a post-sale estimate.
Fix common problems
Miami-Dade Homestead Exemption Troubleshooting
I applied but cannot see the exemption.
Application processing and online record updates may not occur instantly.
Check your application status first, then contact 305-375-4712 if you need assistance.
My application was denied.
Read the decision carefully. A denial of an exemption can have separate Value Adjustment Board review procedures and deadlines.
Do not wait until the deadline is close before checking your review rights.
My address changed.
Mailing-address changes and changes to permanent residence are not the same thing.
Update the appropriate records and contact the Property Appraiser if the change affects your homestead eligibility.
I moved to another Florida county.
Your Miami-Dade homestead does not simply follow you without paperwork.
Follow Miami-Dade’s cancellation procedure, keep the receipt and apply for the new county’s homestead and portability benefits.
My tax bill increased after buying the property.
This can happen when a prior owner’s Save Our Homes limitation is removed following a sale.
Compare the prior assessed value with the property’s post-sale assessment rather than assuming the old bill carries forward.
I claimed homestead on another property by mistake.
Multiple conflicting homestead claims can create serious tax consequences.
Contact the Property Appraiser promptly and ask how to correct the record.
Use official sources for final verification
Miami-Dade Homestead Exemption Official Links
Direct answers
Miami-Dade County Homestead Exemption FAQs
How much is the Miami-Dade County homestead exemption?
The Florida Homestead Exemption can provide up to $50,000 of assessed-value exemption. The first $25,000 applies to all property taxes, including school taxes. The additional $25,000 applies to assessed value over $50,000 and does not apply to school-board taxes.
Who qualifies for the Miami-Dade homestead exemption?
Generally, a person who owns Florida real property on January 1, makes it their permanent residence or the permanent residence of a legal or natural dependent, and files the required application may qualify, subject to all applicable Florida requirements.
What is the deadline for the Miami-Dade homestead exemption?
The statutory deadline to file a Homestead Exemption application is March 1 annually.
Can I file a late homestead exemption application in Miami-Dade?
Yes. Miami-Dade says late property-tax exemption applications can be filed starting March 2 until the expiration of the August Notice of Proposed Property Taxes, which is on or before September 20. You may have to file a Value Adjustment Board petition, and a $15 fee may apply.
What is Save Our Homes in Miami-Dade County?
Save Our Homes is an assessment limitation associated with Homestead Exemption. Beginning the year after the exemption is received, the assessed value generally cannot increase by more than the lesser of the change in CPI or 3% each year while the property continues to qualify.
Can I transfer my Miami-Dade Save Our Homes benefit when I move?
Yes. Portability can transfer the difference between the previous homestead property’s assessed and market values to another Florida homestead, subject to the statutory requirements and a maximum portability amount of $500,000.
How long do I have to establish a new homestead for portability?
Miami-Dade states that the new homestead must be established within three assessment years after abandoning the previous homestead.
What happens if I buy a Miami-Dade home after January 1?
You generally cannot receive your own new Homestead Exemption for that tax year because the January 1 ownership and residence test applies. Miami-Dade also warns that a buyer may temporarily inherit the prior owner’s exemption and assessment limitation for that year, with the prior limitation removed for the following year.
How do I apply for homestead exemption in Miami-Dade County?
You can apply through the Miami-Dade Property Appraiser’s secure online exemption portal or use the official DR-501 application and submit it through an accepted method.
How do I know if my Miami-Dade homestead exemption was approved?
Miami-Dade provides an application-status service. You should also review your annual August TRIM Notice and property-tax records to confirm that the Homestead Exemption and related assessment benefits are reflected correctly.
Your fastest Miami-Dade homestead checklist
If this is your primary Florida residence, first verify that you owned and occupied it on January 1. Then file the Homestead Exemption with the Miami-Dade Property Appraiser by March 1, apply separately for portability if you are transferring a prior Florida homestead benefit, track the application, and check your August TRIM Notice. If you missed March 1 in 2026, use Miami-Dade’s late-filing procedure immediately because the late period expires with the August TRIM Notice, on or before September 20.